PL 11/18/1981 - 30565�
CITY OF FRIDLEY
PLANNING COMMISSION MEETING, NOVEMBER 18, ]981
CALL TO ORDER:
Chairman Harris called the November 18, 1981, Planning Commission meeting to
order at 7:33 p.m.
ROLL CALL:
Members Present: Mr. Harris, Mr. Oquist, Mr. Kondrick, Ms. van Dan, Mr. Saba
Members Absent: Ms. Gabel, Mr. Svanda
Others Present: Jerrold Boardman, City Planner
APPROVAL OF NOVEMBER 4, 1981, PLANNING COMMISSION MINUTES:
MOTION BY MR. OQUIST� SECONDED BY.MR. SABA, TO APPROVE THE NOVEMBER 4� 1981�
PLANNSNG COMMISSION MINUTE5 AS WRITTEN.
^ UPON A VOICE VOTE, ALL VOTING AYE, CHAIRMAN HARRIS DEC�ARED THE MOTION CARRIED
UNAIVIMOUSLY.
1. NORTN AREA REDEVELOPMENT PLAN AND TAX INCREMENT PCAN:
Mr. Boardman stated that by law the Planning Commission is required to review
redevelopment plans, but not necessarily tax increment plans. However, he had
submitted both plans to the Planning Commission so they could review both the
plans at the same time. He stated that at the end of his presentation, he would
like the Planning Commission to take an action on the Redeve7opment Plan saying
the plan is consistent with the Comprehensive Plan of the City of Fridley.
Mr. Boardman outlined the boundaries of the redevelopment district. He stated
the reason for setting up the dis�rict is because they can classify it as blighted
due to soil conditions. That is one of the a�ternatives under Minnesota State
Statutes, Chapter 462. They have soil borings in a lot of the area that shows up
to 25-30 ft. of peat, The land is unbuildable in that sense, because in order to
build, a developer e�ther has to put down pilings for const�uction or clear out
the peat. He stated they have to show the Housing & Redeve]opment Authority and
the City Council that they feel there is not_going to be any more development in
this area due to soil conditi�ns without some assistance from the City of Fridley.
So, they are looking at the establishment of a tax increment district in order
to provide that assistance.
Mr. Boardman stated that a tax increment district a7lows the City to take the
� district as it is and set up the base assessed value, That base assessed value
is what determines the taxes that go to the County, the school district, and the
City. The school district, the County, and the City will always get taxes based
on that base over the lifetime of the district. The redevelopment district can
have a lifetime of up to 25 years.
� PLANNING COMMISSION MEETING, NUVEMBER 18, 1981 PAGE 2
Mr. Boardman stated that the taxes that are generated from development or from
an increase due to inflation go directl� to the HRA. The MRA can sell general
obligation bonds based on the tax increment that is being developed. It is a
very useful tool when there are these types of sit�ations.
Mr. Boardman stated another problem they have in this redevelopment area is drainage.
This is one of the few remaining areas where they can try to control the drainage
problem. In this area, they have two drainage systems--Stoneybrook and Springbrook.
They have a considerable problem downstr�am of Stoneybrook, and they are going to
need drainage retention in this area to control the amount of downstream run-off.
They can utilize the tax increment monies to help set up a drainage plan and system
in this area.
Mr. Boardman stated that one thing that is good about the tax increment district
is that it a7lows them the flexibility to do something in these areas. In setting
up a redevelopment district and tax increment district, there are findings that
have to be made by the State Legislature. In order to establish this area as a
tax increment district, it has to meet a legislative test as laid out in Chapter 273
of the Minnesota State Statutes:
"The land is not predominately occupied by buildings,streets, utilities,
or other improvements, but at least 80 percent of the total acreage of
^ such land has a fair Market Value upon inclusion in the Redevelopment
District, which when added to the estimated cost of preparing the land
for use, including utilities, if any, exceeds its anticipated fair market
value after completion of said preparation."
Mr. Boardman stated that if the value of that land at the comp7etion is $1.70/sq. ft.,
then if by adding the present land cost with all the utilities, assessments, land
preparation costs, it exceeds that $1.70/sq, ft., then there will be problems in
developing this area. It is over what the market will bear on the land and meets
the test of the State Legislature.
Mr. Boardman stated he and the engineering staff have reviewed the land and feel
that most of the properties within the district still have peat and bad soil
conditions.and will need some kind of assistance in the deve]opment of the district.
They came up with 87.6% of the properties that fall within this c]assification.
That meets the legislative test which is 80% of the district,
Mr. Boardman stated one thing they look at is how t�as district fits into the City's
Comprehensive Plan. That plan was approved by the Planning Commission and City
Council and sent on to Metropolitan Council, and it does show this as a redevelop-
ment area in the 1990 Land Use Plan, so it is consistent with the comprehensive
planning of the City.
Mr. Boardman stated another thing they look at in setting up a tax increment
district (there are now three districts in the City) is the overall impact to
^, the City of the three districts, as well as the overall impact to the County.
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PLANNING COMMISSION INEETING, NOIIENIBER 18, 1981 PAGE 3
Mr. Boardman stated the overall assessed value to the City is .86%, Its effect
to the County is less than that at .18%. The overal7 effect of al� three districts
on the County is .6% and the overall effect of all three districts on the City is
2.4%.
Mr. Boardman stated he has presented this plan to the County Board. The County
Board does not have power for approval, but the City does make them aware of what
is happening. The County Board did not have any negative feelings on the plan.
He stated he did inform all the school districts in Fridley and offered to appear
before the school boards and make a presentation, but he did not receive any
respor�se from any of the school districts.
Mr. Harris stated they may have to look at some alternative types of construction
in some of these areas because of the various soil conditions.
MOTION BY 1�2. OQUIST� SECONDED BY MR. KONDRICK, TO CONCUR WITH THE NORTH AREA
REDEVELOPMENT PLAN AND TO RECOMMEND APPROVAL OF THE PLAN TO THE CITY COUNCIL.
UPON A VOICE VOTE, ALL VOTIAIG AYE, CHAIRMAN HARRIS DECLARED THE MOTION CARRIED
UNANIMOUSLY.
� MOTION BY MS. VAN DAN, SECONDED BY 1�2. SABA, TD APPROVE RESOLUTION NO. 2-1981�
"A RESOLUTION OF TXE PLANAIING COMMISSION OF THE CITY OF FRIDLEY, FINDING THE
FRIDLEY HOUSING AND REDEVELOPMENT �lUTHORITY'S NORTH AREA REDEVELOPME111T PLAN IS
CONSISTENT WITH THE COMPREHENSIVE DEVELOPMENT PLAN OF THE CITY OF FRIDLEY".
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRMAN HAI2RIS DECLARED THE MOTION CARRIED
UNANIMOUSLY.
2. RECEIVE THE OCTOBER 22, 1981, HOUSING & REDEYELOPMENT AUTHORITY MINUTES:
MOTION BY MR. OQUIST, 5ECOND�D BY NIR. SABAy TO RECENE THE OCTOBER 22, 1981,
HOUSING & REDEVELOPMENT AUTHORITY Ml'NUTES.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRMAN HARRIS DECLARED THE MOTION CARRIED
UNANIMOUSLY .
3. RECEIVE THE OCTOBER 27, 1981, ENERGY COMMISSION MINUTES:
MOTION BY MR. SABA, SECONDED BY l�Z. KONDRZ'CK, TO RECEIVE THE OCTOBER 27� 1981,
ENERGY COMMISSION MINU2'ES.
Mr. Saba noted �he motion on page 4 in which the Energy Corronission was recommending
that the City Council direct City Staff to do a feasibility study on the removal
of all stop signs installed for the purpose of controlling traffic speed and
consider the replacement of those stop signs with 25 m.p.h. speed zone signs. He
stated he would like the�Planning Commission to concur with that motion.
�
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PLANNING COMMISSION MEETING, NOVEMBER 18, 1981 PAGE 4
MOTION BY MR. SABA� SECONDED BY MS. VAN DAN, TO CONCUR WITH THE E111ERGY COMMISSION
AND TO RECOMMEND TO CITY COUNCIL THAT CITY CDUNCIL DIRECT CSTY STAFF TO DO A
FEASIBILI�'Y STUDY ON THE REMOVAL OF ALL STOP SIGNS IN5TALLED FOR THE PURPOSE OF
CONTROLLING TRAFFIC SPEED AND THE REPTIACEMENT OF THOSE STOP SIGNS WITH 25.M.P.H.
SPEED ZOIVE SIGNS FOR THE PURPOSE OF ENERGY COIVSERVATION .
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRMAN HARRIS DECLARED THE MOTION CARRIED
UNANIMOUSLY.
ADJOURNMENT:
MOTION BY MR. OQUIST, SECONDED BY �1R. SABA, TO ADJOURN THE MEETING. UPON A VOICE
VOTE, ALL VOT.ING AYE, CHAZ'RMAN HARRIS DECLARED THE NOVEMBER 18, Z981 � PI�ANNING
COMMISSIOIV MEETING ADJOURNED AT 8:45 P.M.
RESPECTFULLY SUBMITTED,
SNBA ��
�� RECORDING SECRETARY
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