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HRA 07/21/1982 SPEC - 29385CITY OF FRIDLEY • H01JSING & REDEVELOPMENT AUTHORITY SPECIAL MEETING JULY 21, 1982 CALL TO ORDER: Chairperson Commers called the Special Meeting of the Housing and Redevelopment Authority to order at 7:40 p. m. ROLL CALL: Members Present: Larry Commers, Duane Prairie, Walter Rasmussen Members Absent: Carolyn Svendsen, Elmars Prieditis Others Present: Jerrold Boardman, City Planner John Flora, Public Works Director Jim Robinson, Planning Staff Ed Hamernik, City Council Bill Nee, City Council • Dennis Schneider, City Council Mr. Commers stated the Housing and Redevelopment Authority wanted to meet with the City Council regarding an update on the Center City Project and input from the Council regafding the proposals that were submitted. Mr. Boardman stated a staff summary was submitted on the different architectural firms which indicates their staffing capabilities, local projects they have undertaken, and a breakdown of the costs and service fees. He stated the sum- mary includes the four major items discussed, i. e. the plaza, linear system, sense of place, and the vegetation. Mr. Boardman stated what they are looking fox,,, at this point, are some suggestions as to how they approach the selection of an architect relative to what things in the project are important. Mr. Boardman stated, ever since the setup of the Center City Project, they have been looking at the development of a theme that would attract development and provide a cohesive feeling in the City which says Fridley is a nice place to be, live, and shop. He stated the direction they started was to see what kind of development they could attract, however, it was known,�..8t some point in time, they would have to hire a landscape architect to assist them in the overall theme. 0 HOUSING & REDEVELOPME'sNT AUTHORITY MEETING, JULY 21, 1982 PAGE 2 Mr. Rasmussen stated one of the things he has a concern is that, until they • get another building and the design of it, he felt the whole thing could change as a result of that building. Mr. Commers asked if staff is recommending that since they have the clinic, they go ahead with a plaza project. Mr. Boardman stated that the development of the concept would be staged based on development and not just because the design is completed or selected. Mr. Boardman stated they are trying to tie in things that have been discussed, whether or not they want a plaza, and, if so, what kind of linear system they want in the project. He stated there is a possibility the area to the north of City Hall would change, however, what they are trying to do is to establish an overall theme:they want to develop. Mr. Prairie stated he thought the plans may be pre- mature if they are talking about four or five buildings. Mr. Boardman stated the real question is how to promote development without showing the developers something on what is envisioned for the area. Mr. Rasmussen felt there should be a development plan laid out with some type of design. Mr. Boardman stated the development plan was laid out, in writing, and gave six phases and the type of development in these different phases. Mr. Flora stated there are three buildings in the Center City Project now, the City Hall, the bank, and the proposed clinic so any other construction • should be complimentary to these structures. Mr. Rasmussen felt they had to have a development plan, in addition to the landscape plan, in order for someone to tell them whether or not it is economically feasible. Mr. Boardman stated what they have is a development plan for the southeast quadrant of the Center City Project. He further stated, in the initial phases, there was a consultant who was not.in favor of a feasibility study,-because most persons coming into the Center City would have their own feasibility study done. Mr. Boardman stated for all six phases, the most feasible development in an area was laid out and, from that point, they started working with developers towards those projects that fit within those schemes. Mr. Commers asked Mr., Boardman if the Housing and Redevelopment Authority made a selection of a certain theme, what he would envision and project would take place. Mr. Boardman states the who thing would be set up on a phasing basis. They would work with developers to promote the overall theme that is developed and work with the Housing Authority on the staging of the public improvements. Mr. Prairie stated, obviously, if everyone on the Housing and Redevelopment Authority felt approval of a plan would generate development, they would be in favor.of it. He felt, if they proceed with a plan and several years from now it doesn't generate any development, they may be open for criticism. HOUSING & REDEVELOPMENT AUTHORITY MEETING, JULY 21, 1982 PAGE 3 Mr. Boardman stated that it is not the intent of the selection to proceed with the plaza, without other development, but is only that saying before they get development, the Housing and Development Authority has to make some commitment on an overall theme so that we can promote the area for development. He stated everyone they had talked to wouldn't want to build an office building, unless there is something there to attract people. He further stated the clinic wouldn't have come into this area unless they were convinced the Housing & Re- development Authority was going to do something to make the Center City Project a very attractive pleeee to locate. Mr. Boardman stated there has to be an overall approach to the development, and right now they don't have an overall theme. He felt that if they don't have this theme, it will be very difficult to attract any more good development. He stated one of the problems is economics, but they do have to have something to attract developers. Mr. Commers stated if they have to commit to a half million project to get in an office building they really don't like, he didn't think it really made sense. He stated the only reason the office building is in the plan is be- cause they gave the clinic so much they have to have something else to make the tax feasible. Mr. Boardman stated they are getting a clinic, but didn't feel they gave away the store. He stated they are looking at other office building development in this area and provide parcels of land that can be packaged for certain types of development. Mr. Flora stated if they have a plan, a developer can see where he has to build because it is part of the pre- requisite. Mayor Nee felt it should be explicit the Housing and Redevelopment Authority will assist in the development, if a developer builds in a certain place and follows a certain architectural theme. Mr. Boardman stated Winfield Development Corporation is very interested in this site, but something is needed to attract them. Mr. Commers stated it would be the desirability of the land and the write -down. Mr. Boardman stated breaks on land in this kind of financial market is not the thing that makes a project proceed, but whether they get financing. He stated they look at how they can attract tenants and want to provide a cer- tain identity so people will know exactly where they are located. Mayor Nee stated he spent most of his adult life about a block off Nicollet Avenue and, when they first began plans for the mall, everything was torn down, the street narrowed, trolley tracks removed, and the end result was space where rentals skyrocketed. He felt this was an example of what can happen when a little imagination and creativity was applied in a theme in a business district. He stated the decision for this mall had a great effect on Minneapolis, as well as other cities all over the United States. He stated the problem here is the Housing and Redevelopment Authority has to tie down something; and say this is how it is going to look when it is • completed. He felt if the Housing and Redevelopment Authority makes a ROUSING & REDEVELOPMENT AUTHORITY_ MEETING, JULY 21, 1982 PAGE 4 commitment that says, at some point in time, the Center City will be inte- grated in a certain way and have some kind of amenities, it has a lot of effect with some people. Mr. Prairie stated possibly the Housing and Redevelopment Authority could promise such things would happen as soon as they have commitment for a third building. He felt when this happens, he would feel justified in approving a plan. Mr. Boardman stated he is not saying the plaza has to be done because the architect is selected. He stated one of the primary things the architects were told is that the project has to be able to be staged. Mr. Flora stated any plan would work, however, staff is looking for direction on how they wish to proceed. Mr. Rasmussen felt they needed something to get the interest going and, in that regard, he doesn't have any problem. Mr. Prairie asked about 64th Avenue and if this was why they needed action on a plan. Mr. Flora stated 64th Avenue is not an issue until April, 1983 because they wouldn't be doing anything until this time. He stated it is hoped the Housing and Redevelopment Authority would give them a blueprint so, before the clinic: is completed, there will be a street. He further stated the commitment: to the clinic is the street will be available when they open their doors in .June, 1983. • y Mr. Rasmussen asked if they have a commitment for the street. Mr. Boardman stated they do have a commitment, however, the question is if they should do it now or next spring. Councilman Schneider asked who knows of all the commitments that have been made. He stated the Council knows what they are committed to and the Housing and Redevelopment Authority knows their commitments, but he keeps hearing of these "fuzzy" areas where they are not sure what is happening and 64th Avenue is an example. Mr. Boardman stated what was looked at and brought to the Housing and Redevelop- ment Authority is an obligation, but it is not a written commitment, to go back and construct 64th Avenue because the preliminary design was accepted and the clinic needs that access. He stated they are concerned about not having that access when they open and --thenUd.is - rupting the clinic to put it in at a later date. He stated, at that point in time, a recommendation was made they had to do it now or in the spring. Mr. Prairie stated when the clinic first came in with their plans, their design was with the street <<s it now exists. He stated then the office building came up and a change was needed on 64th Avenue because of the office building. He stated these plans fE:ll through which was the main reason for the change in the - street. r -I L HOUSING & REDEVELOPMENT AUTHORITY MEETING, JULY 21, 1982 PAGE 5 Mr. Boardman stated the change in the street was because the clinic made • modifications of their design and moved their building to the back to allow development of an office building. He stated the whole thing boils down to the fact that they don't have an overall development plan. Mr. Commers stated what got them in trouble is tying the clinic and office building together at the same time and then the office building plans did not materialize. Mr. Boardman stated they are looking at what kind of density is needed in this area to make an overall plan and indicated the clinic itself is not enough development for that block. He stated they looked at the relocation of 64th Avenue to give them the space they needed for development of that parcel. Mr. Rasmussen stated he has a problem with a landscape architect developing the development plan. Councilman Schneider stated there have been various -development plans which showed phases of development. He stated what staff is looking for is approval from the Housing and Redevelopment Authority to lock in a development plan. Mr. Boardman stated a theme has to be developed if they want to try and accomplish a plaza and entry node into the area. He stated they have to be somewhat flexible, but the overall design theme will have to be the key. Mr. Prairie stated if staff wants an agreement on a plan to present to pros- pective developers which indicates that, sometime dlong..the_line, this is how the Center City will develop, this would be agreeable to him. If, however, they want approval of the plan and it will be built as soon as it is approved, this is another matter. Mr. Commers stated they are being asked this evening to make a commitment now, but then they have a problem in making changes. Mr. Commers stated there is a certain amount of theme or continuity that will have to carry through the development as other developments will have to be compatible with the design of the clinic. Mr. Boardman stated staff is looking at doing the development in a manner than is best for the City. If a plaza is included, most users of this facility would come from tenants of the office buildings. Mr. Boardman further stated he felt a lot of recreational activities can take place in a plaza and there is need in this area for this type of square footage. The plan will not be built as soon as it is approved. It would be best to be stages with development. Mr. Prairie asked if Mr. Boardman was reffering to senior citizen and 49er Day activities. Mr. Boardman felt some of those activities could be in an area that is set up as part of a civic plaza. Mr. Flora asked what the Housing & Redevelopment Authority sees as a use for the Center City Project. He stated the plans submitted by the architects provide spaces for different types of activities and it was a question of what they wanted. HOUSING & REDEVELOPMENT AUTHORITY MEETING, JULY 21, 1982 _PAGE_ 6 Mayor Nee stated no member of the Council wants the Housing and Redevelop- Authority to rush into anything. He stated the Council doesn't want them to move in any imprudent way because of the feeling of pressure, but it seems they should adopt a plan for certain kinds of needs. Mr. Commers stated he didn't necessarily feel any pressure, however, felt staff needs some decisions made. He stated if it is simply for the Housing and Redevelopment Authority to adopt a plan and say that is the way they are going to proceed and hope it will materialize, that is one question; however, he feels it is something more than that if they adopt a plan. Mr. Commers stated they wanted some input from the Council on how they would like to see this area develop. Mr. Commers stated if they are going to put in a half million dollar plaza and if it would be used for City functions, feels the City would have to contribute and it would be a joint decision. Mayor Nee stated he wanted to make it known the City wasn't going to contri- bute development money. Mr.;_Boardman stated the City would be contributing in the sense they would be maintaining it. Mr. Rasmussen felt they had to have a development plan that is sound economi- cally. He stated that isn't going to happen by setting up a landscape plan. Mr. Flora stated they have identified the amount of space necessary to make the tax increment district work and questioned what was wrong with the pro- posed plans as they show the proposed buildings and plans for other areas. Mr. Rasmussen stated he didn't like the design of one of the buildings. Mr. Flora stated they are flexible enough so that the configuration could be changed. Mayor Nee pointed out there have been several plans done by private developers, but they were not able to obtain financing. Mr. Boardman stated four architects were asked to submit their proposals. He stated they were all given the same criteria and some limitations were set which all the architects looked at in coming up with an overall design. Mr. Boardman stated the total cost from each firm is about $500,000 as this was the limit set. He stated the question is who does the Housing and Redevelopment Authority think is going to do the best possible job and under- stands what they want in the Center City Project. Mr. Commers stated the problem is they are going to get locked in to what they select. Mr. Flora stated if everyone agrees they want a certain design for a theme, he couldn't see what is wrong in getting locked into that design. Mr. Rasmussen asked if they could select a`design and put.some restrictions on it regarding possible elaangesa Mr. Prairie stated it isn't the idea which design is best, the question is when • do they proceed. HOUSING & REDEVELOPMENT AUTHORITY MEETING, JULY 21, 1982 PAGE 7 Mayor. Nee stated the Council is looking to the Housing and Redevelopment • Authority for management of this project. He felt it would make sense to have a decision on a design and then make it very clear to staff that this is a direction statement, but not a "cast in concrete" concept. E • Councilman Hamernik stated from a concept, their theory sounds very good, but from past experience, he is not sure that is what would happen. Mr. Boardman stated staff would sit down with prospective developers and point out the things they have to offer and ask what they want from the Housing and Redevelopment Authority. He stated all the conditions have to go to the Housing and Redevelopment Authority for approval. If these conditions are not accepted, Mr. Boardman stated they will have to work on a compromise. Mr. Commers stated the Housing and Redevelopment Authority felt there was no commitments for the other project and the staff came back and indicated they, in fact, had an, understanding that certain things would be done when they hadn't made a commitment. He stated he didn't want a situation to arise where someone comes back and stated they put up an office building with the understanding the Housing and Redevelopment Authority would do certain things. Mr. Commers asked Mr. Robinson for his appriasal or opinion of the plans submitted. Mr. Robinson stated he didn't include opinions in the summary because he didn't want to sway anyone. Mr. Robinson stated the members of the Housing and Redevelopment Authority saw the presentations made by the firms and all the plans have very good aspects. Mr. Robinson stated Fridley has an image problem and if they weren't going to adopt a strong theme, they probably should leave things the way they are now. Mr. Commers asked if a two man firm is capable of handling this project and also if the larger firm might feel this project is too small for them. Mr. Robinson stated the two man firm is probably one of the most respected landscape architecture firms in the Midwest, however, he felt any one of the firms would do the job well. Mr. Robinson stated they had some problems in the north area and had plans that gave the firms the tool for development in this area. He stated this doesn't mean these are firm plans or the way the Housing and Redevelopment Authority wants it done. The four design firms the Housing and Redevelopment Authority were consider- ing were: InterDesign, Inc. Barton Aschman Associates, Inc. Herb Baldwin Sanders and Associates HOUSING & REDEVELOPMENT AUTHORITY MEETING, JULY 21, 1982 PAGE 8 Mr. Robinson stated the plan by InterDesign, Inc. provides a Lot of diversity . in the plaza and felt it would be a nice place when there isn't a lot of people. He stated there is a lot of shade, seating areas, and year around interest tied in with the natural features of Fridley. He stated this architect spent most of the effort in the plaza area. Mr. Robinson stated the plan by Sanders and Associates provides a lot of different areas such as a small outdoor amphitheatre and fountain. He stated the plan is like a "living room" and canopies are carried throughout the space. Mr. Robinson stated this plan doesn't strike him as being terribly dynamic. Councilman Schneider stated he didn't see a sense of identity coming through in this plan. Mr. Robinson stated Barton Aschman's plan handled the intersection well by the use of pylons and liked the use of the green spaces. Mr. Robinson stated Mr. Baldwin's plan was more sculptured and didn't think it was well- defined enough for people to get an idea what was going on inside. Mr. Robinson stated he liked the plaza best in the InterDesign plan and liked the linear system in Burton Aschman's plan. Mr. Boardman stated he was also impressed with the linear system in Burton Aschman's plan. Councilman Schneider stated he felt this plan had the strongest sense of identity. Mr. Boardman stated he had a problem with the plaza because of the Europe4n style and the plan is more auto oriented in a sense and not pedestrian oriented. Mr. Boardman stated InterDesign's plan is oriented to 64th Avenue but missed development on the four corners. He stated most of the development is in the plaza. The Housing and Redevelopment Authority then reviewed the models submitted and discussed the plans submitted by these architectural firms. A vote was then taken on-the plan- each'�member - ofzthe Housing and Redevelopment Authority felt was appropriate. InterDesign, Inc. - Vote by Mr. Commers and Mr. Rasmussen Barton Aschman Associates, Inc. - Vote by Mr. Prairie Herb Baldwin - No votes Sanders and Associates - No votes Mr. Commers stated the InterDesign plan was selected by a 2 to 1 vote. Mr. Commers felt there should be a flyer given to prospective developers on what they are proposing for this area, but it is a concept only and subject to changes. Mr. Boardman felt the Housing and Redevelopment Authority thould meet with the architect selected, InterDesign, to make any modifications to the plan. • HOUSING & REDEVELOPMENT AUTHORITY MEETING JULY 21 1982 PAGE 9 Mr. Boardman stated, once the Housing and Redevelopment Authority is com- fortable with the changes, they will have a prospectus which includes this concept and the disclaimers. RIGHT OF DEVELOPMENT - ST. PHILIP'S CHURCH: Mr. Commers stated it was the concensus that the amendment to the Right of Development by St. Philip's Church is agreeable to the Housing and Re- development Authority. MEETINGS WITH CITY COUNCIL: Mr. Prairie suggested perhaps the Housing and Redevelopment Authority should meet several times a year with the Council as he felt these meetings would be beneficial. Mayor Nee stated the Council is very much interested and to Let them know when they wanted a meeting. ADJOURNMENT: Chairperson Commers declared the July 21, 1982 Housing and Redevelopment Authority meeting adjourned at 9:45 p. m. Respectfully submitted, 0 Carole Haddad Recording Secretary