HRA 11/12/1996 - 6270HOUSING $ REDEVELOPMENT AUTHORITY MEETING
TUESDAY, NOVEMBER 12, 1996
* * *7:OOP.M. * **
PUBLIC COPY
(Please return to Community Development Dept.)
CITY OF FRIDLEY
HOUSING & REDEVELOPMENT AUTHORITY MEETING
* * * TUESDAY, NOVEMBER 12, 1996 7:00 P.M. * * *
AGENDA
LOCATION: * * Meeting Rooms I and II (lower level), Fridley Municipal Center * *
CALL TO ORDER
ROLL CALL
APPROVAL OF MINUTES: October 10, 1996
CONSENT AGENDA:
Consider Approval of Contract with SEH ..................... 1 - 1 L
Regarding Preliminary Design of TH 651
West Moore Lake Drive /Central Avenue
Intersection
Revenue and Expenses .................................. 2 -2C
Approve 1997 Meeting Dates .............................. 3
ACTION ITEMS:
No Items
INFORMATION ITEMS:
No Items
OTHER BUSINESS:
ADJOURNMENT
JOINT CITY COUNCIL AND HRA MEETING
TO CONVENE AFTER THE
REGULAR CITY COUNCIL AND HRA MEETINGS
AGENDA
Discuss Redevelopment Priorities .............................. 1 - 11 (yellow)
CITY OF FRIDLEY
HOUSING & REDEVELOPMENT AUTHORITY MEETING
OCTOBER 10, 1996
CALL TO ORDER:
Chairperson Commers called the October 10, 1996, Housing and
Redevelopment Authority meeting to order at 7:35 p.m.
ROLL CALL:
Members Present: Larry Commers, Virginia Schnabel, John Meyer
Members Absent: Jim McFarland, Duane Prairie
Others Present: William Burns, Executive Director
Barbara Dacy, Community Development Director
Jim Casserly, Financial Consultant
Grant Fernelius, Housing Coordinator
Craig Ellestad, Accountant
Richard Erickson, Appraisal Eng. Bureau
APPROVAL OF SEPTEMBER 12, 1996, HOUSING AND REDEVELOPMENT AUTHORITY
MEETING:
MOTION by Ms. Schnabel, seconded by Mr. Meyer, to approve the
September 12, 1996, Housing and Redevelopment Authority minutes as
written.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COIMRS DECLARED THE
MOTION CARRIED UNANIMOUSLY.
CONSENT AGENDA:
1. REVENUE AND EXPENSES
Mr. Ellestad distributed copies of his memo of October 10, 1996,
listing additional expenses to be approved and the revised check
register.
2. CONSIDER APPROVAL OF AGREEMENT FOR ADMINISTRATIVE SERVICES FOR
HOME PROGRAM, CEE
3. APPROVE RESOLUTION TO DECERTIFY PORTION OF PROPERTY LOCATED AT
533 JANESVILLE STREET N.E.
MOTION by Mr. Meyer, seconded by Ms. Schnabel, to approve the
Consent Agenda.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE
MOTION CARRIED UNANIMOUSLY.
HOUSING 6 REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 2
Mr. Commers stated the Financial Statement for 12/31/95 was
included in the agenda. He asked if there was a way to get this
statement prepared sooner.
Mr. Ellestad stated the review process is long. The statement was
returned from the auditor on June 5.
ACTION ITEMS:
4. CONSIDER PROPOSAL FOR PAYMENT OF TAX INCREMENT NOTE; RYLUND
PROPERTIES
Ms. Dacy stated the valuation of the tax increment district had
gone down. When the district was created, it was producing
increment. Based on Mr. Casserly's research with Anoka County, the
HRA accumulated approximately $21,000 in 1991 and 1992.
Subsequently, there was a downward trend in the value of property
in the district; consequently, the increment fell below the
original tax capacity. Because the pay -as- you -go financing is a
small amount and because the developer has completed the
improvements, staff recommends the HRA go ahead and start paying on
the note using the revenue accumulated in 1991 and 1992. In the
year 2000, staff hopes the district will be producing increment.
Because of the small amount involved, it will be easy for the HRA
to use revenues from other districts that are in place.
Ms. Dacy stated staff's recommendation is for the HRA to authorize
staff to initiate payment on the note as agreed in the pre -
development contract up to $21,000. In the year 2000, staff will
revisit the status of the district and report back to the HRA.
Then, the HRA can draw on other funds if you so wish.
Mr. Commers stated the payments would be $6,000 per year so the HRA
could pay for three years based on the $21,000 collected in 1991
and 1992.
Ms. Dacy stated this was correct.
Ms. Schnabel asked what happens when said payment is to begin
August 1, 1996.
Ms. Dacy stated staff did not pay. The way the district is written
the HRA does not legally have to pay unless the district produces
income. If approved, the payment would be in place of the August
payment.
Mr. Casserly stated the payment should be made as soon as possible.
Technically, there is no tax increment. The HRA needs to authorize
the payments. This resolution would authorize the HRA to make
payments on the note from other sources and from already existing
HOUSING & REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 3
income already generated. The issue is not the ability to make
payments. The issue is whether the HRA wishes to make the payment.
This fits into one of the peccadilloes of tax increment. It has
nothing to do with the project or with Mr. Lund. They built what
was agreed to and more. If the property were in its own tax
increment district, it would actually generate $12,000 to $16,000
per year. Our payments on the note are $6,000 per year.
Mr. Casserly stated what actually happened is very curious. After
certifying the district, Anoka County was concerned about the Onan
property and hazardous materials. In order to pre -empt the County,
they created parcels which they assessed at "0" market value to
prevent forfeit. If the property is forfeited, it goes to the
County and they have concerns about who is responsible. The County
took the initiative to create a "0" market value and reduced the
value of adjacent parcels. In doing this, the valuation of the
district decreased by $15 million. The district has less market
value now than when it was certified in 1988. Now the value is
coming back up.
Mr. Casserly stated this is a very unusual situation. There is no
conceivable way that you could explain it to a user or participant
with a revenue note. While you are legally correct to not pay it,
it is very clear that it is the function of very unusual
circumstances. That is why he and staff are recommending it be
paid. If the value continues to climb, the district will generate
increment in the future.
Mr. Commers stated he would imagine it is a necessary provision to
protect the development agency. In the event the HRA did not have
any other funds, the HRA would not be in a position to pay it.
Mr. Casserly stated the other agreements have the same language.
The reason the issue does not come up very often is because, if you
create very small districts, the user is in their own district. If
no increment is generated, it is because they are not paying taxes.
That is not the case here. The user put substantial value on the
parcel. It is the rest of the district that has weighted it down.
Given the fact that the district generated increment in the past
and will in the future, he would advise the HRA to make payments on
the note.
Ms. Dacy stated the major argument that led staff to recommend
approval is that the builder did do as agreed. If other parcels
had retained their value, it would be generating income.
Mr. Commers asked if the builder had asked for this.
Ms. Dacy stated yes. Staff recommends the HRA pay $3,089 now with
the next payment in February 1997.
HOUSING & REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 4
Mr. Commers stated this recommendation is not to say that, if the
district is not producing tax increment in the year 2000, we are
not committed to borrowing funds at that time.
Ms. Dacy stated the HRA can revisit the issue at that time. If the
HRA wants to dispose of the whole item, you could use funds from
other districts. If you want to revisit the issue in the year
2000, you can do so. It may be a non -issue by that time.
Mr. Commers stated the HRA should review the issue again before
borrowing from other districts.
MOTION by Mr. Meyer, seconded by Ms. Schnabel, to authorize staff
to initiate payment on the tax increment note as agreed to in the
1994 redevelopment contract up to $21,000 or three years; and then
the item is to be reviewed to see if the payments should be
continue and if the HRA decides if they wish to borrow from another
source.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE
MOTION CARRIED UNANIMOUSLY.
INFORMATION ITEMS:
5. DISCUSS SCATTERED SITE ACQUISITION APPRAISAL PROCESS
Mr. Fernelius stated, at the last meeting, several issues were
raised about the appraisal process. In reviewing the minutes, the
principle issues appeared to be 1) the appraisal process, 2) what
is going on in the Fridley housing market, and 3) whether code
enforcement could be used to address the problem.
Mr. Fernelius reviewed the objectives of the scattered site program
which include removing slum and blight; revitalizing neighborhoods
and promoting safe, healthy, and attractive housing; stimulating
private activity and investment; encouraging a balance of the
housing stock; and stabilizing and improving the tax base.
Mr. Fernelius stated, in terms of code enforcement, the City has
used the hazardous building act in some instances. It has been
applied primarily to vacant or abandoned properties. If the
hazardous building act is used, the owner still has the ability to
repair the property. Using the hazardous building act and
condemnation does not get at the issues of functional obsolescence,
or issues of design and marketability, etc.
Mr. Fernelius stated he and Ms. Dacy met with the HRA's contract
appraiser and the City Assessor. They provided some information on
what has been happening in the Fridley market. The data they
provided is a comparison of the first 6 months of 1995 and 1996.
HOUSING & REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 5
There were 88 units sold last year with an average list price of
$98,495. In 1996, 123 units were sold at an average list price of
$106,000. The sales price has gone up from $95,000 to $104,000 in
one year. The median price in 1995 was $92,750 and in 1996 is
$94,500. There was a slight decrease in the average number of days
that a property is on the market.
Mr. Fernelius stated there are very few home sales in the price
range below $70,000. Since January 1, 1996, only 10 sales out of
169 that were below $70,000 and only 5 of those were below $55,000.
Mr. Fernelius stated there was a question raised about how the
value for tax purposes relates to the market value. The assessor
indicated that, based on sales data, the market values are in
excess of actual tax values by about 15 %.
Mr. Fernelius stated, in the scattered site program, we have
acquired 16 homes in the last three years. The range in price has
been from $18,000 to $61,000. The average appraised value has been
$43,000. We are looking at small homes - 718 square feet in size.
Many of the homes are one or two bedrooms. There has been about a
50/50 split between buildable and non - buildable lots.
Mr. Erickson provided some handouts on sales activity in the City
of Fridley, the appraisal process, and a completed appraisal. They
subscribe to a sold listing service which provides information on
all sales in the area. The vast majority of sales are single
family. Townhomes, farm properties, lots, etc. are also included
in the listing.
Mr. Erickson stated his company has done appraisals in Anoka County
for 30 years. The firm is located on Central Avenue. They also do
work for various cities in the County. Generally, he works with
Mr. Fernelius on two - bedroom and smaller properties.
Mr. Erickson reviewed the appraisal process. First, they define
the problem. They look to the type of value (market value,
insurance value, salvage value, etc.) they are going to be
searching for and what type of approach would be appropriate to
value a piece of property. The approaches they use are the cost
approach and the market or sales approach. Market value is defined
by the court and, as interpreted by the appraisal industry, as any
sale by a willing buyer and a willing seller. The property must be
exposed for sale on the open market. Both the buyer and seller
must know what the potential uses of the property are, and define
that in terms of U.S. currency.
Mr. Erickson stated, second, they list data sources or what
approaches they will be using to value a property. The cost
approach uses the data source of the Marshall and Swift valuation
service. They look at the replacement cost per square foot for the
HOUSING & REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 6
same size home. They refer to the MLS to define the comparable
sales that have happened in the neighborhood of the subject
property.
Mr. Erickson stated the third step is to gather data on the city
and the neighborhood. Much of this information is already in the
file. Fourth, they go out to the property and gather information
on the subject property. They will obtain a description of the
property, do measurements, list the features such as electrical,
plumbing, heating, etc., and list the condition of the property.
Mr. Erickson stated, fifth, they then gather and verify the data
and verify the costs through the most recent edition of Marshall &
Swift evaluation service, calls to builders, and information in the
MLS. The data report is verified for a sale. They work through
each of the approaches they are using.
Mr. Erickson stated, sixth, they look at each approach, analyze it,
reconcile it, and interpret what that information is for reporting
a value for each of the two approaches. Finally, they take two or
three approaches and reconcile the final value in the appraisal
report.
Mr. Erickson stated appraisal reports can come in many forms - a
telephone call, a letter, an appraisal report as provided, or it
could be a long narrative. In talking to staff, they wanted a
Uniform Residential Appraisal Report. This was developed by
lenders in order to have a uniform method to review. The first
page provides information on the neighborhood, the market
conditions, the lot size, a list of improvements, interior
description, room sizes and descriptions, and the condition of the
property. The second page is the valuation part of the approach.
The cost approach is to estimate the site value, add the
replacement cost of the property, estimate the depreciation, and
add back in the land and site improvements which gives the value by
cost. He reviewed the estimates of three properties provided for
comparison purposes.
Mr. Erickson stated, using the market approach, they compared three
sales in the Hyde Park neighborhood. Of the 10 homes sold below
$70,000, only 2 were in the Hyde Park area. In the comparison,
they review the site size, design of the structure, construction
quality, age of the building, heating, cooling, garage type, other
amenities, etc. All properties were similar and all had selling
prices in the mid - $60,000. The final value estimate reflects the
sale of the property without the aid of a realtor and with no
payment of a sales commission which is approximately 50. The
seller will net the same amount of cash by selling at a lower price
as with a real estate agent. That is how he reported the final
value of the subject property and how he certified the value for
the HRA.
HOUSING & REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 7
Mr. Meyer stated what he was concerned about at the last meeting
was that they had three properties to be taken over by the HRA for
which the HRA paid about $55,000. These properties were so bad as
to be deemed unlivable. To him, that sounded like the appraised
prices were pretty dear for properties in such condition to be
removed. He understands what Mr. Erickson is saying about the
appraisal process, but it seems to him that one of these three
houses has slipped through the crack for a fair and objective price
for their worth. He is appalled at the price for a house in this
condition.
Mr. Erickson stated, in relation to the specific property in
question, the property was located on Main Street and was on a
bigger size lot. It was two 40 -foot lots put together. That would
make it more valuable. He looked at and analyzed that property.
Mr. Meyer stated the three comparables are all near the main
railroad line. To what extent is such a detriment factored in to
the value of the property? Despite all the other calculations, can
you pinpoint some obvious or potential defect to a buyer and weight
that negative aspect?
Mr. Erickson stated, in relating to the first question about the
proximity to the railroad tracks and industrial area, the property
looks onto the industrial area. He made a negative adjustment of
$2,000 to the selling price. He found that the third comparable
had the same view. That was also a negative impact and that
property sold for $55,000. He made adjustments for other negative
features as he went through and placed a dollar amount. The figure
is based on his experience. He tries to determine how much a
person is willing to give up for the lower price of the house.
Mr. Commers asked if a house is considered a two- bedroom home if
one of the bedrooms does not have proper egress.
Mr. Erickson stated no. The home would be considered to have one
bedroom. He uses standards based upon those of the FHA and VA
programs. They have standards for what they would approve and that
is what he would use for a standard. The FHA and VA standard is
that a bedroom needs only be 8 feet by 10 feet, with a closet, on
the main floor in order to qualify for a loan. As witnessed by the
MLS, there are one and two bedroom homes in the City that are
selling and which are affordable entry level houses for people to
buy. Others need a place where they can afford the payments.
Mr. Meyer asked why they, as the HRA, are concerned about a
property for $50,000 that someone is willing to buy when the HRA
would want to tear it down.
Mr. Erickson stated they are looking at it from what you can do as
a City and based upon your goals for the scattered site program.
HOUSING & REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 8
He was asked to put a value on the property of what a willing buyer
and willing seller would likely agree on as a price.
Mr. Meyer stated Mr. Erickson included negative features and then
put a negative value on the adjustment.
Mr. Erickson stated yes. It could be either a plus or a minus.
They are then added up and the sales price adjusted to come up with
a value. This is then compared to other home sales in the area.
6. FRIDLEY EXECUTIVE CENTER UPDATE
Mr. Burns stated three meetings were held on one day. They met
with Roger McCombs of Medtronic separately. The first three
meetings were aimed at trying to assess the difficulty local
corporate headquarters were having in recruiting personnel.
Mr. Burns stated, in general, the problems related to recruiting
personnel which seems to be occurring appears to be more related to
the specialty rather than to the geographic area. An executive
from Medtronic made a comment that he thought the highest
professional talent was more attracted to headquarters in the
southwest suburbs. In general, this person did not feel it was a
geographic problem.
Mr. Commers stated this was contrary to what a realtor had said.
Mr. Burns stated someone was talking to the downtown financial
community and that is where we got the comments about the ability
to recruit talent in Fridley. Those he talked to said they would
rather work in Fridley than downtown.
Mr. Commers asked if the HRA would be getting a draft of the
brochure from Merrill Busch in the near future.
Ms. Dacy stated yes.
Mr. Commers stated a related issue has to do with Mr. John Flora's
success in getting MnDOT to agree to use Federal funds on the East
Moore Lake intersection.
Ms. Dacy stated Mr. Flora had asked her to request the HRA to make
a motion since MnDOT has agreed to take the lead on the
construction project and to include the ramp modifications. They
have agreed to tell the City that our share will be up to $380,000.
Mr. Flora is requesting the HRA authorize SEH to continue their
progress in working with MnDOT to go to the preliminary design
phase. In May, the HRA authorized phase 1 of a 3 phase approach
for SEH to do some of these analyses. Because MnDOT has agreed to
this, that original contract from May is not required. Mr. Flora
has asked that the HRA pass a motion to authorize SEH to continue
HOUSING & REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 9
to work with MnDOT on preparation of the preliminary design and
project memorandum subject to the completion of a contract for
approval by the HRA at its November 14, 1996, meeting.
Ms. Dacy stated an initial amount given to her was approximately
$65,000. That number probably equates to what we would have paid
under the first two phases originally evaluated in May. Now that
MnDOT agreed to the project it has sped up the entire process. If
the HRA starts the design process now, we can keep things going
through MnDOT by sending them the preliminary plans this winter.
MnDOT does all the Federal environmental reviews so it is saving on
the construction lead time.
Mr. Commers asked if those funds were included in the $380,000 that
would be the HRA's share of the project.
Ms. Dacy stated yes. The $380,000 would be applied to the design
plan. $62,000 will pay for the preliminary design. Unless that is
approved, the HRA will then get another proposal to pay for the
final design, plans, specifications, etc. That would probably take
up the rest of the HRA's share.
Ms. Schnabel stated she thought the original intent of the HRA's
participation was to provide a better flow of traffic in and out of
the Lake Pointe site. When she looked at the letter from MnDOT and
the drawings, they talked more about helping to reduce the accident
rate on Highway 65, 53rd and East Moore Lake Drive. Her concern is
the accident problems that are occurring in and around I -694. How
does that relate to the initial problem of trying to get traffic
flow in and out of the Lake Pointe site? If there are defects in
the existing roadway and the design that is causing people to have
excessive numbers of accidents, is it the HRA's responsibility to
cure that or is it the City's responsibility to cure that or is it
MnDOT's responsibility to cure that?
Ms. Dacy stated there was something of a domino effect which led to
the discussion of accident rates. In order to get traffic from I-
694 into the left turn lane to Lake Pointe, it is such a short
distance and the way the ramp is configured now requires the
drivers to go across two or three lanes of traffic to get to that
left turn lane. With the additional traffic from the development,
that becomes worse. There was concern about increased accidents
from that movement. In order to solve that problem, two signals
are to be installed to control traffic flow. With two signals,
that then affects the signal progression from 53rd Avenue up
Highway 65. The engineers need to do their operations analysis
back to 53rd and move north further than the borders of the City.
Ms. Dacy stated, regarding what is our responsibility, these
modifications were not originally contemplated in 1986. His point
in asking MnDOT to take this on is that this is a metro system
highway which is something MnDOT should do. His argument was
HOUSING & REDEVELOPMENT AUTHORITY MEETING, OCTOBER 10, 1996 PAGE 11
ADJOURNMENT:
CHAIRPERSON COMMERS DECLARED THE OCTOBER 10, 1996, HOUSING AND
REDEVELOPMENT AUTHORITY MEETING ADJOURNED AT 9:05 P.M.
Respectfully submitted,
Lavonn Cooper
Recording Secretary
MEMORANDUM
HOUSING
AND
REDEVELOPMENT
DATE: November 7, 1996
AUTHORITY
TO: William Burns, Executive Director of HRA
FROM: Barbara Dacy, Community Development Director
SUBJECT: Approval of Contract with SEH Regarding T.H. 65/West
Moore Lake Drive /Central Avenue Intersection
At the October 10, 1996 meeting, the HRA passed a motion to authorize SEH to continue work
with MnDOT on preparation of the preliminary design and project memorandum for the Highway
65 intersection subject to completion of a formal contract for approval by the HRA at its
November meeting. SEH has completed the proposed contract for $69,000 which is attached
for HRA approval.
MnDOT has agreed to handle the construction contract for the improvements to the Highway 65
intersection, plus include the needed ramp and signal modifications to eliminate the "weaving"
problems associated with traffic leaving the west -bound 1-694 ramp and entering the left -turn
lane of Highway 65. MnDOT will act as the project leader and will use the $1,520,000 ISTEA
funds originally authorized for the City. The HRA match is $380,000.
The HRA's share of the funds will pay for the preparation of preliminary and final plans. The
outcome of this contract is a preliminary plan for the intersection, plus an analysis of the
access options on the east leg of the intersection on Central Avenue. A number of
neighborhood meetings will be conducted as well as coordination with adjoining property
owners, Anoka County, and MnDOT.
Another contract for the final design and preparation of specifications will need to be completed
after MnDOT approves the preliminary plans developed in this contract. The amount of the
second contract may entail the remainder of the HRA share of the project cost.
RECOMMENDATION
Staff recommends that the HRA approve the attached contract as presented.
BD /dw
M -96 -522
1
AGREEMENT FOR ENGINEERING SERVICES BETWEEN
CITY OF FRIDLEY HRA, MINNESOTA
AND
SHORT ELLIOTT HENDRICKSON INC.
FOR TRUNK HIGHWAY 65 (CENTRAL AVENUE)
FROM
TRUNK HIGHWAY 694 TO WEST MOORE LAKE DRIVE
IN ANOKA COUNTY, MINNESOTA
THIS AGREEMENT made as of the day of
in the year Nineteen
Hundred and Ninety -Six, by and between the CITY OF FRIDLEY HOUSING AND
REDEVELOPMENT AUTHORITY, MINNESOTA hereinafter called the HRA, and SHORT
ELLIOTT HENDRICKSON INC., 3535 Vadnais Center Drive, St. Paul, Minnesota, hereinafter
called SEH.
WITNESSETH, the HRA requires professional Preliminary Design Services for the reconstruction
of TH 65 (Central Avenue) from TH 694 to West Moore Lake Drive in Anoka County, Minnesota.
The project is more specifically described as removing the northwest and southeast loops at the TH
694 interchange; realigning the northwest and southeast ramps to create intersections with TH 65;
adding auxiliary lanes on TH 65; intersection improvements at West Moore Lake Drive; access
improvements along County Road 35 and Hathaway Lane/Polk Street; and traffic signals. The
project has been approved for federal ISTEA funds and is a cooperative agreement effort between
the HRA, County and MnDOT.
NOW, THEREFORE, the HRA and SEH for the consideration hereinafter set forth agree as follows:
SECTION I - BASIC SERVICES OF SEH
A. GENERAL
SEH agrees to perform professional services in connection with the Project as
hereinafter stated.
2. SEH shall serve as the HRA'S professional representative for the preliminary design
of the Project to which this Agreement applies, and shall give consultation and
professional advice to the HRA during the performance of their services.
Page No. I
l [A
13. PRELIMINARY DESIGN SERVICES
Preliminary Design Services will be performed in accordance with the scope of services
identified in the Work Plan included as Attachment A.
C. FINAL DESIGN SERVICES
Final Design Services will be performed under a separate contract.
D. STANDARD OF CARE
The Standard of Care for all professional services performed or furnished by SEH under this
Agreement will be the care and skill ordinarily used by members of SEH'S profession
practicing under similar conditions at the same time and in the same locality. SEH
acknowledges and understands that the award of this Agreement to SEH is based in
substantial part on the skill and expertise of the individuals assigned to the project. Any
change to personnel assignments should be discussed with the HRA prior to its occurrence.
SECTION II - ADDITIONAL SERVICES OF SEH
A. GENERAL
SEH shall furnish additional services not included within the scope of the above work plan
if authorized in writing as an amendment to this Agreement by the HRA. The additional
services may include the following:
1. Photo imagery renderings to assist in public understanding of project.
2. Field stake proposed easements, right -of -way and construction limits.
3. Attendance at meetings in excess of the aggregate meetings identified in segment
work plans.
4. Making revisions in drawings, specifications or other documents when such revisions
are:
a. Inconsistent with approvals or instructions previously given by the HRA.
b. Required by the enactment or revisions of codes, laws or regulations
subsequent to the preparation of such documents.
Page No. 2
H J
C. Due to changes required as a result of the HRA'S failure to render decisions
in a timely manner.
d. Due to any other causes beyond SEH'S control.
5. Additional services due to significant changes in the general scope of the project or
its design including but not limited to changes in size, complexity of character or type
of construction.
6. Serving as an expert witness for the HRA in any litigation or other proceedings
involved in the Project.
SECTION III - THE HRA'S RESPONSIBILITY
A. THE HRA SHALL;
1. Provide full information as to its requirements for the Project.
2. Assist SEH by furnishing all available information pertinent to the Project.
3. Furnish copies of available aerial topographic maps and half section maps for the
area adjacent to the Project.
4. Furnish all existing right -of -way and property lines in the Project area.
5. Guarantee access to and make all provisions for SEH to enter upon public and private
lands as required for SEH to perform work under this Agreement.
6. Give prompt written notice to SEH whenever the HRA observes or otherwise
becomes aware of any defect in the Project.
7. Bear all costs incidental to compliance with the requirements of this Section III.
SECTION IV - PERIOD OF SERVICES
A. PRELIMINARY DESIGN
The services called for in this Agreement shall be commenced within one week of approval
of this Agreement. The critical schedule dates are summarized below.
Page No. 3
1C
A.
IC
C.
• Anticipated Notice to Proceed November 13, 1996
• Preliminary Layout, Construction Limits
and Preliminary Cost Estimate December 15, 1996
• Final Geometric Layout and
Project Memorandum January, 1997
GENERAL
Unless sooner terminated as provided in Paragraph VI.D., this Agreement shall remain in
force for a period which may reasonably be required for completion of the Project, including
extra work and any required extension thereto.
SECTION V - PAYMENT TO SEH
PAYMENTS FOR THE BASIC SERVICES OF SEH UNDER SECTION I:
1. Preliminary Design
SEH shall be compensated for work as described in Section I.B. on the basis of the
properly allocable costs incurred on the Project, not to exceed $69,000. The costs of
performing the work on the Project shall include the direct labor costs incurred
relating to salaries of employees for time directly chargeable to the Project, plus a
1.69 multiplier for overhead costs times a 1.15 multiplier for profit. The cost of
reimbursable expenses as outlined in Section V.C., and the cost of equipment
utilization as outlined in Section V.D., shall also be included. SEH shall be
compensated monthly for this work based on costs incurred.
PAYMENTS FOR ADDITIONAL SERVICES OF SEH UNDER SECTION II AS
FOLLOWS:
1. The HRA shall pay SEH monthly for all other additional services authorized by HRA
and performed in accordance with Section H.A. Payments shall be based on the cost
of performing the work as defined in Section V.A.1.
REIMBURSABLE EXPENSES
Transportation expense equal in amount to employee reimbursement.
2. Fees paid for, in the name of the HRA, for securing approval of authorities having
jurisdiction over the Project.
Page No_ 4
1D
3. Layout and report reproduction expenses.
4. Other special travel and expenses connected therewith required in connection with
the Project and authorized by the HRA.
D. EQUIPMENT UTILIZATION
The utilization of specialized equipment (computers, electronic survey equipment and
automatic data plotting equipment) for data acquisition, detailed engineering computations
and plan preparation as well as for the development and preparation of easement descriptions
is recognized as benefitting the HRA through more efficient production of project documents
and minimization of costs involved with document modification when the Project scope or
other conditions change. The HRA, therefore, agrees to pay the reasonable cost for the use
of such specialized equipment on the Project. SEH invoices to the HRA will contain detailed
information regarding the use of specialized equipment on the Project and charges will be
based on the standard rates for the equipment published by SEH.
E. GENERAL
The payroll cost of salaries and wages as the basis for payment under Paragraph V.A.
and V.B. shall mean the cost of salaries and wages paid to principals and employees
engaged directly on the Project, including, but not limited to engineers, surveyors,
technicians, drafters, specification writers, estimators, stenographers and clerks, plus
cost of fringe benefits including, but not limited to, Social Security contributions,
unemployment, excise and payroll taxes, Worker's Compensation, Health and
Retirement Benefits, incentive compensation, sick leave, vacation and holiday pay
applicable thereto.
2. If this Agreement is terminated upon completion of any phase of SEH's services, the
monthly progress payments shall be made in accordance with Section V.A. through
V.D.. If SEH's services are terminated during the phase of the work, SEH shall be
paid for services performed during such phase. Payment during such phase shall be
based on an hourly rate as described in Section V.A. and V.B.
SECTION VI - GENERAL CONDITIONS
A. REUSE OF DOCUMENTS
All documents, including computer software, drawings, and specifications, prepared by SEH
pursuant to this Agreement are instruments of service in respect to the Project. They are not
intended or represented to be suitable for reuse by the HRA or others on extensions of the
Project or on any other Project. Any reuse without written verification or adaptation by SEH
Page No. 5
1E
for the specific purpose intended will be at the HRA'S sole risk and without liability or legal
exposure to SEH; and the HRA shall indemnify and hold harmless SEH from all claims,
damages, losses and expenses including attomeys' fees arising out of or resulting therefrom.
B. ELECTRONIC DRAWING FILES
The Electronic Files to be submitted by SEH to the HRA are submitted for an acceptance
period of 30 days. Any defects the HRA discovers during this period will be reported to SEH
and will be corrected as part of SEH'S scope of Basic Services. Corrections of defects
detected and reported after the acceptance period will be compensated for as Supplemental
Services.
The HRA acknowledges that the electronic files are constructed to meet the specific purpose
of the project identified herein. SEH offers no guarantees, warrantees, or representation as
to the accuracy, suitability or reliability of these electronic files for any other purpose. Any
use or reuse of this information for other purposes is done at the sole risk of those performing
the use or reuse. Potential misinterpretations include but are not limited to positional
accuracy, topological (inplace or proposed) representation and programs used to derive
and/or interpret data (executables, criteria files, user commands, etc.).
C. ASSIGNMENT
SEH shall not, without the written consent of the HRA, assign any interest or obligation in
this Agreement.
D. BONDING, INDEMNITY AND INSURANCE
SEH does hereby agree that it will indemnify and hold harmless the HRA against any
and all liability, loss, damages, costs and expenses which the HRA may hereafter
sustain, incur, or be required to pay, but only by reason of and to the extent of any
negligent act or omission or intentional act of SEH, its agents, officers or employees
during the performance of this Agreement.
The HRA does hereby agree that it will indemnify and +old harmless SEH from any
and all claims, damages, losses and expenses including attorney's fees, arising out of
or resulting from the use of the design services provided by SEH under this
Agreement.
2. SEH does further agree that it will at all times during the term of the Agreement have
and keep in force:
a. A single limit or combined limit or excess umbrella general liability
insurance policy of an amount of not less then $200,000 for property damage
Page No. C
1F
arising from one occurrence, $600,000 for total bodily or personal injuries or
death and/or damages arising from one occurrence. Such policy shall also
include contractual liability coverage naming the HRA, by its officers, agents,
and employees, as certificate holder, by specific endorsement or certificate
acknowledging the contract between SEH and the HRA.
b. A single limit or combined limit or excess umbrella automobile liability
insurance policy, if applicable, covering owned, non - owned, and hired
vehicles used regularly in the provision of services under this Agreement, in
an amount of not less than $200,000 per accident for property damage,
$600,000 for bodily injuries and/or damages to any one person, and $600,000
for total bodily injuries and/or damages arising form any one accident.
C. A professional liability insurance policy covering personnel of SEH while
performing services under this Agreement, naming the HRA as certificate
holder in the following amounts:
$200,000 per claimant for personal injuries, bodily injuries, death, and/or
damages, and $600,000 for total bodily injuries, personal injuries, death
and/or damages arising from one occurrence.
d. Worker's Compensation Insurance.
3. Prior to the effective date of this Agreement, SEH will furnish the HRA with
certificates of insurance.
4. The HRA may withhold payment for failure of SEH to furnish certificates of
insurance as required above.
5. Any policy obtained and maintained under this clause shall provide that it shall not
be canceled, materially changed, or not renewed without thirty (30) days' prior notice
by the insured to the HRA.
E. AUDITS, REPORTS, RECORDS AND MONITORING PROCEDURES
1. SEH will maintain records which reflect all revenues, costs incurred and services
provided in the performance of the Agreement.
2. SEH will agree that the HRA, the State Auditor or legislative authority, or any of
their duly authorized representatives, at any time during normal business hours and
as often as they may deem reasonably necessary, shall have access to and the right
to examine, audit, excerpt, and transcribe any book, documents, papers, records, etc.,
and accounting procedures and practices of SEH which are relevant to the contract.
Page No. 7
1G
F. DATA PRIVACY
All data collected, created, received, maintained, or disseminated, or used for any purposes
in the course of the performance of this Agreement is governed by the Minnesota
Government Data Practices Act, Minnesota Statutes 1984, Section 1301 et seq., or any other
applicable state statutes and state rules adopted to implement the Act, as well as state statutes
and federal regulations on data privacy, SEH agrees to abide by these statutes, rules and
regulations and as they may be amended.
G. EQUAL EMPLOYMENT OPPORTUNITY - CIVIL RIGHTS
1. During the performance of this Agreement, SEH agrees to the following:
No•person shall, on the ground of race, color, religion, age, sex, disability, marital
status, public assistance status, criminal record, creed or national origin, be excluded
from full employment rights in, participation in, be denied the benefits of, or be
otherwise subjected to discrimination under any program, service, or activity under
the provisions of any and all applicable federal and state laws against discrimination
including the Civil Rights Act of 1964. SEH will furnish the HRA all reports
required by Executive Order No. 11246 and Revised Order No. 4, and by the rules
and regulations and orders of the Secretary of Labor, the Minnesota Department of
Human Services for purposes of investigation to ascertain compliance with such
rules, regulations and orders.
2. If during the term of this Agreement, it is discovered that SEH is not in compliance
with the applicable regulations as aforesaid, or if SEH engages in any discriminatory
practices, then the HRA may cancel said Agreement as provided by the cancellation
clause of this Agreement.
H. INDEPENDENT CONTRACTOR
It is agreed that nothing herein contained is intended or should be construed in any manner
as creating or establishing the relationship of copartners between the parties hereto or as
constituting SEH as the agent, representative or employee of the HRA for any purpose or in
any manner whatsoever. SEH is to be and shall remain an independent contractor with
respect to all services performed under this Agreement_
SEH represents that it has, or will secure at its own expense, all personnel required in
performing services under this Agreement. Any and all personnel of SEH or other persons,
while engaged in the performance of any work or services required by SEH under this
Agreement, shall have no contractual relationship with the HRA and shall not be considered
employees of the HRA.
Page No. 8
1H
MODIFICATIONS
Any material alteration, modification, or variation shall be reduced to writing, as an
amendment and signed by the parties. Any alterations, modifications, or variations deemed
not to be material by agreement of the HRA and SEH shall not require written approval.
MERGER
It is understood and agreed that the entire Agreement of the parties is contained here and that
this contract supersedes all oral agreements and negotiations between the parties relating to
this subject matter. All items referred to in this contract are incorporated or attached and
deemed to be part of the contract.
K. TERMINATION
This Agreement may be terminated by either party upon seven days' written notice should
the other party fail substantially to perform in accordance with its terms through no fault of
the party initiating the termination. In the event of termination, SEH shall be paid
compensation for services performed to termination date, including Reimbursable Expenses
then due and all terminal expenses.
L. FAILURE TO MAKE PAYMENTS
If the HRA fails to make any payment due SEH for services and expenses within thirty days
after receipt of SEH's statement therefor, SEH may, after giving seven days' written notice
to the HRA, suspend services under the Agreement until SEH has been paid in full all
amounts due for services, expenses, and charges.
Page No. 9
11
SEH having signed this contract, and the City of Fridley Housing and Redevelopment
Authority having duly approved this contract on the day of
, 1996, and pursuant to such approval and the proper HRA officials
having signed this Contract, the parties hereto agree to be bound by the provisions herein set
forth.
APPROVED:
CITY OF FRIDLEY HRA, MN
Mayor Date
City Administrator Date
ADDRESS FOR GIVING NOTICES:
6431 University Avenue NE
Fridley, MN 55432 -4383
RECOMMENDED FOR APPROVAL:
Public Works Director
SHORT ELLIOTT �/, HENDRICKSON INC.
BY: _L�_'�%� I
Glenn G. Schreiner, P.E.
Highway Department Manager
Principal
3535 Vadnais Center Drive
St. Paul, MN 55110
Page No. 10
1i
Printed 11/06/96 Appendix A
FILE: Qh65pin.wk4
T.H. 65 Improvements - Preliminary Design
from TH 694 to W. Moore Lake Drive
Client: City of Fridley
Work Tasks
4-0 PROJECT MANAGENIENT
Purpose: To provide overall project coordination and leadership.
1.1
Coordination of all activities of the project team.
1.2
Review and direction for all final products.
1.3
Work planning, scheduling and budget review.
1.4
Periodic meetings with City of Fridley. Assume two meetings throughout the course of the
project, in addition to those specified in the work plan.
SEH will be responsible for preparing meeting minutes for all meetings attended by SEH. The
meeting minutes will be sent to all meeting attendees. In addition, all key telephone
conversations will be recorded and faxed to the City of Fridley.
Subtotal Hours:
Deliverables: Meeting Minutes, Correspondence, Progress Schedule
Colle7available ata and prepare base mapping wit h topography, right -of -way and contours
for bites
Collee data from the city of Fridley, MnDOT, Anoka County and other agencies.
.2
Perform field surveys sufficient to collect base information for topography, DTM data, utilities
and drainage features.
.3
Reduce field data and create base mapping.
2.4
Add right -of -way to base mapping
2.5
Delineate Wetlands.
2.6
Plot base files.
Subtotal Hours:
Deliverables: Plots and CAD files of final base mapping.
Short Elliott Hendrickson Inc. Page No. 1
1K
Printed 11/06/96 Appendix A
FILE: th65p1n.wk4
T.H. 65 Improvements - Preliminary Design
from TH 694 to W. Moore Lake Drive
Client: Citv of Fridley
Work Tasks
�3.0 PRELIMINARY
3.1
Prepare concept layout for Hathaway/Polk connection.
3.2
Attend neighborhood meeting regarding connection.
3.3
Prepare preliminary geometric layout and profiles of proposed improvements based on MnDOT
concept layout.
3.4
Develop concept layout for S.B. HOV lane to W.B. TH 694.
3.5
Prepare preliminary construction cost estimate
3.6
Meet with MnDOT and Anoka County to review layout and funding. Revise as needed.
3.7
Prepare Final Geometric Layout and Distribution Copies.
3.8
Prepare Project Memorandum for the project.
3.9
Submit PM for review. Revise as needed. Distribute final copies.
3.10
Prepare for and attend two Public Informational Meetings.
Subtotal Hours:
4-0
Deliverables: Preliminary Layout and profiles, Cost Estimate, Final Geometric Layout
and Profiles, Layout Distribution Copies, Project Memorandum.
TRAFFIC OPERATIONAL ANALYSIS
4.1
Prepare traffic operational analysis for West Moore Lake Dr. And T.H. 65. Summarize in
technical memorandum.
1.2
Review with City of Fridley, MnDOT and Anoka County. Revise as needed.
Subtotal Hours:
Deliverables: Traffic Operations Memorandum
Short Elliott Hendrickson Inc. Page No. 2
1L
TO: FRIDLEY H.R.A
FROM: CITY OF FRIDLEY
RE: BILLING FOR ADMINISTRATIVE AND OPERATING EXPENSES
OCTOBER 1996
Account #'s for
Account #'s for
CR
HRA's Use
City's Use
Code
ADMINISTRATIVE BILLING:
ADMINISTRATIVE PERSONAL SERVICES
19,800.75 101 - 0000 - 341 -1200
H1
ADMINISTRATIVE OVERHEAD
275.85 101 - 0000 - 336 -3000
HA
COMPUTER OVERHEAD
200.25 101- 0000 - 336 -3000
HA
(For Micro & Mini computers)
TOTAL ADMINISTRATIVE BILLING: 460 - 0000 - 430 -4107
0.276.85
OPERATING EXPENSES:
USPS - POSTAGE 262 - 0000 - 430 -4332 20.44 236 - 0000 - 336 -3000 HA
USPS - POSTAGE 460 - 0000 - 430 -4332 8.78 236 - 0000 - 336 -3000 HA
US WEST - PHONE SERVICE 460 - 0000 -430 -4332 14.27
AMERICAN EXPRESS -LUNCH 460- 0000 - 430 -4337 24.25
TOTAL OPERATING EXPENSES:
BENEFITS EXPENSES:
CITY OF FRIDLEY - HEALTH INS
CITY OF FRIDLEY - DENTAL INS
CITY OF FRIDLEY - LIFE INS
262 - 0000 - 219 -1001
262 - 0000 - 219 -1100
262- 0000 - 219 -1200
TOTAL BENEFITS EXPENSES:
TOTAL EXPENDITURES - OCTOBER 1996
File: \EXDATA\ IRA \TIF\96BILL.)ds Details
2
67.74
159.70 236 - 0000 - 219 -1001
22.59 236- 0000 - 219 -1100
0.00 236 - 0000 - 219 -1200
182.29
$20,526.88
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9
1997 MEETING DATES
HOUSING & REDEVELOPMENT AUTHORITY - 7:30 P.M.
Thursday:
♦ January 9t`
♦ February 13"'
♦ March 13"'
♦
April 10'
♦ May 8h
♦ June 12"' (49'er Day Parade)
♦ July 10th
♦ August 14"'
♦ September 11"'
♦ October 9th
♦ November 13th
♦ December 11 "'
3
MEMORANDUM
HOUSING
AND
REDEVELOPMENT
AUTHORITY
DATE: November 7, 1996
TO: William Burris, Executive Director of HRA �
FROM: Barbara Dacy, Community Development Director
SUBJECT: Summary of Responses to Redevelopment Issues Survey
Nine responses to the survey were received as of 9:00 a.m. on Thursday, November 7,
1996. An additional survey was also sent to the newly - elected Councilmember At
Large, Bob Barnette. Additional survey responses will be tabulated and presented in
tandem with the previous responses at Tuesday's meeting.
A summary copy of the responses is attached. All written comments from the surveys
are also noted in the margins.
Redevelopment Obiectives
Four of the nine respondents indicated that all of the objectives identified in Question
#1 were the objectives for redevelopment in Fridley. The remaining five identified
responses A, B, F, and G the most often. Question #2 then asked each respondent to
identify a rating or scale for each of the objectives. The top four objectives in terms of
points matched the preferences in Question #1:
1. "B ", Elimination of blight.
2. "A ", Preservation and upgrading of property values.
3. "F ", Overall improvement of neighborhood livability.
4. "G ", Maximize tax revenues.
1
Redevelopment Issues Survey
November 7, 1996
Page 2
The consensus of opinion appears to be that the objectives of redevelopment are to
eliminate "blighted properties ", to preserve and upgrade property values, to improve the
overall neighborhood livability, and maximize tax revenues. Accomplishing specific
housing objectives is of secondary importance.
Level of Government Involvement
Question #3 asked about the level of involvement the City should take in community
redevelopment. Five of the nine indicated a "financial incentive" approach. One
preferred just code enforcement. The remainder opted to select the option which
promotes local government using all of its tools. There appears to be a consensus to
continue with the current strategies now underway. Single and multiple family
rehabilitation programs have been established, and various code enforcement
ordinances have been adopted or are being considered (rental inspection, point of
sale, housing maintenance code).
Funding Allocation
Question #4 queried as to how funds should be allocated on a geographic basis to
accomplish redevelopment objectives. A majority of the respondents indicated that a
two -track approach should be utilized; dividing the funds so that 113 of the funds are for
City -wide use and 213 of the funds are used on a targeted neighborhood basis.
Distribution of Limited Financial Resources
In response to Question #5 as to how to spend $1.00 of local government resources on
redevelopment projects, the top three priorities were as follows:
1. $.26 on single family rehabilitation loans and grants.
2. $.20 on single family acquisition (scattered -site program).
3. $.18 on multiple family rehabilitation loans and grants.
This reflects roughly the current allocation approach.
Land Banking
An overwhelming majority indicated a preference of Option B In Question #6 which
states as follows: "I could accept land banking if a property becomes available at an
1A
Redevelopment Issues Survey
November 7, 1996
Page 3
attractive cost, and the property acquisition meets high priority redevelopment
objectives, even though it may be necessary to hold the property for longer than two
years."
Redevelopment Areas
Question #7 asked for a rating of specific redevelopment priorities. The top three
redevelopment priority areas, as indicated by the responses, are as follows:
1. Hyde Park and Holiday Plus area.
2. Redevelopment of the University Avenue corridor that lies east of University Avenue
between 1-694 and 61'd Avenue.
3. Redevelopment of the areas currently used as junk yards.
Planning Process
Question #8 provided a spectrum of options regarding the amount of neighborhood
involvement in the planning process. Four respondents indicated Option B (conduct
informational meetings on projects prior to formal decision - making processes occurring
on the neighborhood redevelopment project). Five respondents selected Option C
which is a more inclusive option of having neighbors and business owners completing a
comprehensive planning process for the neighborhood prior to discussion of
redevelopment projects.
Because the responses were so close, further discussion on this issue should occur.
Design Issues
None of the respondents indicated that design/streetscape improvements should not be
included in projects. Five respondents stated that the HRA should share expenses with
the developer, while four said the developer should incur this expense knowing that the
land sale price would be reduced.
Next Steps
The HRA budget and staff resources will be adjusted to accomplish the following
projects in order of priority:
Redevelopment Issues Survey
November 7, 1996
Page 4
1. Hyde Park and Holiday Plus area.
2. Redevelopment of the University Avenue corridor north of 1-694.
3. Redevelopment of areas currently used as junk yards.
4. Redevelopment of the northeast quadrant of University Avenue and Mississippi
Street intersection.
5. Redevelopment of the northeast quadrant of 1-694 and TH 65
6. Redevelopment of deteriorating apartments.
Staff will develop a workplan and schedule prior to Tuesday evening to give the City
Council and HRA an idea of what tasks can be accomplished within the next one to
three years. All of the above priorities will take several years to accomplish.
It is clear that land banking is acceptable if the property meets high priority
redevelopment objectives, even though it may be necessary to hold the property for
longer than two years. Further, the use of financial incentives coupled with current
code enforcement initiatives should be continued.
Less clear, however, is the structure of the planning process which needs to occur prior
to initiation of redevelopment projects, and whether design/streetscape improvements
should be a requirement of the developer or a shared expense with the HRA.
The City Council and HRA should clarify direction on these issues, and any other issue
discussed in the survey.
BD /dw
M -96 -523
1C
t z t
REDEVELOPMENT ISSUES SURVEY
1. What should be the objectives of redevelopment in Fridley?
A. Preservation and upgrading of property values
'ILL I B. Elimination of blight
l C. Provision of a balanced mix of housing in Fridley
D. Provision of housing for seniors
E. Provision of housing for low and moderate income families
F. Overall improvement of neighborhood livability
G. Maximize tax revenues
H. All of the above
2. Please examine the redevelopment objectives listed in Question #1. How
would you rate each of these objectives on a scale of 1 - 10, with 10 being the
highest?
J A•
B.
C.
D.
E.
F.
T
G.
H.
1D
Page 2 - Redevelopment Issues Survey
3. Which of the following statements best reflects your feelings about the proper
t
level of govemment involvement in community redevelopment?
A. Local govemment should restrict its involvement to code
enforcement and other regulatory methods of maintaining safe
and habitable properties. In general, local government should
-- ` leave investment in property to the private market place.
V� B. Local government should provide financial incentives that attract
individuals and organizations toward investment in blighted areas.
-' C. Local govemment should not only provide financial incentives to
attract investment, but should own and operate property
r- necessary for meeting the housing needs of certain
1> disadvantaged individuals, i.e., the homeless, low and moderate
f income families, and seniors.
D. Local govemment should use all of the tools at its disposal,
code
enforcement, financial incentives, and ownership, to accomplish
its redevelopment objectives in the most efficient and effective
l manner..
4. Assume that a majority of decision - makers on your board wish to accomplish
redevelopment objectives in ,a manner that requires some form of direct
investment in Fridley property, i.e., through loans and grants or property
acquisition. Also, assume a limited number of staff and financial resources.
Which of the following geographic approaches most appeals to you?
A. Use scarce resources to upgrade the City on a neighborhood by
neighborhood basis.
B. Use scarce resources to address the worst properties wherever
` r they are located within the City.
Y}
tom_ C. Use a two track approach that places primary emphasis on a
target neighborhood, but leaves about one -third (1/3) of the funds
available for City -wide use.
D. Use a two track approach that divides resources equally (50/50)
on a target neighborhood and City wide use.
1E
Page 3 - Redevelopment Issues Survey
E. Use a two-track approach that uses one - fourth (1/4) to one -third
(1/3) of available funds in a target neighborhood with the
remainder available for distribution on a City-wide basis.
5. Once again assume that local government has decided to make some
investment in redevelopment of private property and that the local govemment
has limited resources. How would you distribute $1.00 of local govemment
resources on the following types of projects?
A.
Single family rehabilitation loans and grants
/ B.
Multi- family rehabilitation loans and grants
._ C.
Single family acquisition (scattered -site program)
t D.
Multi - family acquisition
r
E.
Rehabilitation of commercial properties
F.
Acquisition of commercial properties I�
6. Land banking has been an ugly word in our local government vocabulary.
Notwithstanding our reluctance to tie up resources in land that may not be
used immediately, which of the following statements best reflects your feelings
about land
banking?
VIA.
We should never acquire a roP e dY that we will not use
P
immediately (within 24 months of acquisition).
�.
_.1 could accept land banking if a property becomes available at an
attractive cost and the property acquisition meets high priority
redevelopment objectives, even though it may be necessary to
hold the property for longer than two years.
C. Local governments should aggressively pursue the acquisition of
properties that are needed to support high priority redevelopment
objectives, even if it means holding them for longer than two
years.
7
1F
Page 4 - Redevelopment Issues Survey
7. Based on the objectives in Question #1, please examine the following list of
specific redevelopment priorities. How would you rate each of these on a
scale 1
- 10 with 10 being the most urgent.
yyyyof
7 ``'` A.
Hyde
Park and the Holiday Plus area
B.
Redevelopment of the northeast quadrant of the 1- 694/T.H. 65
45
inter-section
C.
Redevelopment of areas currently
P used as dunk yards
C�
/ D.
Redevelopment of areas currently used as "trailer parks"
E.
Redevelopment of the University Avenue corridor that lays east of
University Avenue between 1-694 and 61 st Avenue
F.
Redevelopment of deteriorated apartments (i.e., Charles Street
and Anna Street apartments, Polk Street apartments, and others
which may be scattered across the City)
5
G.
Redevelopment of the northeast quadrant of the University
Avenue /Mississippi Street intersection
H.
Other; please identify
1.
Other, please identify r
J.
Oth er; please identi r .
r
8. No ,wed like you a what o consider o be
Y the proper role of
neighborhoods and the business community in defining redevelopment
projects. Please check the statement that best reflects your feeling about
neighborhood and business involvement in redevelopment projects.
A.
Neighborhoods and business owners should be invited to City
Council and Housing & Redevelopment Authority meetings where
major redevelopment decisions are made affecting property in
these neighborhoods.
1G
Page 5 - Redevelopment Issues Survey
V
Informational meetings with neighborhood residents and business
owners should be established prior to formal public decision
making processes on neighborhood redevelopment. The
neighbors' point of view should be taken into consideration before
redevelopment issues reach the City Council and Housing &
Redevelopment Authority.
C. Neighbors and business owners ought to be brought into a
comprehensive planning process for their neighborhood prior to
any discussion of redevelopment projects. Projects that are
brought to neighborhood meetings, and formal City deliberative
bodies ought to reflect the comprehensive plans that have been
developed for particular neighborhoods and the City as a whole.
D. In addition to involvement in comprehensive planning, project-
specific informational meetings, and formal deliberative bodies of
the City, representatives of neighborhoods and the business
community should have the specific ability to veto particular
redevelopment projects if they feel they are not in the best interest
of the neighborhood.
9. Historically, the Housing & Redevelopment Authortty has considered, and in
some cases, completed a variety of "streetscape" improvements as part of
redevelopment projects. Replacing the chain link fence on University Avenue
with a decorative fence was identified as a potential idea in a study completed
in the 1980's. Another example is the Mississippi Street project. Overhead
power lines were installed underground, decorative street lights were installed,
and brick pavers were installed at various points along the abutting sidewalks.
Which of the following statements best reflects your feelings about
"streetscape" or "design" related improvements:
A. Design/streetscape improvements should not be included in
redevelopment projects.
JJ/B. Design/streetscape improvements should be included in
redevelopment projects, but as a requirement of the developer,
knowing that the land sale price will be reduced.
C. Design/streetscape improvements should be included in
redevelopment projects as a shared expense with a developer(s).
bs
1H
Page 6 - Redevelopment Issues Survey
D. Design /streetscape improvements should be included in
redevelopment projects and should be completed and paid for by
the HRA.
Thanks for taking your time to express your policy preferences.
11