CCP 01-10-2012 - Laserfiche WebLink

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Commissioner Potter questioned who will own the properties once the sites are developed. Director Fernelius explained that Ryan is a merchant builder; meaning they typically buy the site, construct the building and lease the property to a tenant. Often times Ryan will eventually sell the building to an institutional buyer. Commissioner Zisla clarified that Ryan will end up buying the land from the city. Director Fernelius reported the City may be expected to pay for some of the extraordinary site development costs, like building venting systems, geo-technical corrections and even structured parking. Commissioner Zisla questioned if the City has an idea of the possible costs. Fernelius responded that Barr has prepared some estimates, based on building size. The City has asked to Ryan to do some preliminary costs estimates as well. Director Fernelius explained that the marketing program has Colliers acting as the City's real estate agent. Colliers will get paid if the sites are sold. Ryan on the other hand has a non-exclusive arrangement, and may or may not act as the developer. Councilmember Samuelson questioned how much of the area will need further remediation Director Fernelius reported the City is aware of additional venting systems cost, and reported he would provide those to the EDC at a future meeting. Another issue; depending on the user is related to structured parking; noting office users don't like to build structured parking in a suburban area. Often the city is asked to assist with the cost of structured parking. Development Criteria Director Fernelius provided a general overview of possible criteria to use when reviewing potential users for the New Brighton Exchange area. Fernelius reported that rarely will there be two proposals for the same site; noting typically there will be individual users for individual sites. Two versions of a criteria document were reviewed with the commission; looking at very basic information, potential economic and employment impacts, and general planning and redevelopment impacts. Fernelius reported Ehlers would be able to provide some long term financial analysis of various potential users. Director Fernelius noted the city needs to consider compatibility issues, as well as future compatibility. Commissioner Zisla stated he sees the criteria guidelines as framework for discussion. Commissioner Potter questioned the TIF timeline. Director Fernelius responded that the City has information that was shared with the EDC in 2010, and plans to do so again in the near future. Commissioner Zisla noted the City may be anxious to get started, and forget about the established criteria, questioning how far land values can be negotiated. Director Fernelius commented it may be difficult to say no to some interested developers, if they do not fit the criteria established. Commissioner Potter questioned if a stadium in Arden Hills would impact the criteria. Director Femelius stated that it would likely depend on how much of the area is developed for non-stadium purposes. 2012 AUAR Director Fernelius reported that the City is in the process of updating the Alternative Urban Areawide Review (AUAR) environmental document. This document needs to be updated every five years. Commissioner Zisla noted that the AUAR is an important document, and recently a project in Roseville was impacted by an AUAR. Commissioner Potter questioned the purpose and/or value of an AUAR. Director Fernelius stated it is required by law, and it looks at environmental impacts of projects and infrastructure. Commissioner Zisla noted that the AUAR reviews larger areas, giving a cumulative analysis. Fernelius noted it provides transparency, letting everyone know what the City is doing, and