HomeMy WebLinkAbout03/11/1997 Special Session City of Shakopee
MEMORANDUM
TO: Mayor and City Council
FROM: Mark McNeill, City Administrator
DATE: March 7, 1997
RE: Special Meeting/Workshop, March 11, 1997
The Council meets at 4 :30 p.m. on Tuesday, March 11, 1997, to
discuss the following items :
SPECIAL MEETING
1 . The City has been requested by James Development Firm, Inc . ,
of Sauk Rapids, for a letter of support for a Minnesota
Housing Finance Agency (MHFA) tax credit program. James
Development is the builder of the Arlington Ridge and Taylor
Ridge project near K-Mart .
The Company wants to apply for a tax credit status from MHFA
for a similar proposal that they see on a parcel of land on
County Road 16 . They talked to the Mayor just before the last
City Council meeting; the MHFA deadline is March 13th. I
would ask your review of this, and give indication as to
whether you feel comfortable with sending a letter of support
needed for their consideration in the MHFA tax credit program.
SPECIAL WORKSHOP
1 . Informational memo from Gregg Voxland regarding ADC.
2 . Discussion of Fox Lawson salary survey - earlier this year,
the Council authorized Fox Lawson to review the City' s current
pay plan. We will have a draft to hand out at the meeting.
Because of union negotiations and mediations scheduled
beginning March 21, I request an opportunity to discuss their
initial product, and see what your reaction might be .
' t-Maitt Sig/kg/At-4i-
Mark
rk McNeill
City Administrator
MM:bjm
[MCNEILL.MEM]
TENTATIVE AGENDA
ECONOMIC DEVELOPMENT AUTHORITY IN AND FOR THE CITY OF
SHAKOPEE, MINNESOTA
Special Meeting Tuesday, March 11, 1997
1. Roll Call at 4:30 p.m.
2. Approval of the agenda
3. Financial (To be provided.)
a.) Approval of Bills
4. Other Business:
5. Adjourn
Mark McNeill
Executive Director
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edagenda.doc
TENTATIVE AGENDA
SHAKOPEE, MINNESOTA
CITY COUNCIL MARCH 11, 1997
LOCATION: 129 Holmes Street South
Mayor Jeff Henderson presiding
SPECIAL SESSION
1] Roll Call at 4 :30 p.m.
2] Except Special Call of the Mayor
3] Approval of Agenda
4] Discussion Item:
A. Request of James Development Firm, Inc . for letter of
support for MHFA residential tax credit proposal .
5] Other Business
6] Adjourn
* * * * *
WORK SESSION
1] Roll Call following the Special Session
2] Discussion Items :
A. Information Item, ADC TIF update .
B. Discussion of Fox Lawson salary survey.
3] Other Business
4] Adjourn
SHAKOPE E
March 7, 1997
Shakopee City Council
129 Holmes Street South
Shakopee, MN 55379
Dear Councilmembers:
Mayor Henderson has notified me, Judith S. Cox, City Clerk of the City of
Shakopee, that a special session of the City Council will be held on Tuesday, March 11,
1997 at 4:30 p.m. for the purpose of responding to a request of James Development Firm,
Inc. for a letter of support for a MHFA residential tax credit proposal and any other
business which may come before the City Council.
Sincerely,
°r)(_U6 .
dith S. Cox
City Clerk
COMMUNITY PRIDE SINCE 1857
129 Holmes Street South Shakopee,Minnesota 55379-1351 • 612-445-3650 • FAX 612-445-6718
czme:l �LJef eCopmnt' �tirm, ,lnc.
1257 2 ?reel f er1h, wife #201
. uuh Palri 3 inrtv6ola 56379
324-252-2528 Fax: 320-252-0992
foitorior010_,,
March 5, 1997
Mr. Mark McNeill
City of Shakopee
129 Holmes Street South
Shakopee MN 55379
Dear Mr. McNeill:
At this time I'd like to thank you and Mayor I lenderson for tneeting with me(and on such short notice at that)last
night at City Hall before your Council Meeting. I'd also like to commend you on your Staff. 1 lead come to the
City yesterday with some questions regarding a piece of property we currently have an option on (east side of
Shakopee off of Co.Road 16 and Sarajen Street). Your staff was very helpful.
Having worked in Shakopee for a little over two years, we have built 2-24 unit buildings(completed and at 100%
occupancy), and are currently finishing up a 4-16 unit towuhome project which is going well with 85% of the
project rented before it is even complete. As you can understand,it takes time to build a relationship with any city,
and to be familiarized with their procedures, policies and requirements, and we feel we have established a
relationship'with the City of Shakopee.
James Development Firm. Inc.strives to be a cut above the rest,and want every City we work in to be proud of the
projects we build (many extra items we do are not a requirement, such as brick, quality landscaping, sodding,
sprinkler systems and shutters). We take pride not only in our workmanship,but in helping to fill a need for multi-
family housing.
The project for the property we have an option on off of Co. Road 11 ti and Sarajen Street is 64 units,which will be
a mixture of 4$ units moderate income, anti 16 units conventional or market rate, at a denisty of 1t)units or less
per acre(similar to the project currently under construction in Arlington Ridge First Addition). The application
for this project must be completed and sent to Minnesota Rousing Finance Agency on or before March Ir.
As part of the application,we need to supply as an exhibit a letter from the Mayor or City of Shakopee stating to ws
that there is a need for such a project and that the City could support a moderate income complex of this type(this
letter does not need to be detailed,nor does it need to commit the City of Shakopee to anything).
We would apirreciate your coxiperation by a prompt response to this request. We would hike ro he invited to any
meeting you may have to get approval for this request,to introduce our Staff and Management Company,to show
you that we are very comfortable with the amount of units and the area we are proposing to place this project in.
Thank soul
Since ely,
-.11141-‘670/.
Bruce Bonebright
Director of Business Relations
TABLE 36
RENTAL DEMAND SUMMARY
SCOTT COUNTY
Through 2000
General Occupancy Senior
Market Rate
Market Moderate Congregate Adult
Rate Rent Subsidized Service-Intensive Few Services Subsidized
Shakopee 140- 160 20-30 50 30-35 50-60
Prior Lake 60 40-SU 20-30 0 2.5 -30 40-50
Savage 4 120- 140 35 -45 0 0 0
New Prague 0 25 -35 10- 15 0 20 -25 25 -35
Belie Plaine 0 20-30 0 0 15 -20 0
Jordan 0 25-35 15-20 0 0 25 -35
EIko,l4ew Market 0 8 - 12 0 0 0 0
60 378 -462 1UU- 140 50 90- 110 140 • 180
Source: Maxfield R se rch Group
Location of Multifamily Development
The scope of this report precludes selecting sites for suggested rental construction, but location is
a critical consideration for any multifamily development. Key issues are:
* surrounding land use, with ideal sites being located on the edge of other
residential development(important for all multifamily housing);
* access to the project and access to surrounding attractions (important for
all multifamily housing);
* proximity to commercial development such as grocery shopping, banks,
and the post office (especially for subsidized or low-income rental
housing and senior rental housing);
* proximity to churches and community services such as a senior center or
public library (especially for senior rental housing or any multifamily
housing geared towards seniors);
* proximity to government social services (especially subsidized or low-
income rental housing); and
* proximity to health care(especially for senior rental housing).
Other elements that would be assets to multifamily development are natural amenities (such as
parks or lakes) and good visibility (especially important to the success of large rental properties
that need to encourage walk-ins).
DESCRIPTIONS
NEIGHBORHOOD DESCRIPTION
TREND ANALYSIS
Analysis of the population of the city of Shakopee and Scott County
indicates an increasing population.
NEIGH t RHOOD POPULA1ION COUNTS .`}
k ---
,,,,,,,,....; :,..„,, ,,,,:i.,,%:;
_ 4._. A. ..,( _
r>}� � t xv YM r
sii
, , ,- .., tmr y COUNTY �lF
�; YEAI�I 'f ,M1:011,.,....A1(OPEE •,::g.1;,,,,,,....NGE SCOTT CHANG�f
1960 CENSUS 5,201 N/A 21,909 N/A
1970 CENSUS 6,876 +32% 32,423 +48%
1980 CENSUS 9,941 +45% 43,784 +35%
-
3-
1890 CENSUS 11,739 +18% 57,546 i 32%
1991 ESTIMATE 11,966 +1.9% 59,785 +3.496
1992 ESTIMATE 12,142 +1.5% N/A N/A
Table 08 - Neighborhood Population Counts
As described earlier in the Area Description Section of this report,
employment has increased during the 1980's to a current level of 1,579,300
manufacturing and non manufacturing jobs combined for the Twin Cities
Metropolitan Area. The July 1994 annual average rate of unemployment in
Scott County was 2.5 percent, according to the Department of Jobs and
Training of the State of Minnesota.
Considering the completion of the Shakopee mini bypass, including a new
bridge over the Minnesota River into downtown Shakopee (Highway 169-
opened October 20,
199U;the planned completion of the Bloomington
Ferry dridg9' (to be tome
d July 1995), the expansion of Hwy 18 to four-
lane (to be opened November 1996) and the four-lane expressway from
Ferry Bridge we§twerd past Shakopee to Hwy 169 (to be opened in 1997),
Scott County is forecast have an 85% growth rate in homes by 2010.
A 1990 state study of the bridges' impact on Scott County concluded that
employment in Shakopee would double over 10 years.
-1 METRON, Inc.
43
DESCRIPTIONS
NEIGHBORHOOD DESCRIPTION
The Metropolitan Council's planners have said that Scott County's growth
after the bridges' and roads open will be strong but probably will not match
Eagan's growth following the Cedar Avenue bridge opening. Scott County
according to Met Council projections, is expected to add 16,500 homes by
2010. Eagan, during the 1980's alone, added 9,200 households, a growth
rate of 134 percent. "The thing is, Eagan is sitting like 3 miles from
Minneapolis on one piece of it, and 2 miles from St. Paul," said Michael
Munson, a Met Council planner. "Scott County is farther away. What it will
do with road service is make itself on par with places of equal distance...like
Rosemount and Lakeville."
Research of the public records in the city of Shakopee revealed that 1,050
residential lots have been platted during the past 6 years and just under
700 building permits were issued during that time frame. The planning
department estimated that there is a 350 to 400 lot inventory. Building
permits issued in the past three and one-half years are 1991 - 115, 1992 -
151, 1993 - 213, and through June 1994 - 111. Shakopee currently has a
moratorium on subdivision lots smaller then 10 acres. The most recent
apartment building construction was Country Village Apartments, a 113-unit
development constructed in 1988. The only planned construction is the
gubect:
The apartment building managers I interviewed indicated that it is very
unusual to experience vacancies in excess of 4% and that this is usually
attributable to normal turnover. Vacancies typically are due to normal
turnover and the units rent very quickly. My research indicates a pent-up
demand for new units.
Apartment vacancy levels (Fourth Quarter 1994) in the metropolitan area are
3.2% as quoted in the Apartment Profiles Metro Report (April 1995). The
subject property is located in Scott County, City of Shakopee, which is an
southern suburb of the metro area. The following rents and vacancies were
reported by Apartment Search for the southern suburbs including the cities
of Apple Valley, Bloomington, Burnsville, Eagan, Edina, Farmington, Inver
Grove Heights, Lakeville, Lilydale, Mendota Heights, Prior Lake. Richfield,
Rosemount, Savage, Shakopee, South St. Paul and West St. Paul.
METRON, Inc.
44
DESCRIPTIONS
NEIGHBORHOOD DESCRIPTION
n TYPE NO. UNITE AVt . RENT VACANT
Studio 1,224 $425.09 0.8%
1-bedroom 13,614 $515.00 1.7%
2-bedroom 14,858 $631.20 2.5%
3-bedroom 1,800 $788.38 2.3%
Table 09 - Apartment Rents & Vacancy Rates
The overall rental in the metro area currently averages $550.92 for the fourth
quarter of 1994. Based on my research of the market place in Shakopee,
I anticipate a 2% vacancy rate for the subject, after rent-up, on an on-going
basis, considering turnovers.
Absorption of the subjects 64 units is encouraged by
the following economic and social trends:
1) The central location near area recreational lakes.
2) The easy access to the Minneapolis/St. Paul metropolitan
employment centers via U.S. Highway 169 or Interstate 35.
3) The overall projection of the increase in city population over
the next few decades indicates a degree of demand for
housing units which are affordable in this marketplace.
4) The lack of single and multiple-family housing units available
in the Shakopee area.
Since there is a limited number of new projects planned and key indicators
such as employment, population, and per capita income are expected to
continue on an upward trend, I estimate the subject property should be
able to maintain a 0% to 2% vacancy rate with proper management. I will
project a 5% vacancy for the subject based upon the above data.
My survey included properties in the Shakopee area. All buildings reported
near 100% occupancy levels for 1994, with most averaging between 0%
and 3% vacancy.
METRON, Inc.
45
CITY OF SHAKOPEE ;20. A.
Memorandum
TO: Mayor and Council
Mark McNeill, City Administrator
FROM: Gregg Voxland, Finance Director
SUBJ: ADC Financing Impact
DATE : March 5, 1997
Introduction
This is an update/informational item for Council and EDA
regarding the financing package for the ADC project .
Background
The financial assistance for the ADC project has three
parts . One is the grant from the state . Second is the
local tax effort on the part of the county. Third is the
local effort on the part of the city.
For parts two and three, the initial discussions on this
package were stated in terms of the local tax rate times the
tax capacity. This approach ignores any impact of the
fiscal disparities (FD) contribution. Fiscal disparities
was raised as a question at one of the EDA/Council meetings
and at a meeting with county officials .
There was not a common understanding of the impact of FD
among the parties to the agreement . An allowance for FD is
not included in the adopted agreement for the project .
The county is reportedly accepting the agreement as adopted
with no adjustment for FD. The county is a "winner" in the
FD scheme . The city is a "loser" in the FD scheme .
The impact is that the agreement adopted is for the city to
pay to ADC $95, 000 per year. Because of FD, the city will
only receive $66, 500 per year in taxes from ADC. The city
will need to make up the $28, 500 shortfall from other
sources or fund balance .
This is similar to a tax increment district where the city
elects to make the FD contribution out of the general city
tax base instead of out of the TIF district . District #3
(downtown) is currently in this situation. District #4
(track) started out this way but council changed to having
the contribution come out of the district before the
district closed.
Mechanically, the city will need to include an expenditure
of $95, 000 in the General Fund budget for the first year of
the "increment" . ADC will provide $66 , 500 through the
increased tax base . To keep the General Fund in a neutral
position, the tax levy would need to be increased $95, 000 .
This is informational . Staff will not be taking any further
action on this subject unless directed by council .
/620
G egg Voxland
Finance Director
is\finance\docs\gregg\ADC2
City of Shakopee, Minnesota
ADC Technologies Project
Scenario D
Nine (9) Years TIF from City, With F/D Contribution
Six (6) Years TIF From County, Without F/D Contribution
City County Total
Total EMV $9,200,000 $9,200,000 $9,200,000
Class Rate (*) 3.0/4.6% 3.0/4.6% 3.0/4.6%
Total NTC $421,600 $421,600 $421,600
F/D Contribution (126,480) 0 (126,480)
Net NTC $295,120 $421,600 $295,120
Tax Rate 22.533% 45.066% 67.600%
Local Taxes $66,500 $190,000 $256,500
Semi-Annual Semi-Annual Semi-Annual
Year Date Taxes Taxes Taxes
1 08/01/99 33,250 95,000 128,250
02/01/2000 33,250 95,000 128,250
2 08/01/2000 33,250 95,000 128,250
02/01/2001 33,250 95,000 128,250
3 08/01/2001 33,250 95,000 128,250
02/01/2002 33,250 95,000 128,250
4 08/01/2002 33,250 95,000 128.250
02/01/2003 33,250 95,000 128,250
5 08/01/2003 33,250 95,000 128,250
02/01/2004 33,250 95,000 128,250
6 08/01/2004 33,250 95,000 128,250
02/01/2005 33,250 95,000 128,250
7 08/01/2005 33,250 0 33,250
02/01/2006 33,250 0 33,250
8 08/01/2006 33,250 0 33,250
02/01/2007 33,250 0 33,250
9 08/01/2007 33,250 0 33,250
02/01/2008 4,750 0 4,750
10 08/01/2008 0 0 0
02/01/2009 0 0 0
$570,000 $1;140,000 $1,710,000
Present Value 1
j to 3/1/97 @ 6.0% $393,368 $844,330 $1,237,698
(*) First$100.000 of EMV at 3.0%, thereafter at 4.6%.
Prepared by: SPR1NGSTED Incorporated (03-Mar-97 )
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MEMO TO: City Council (2 b
FROM: Dennis R. Kraft, City Administrator
RE: 1995 Non-Union Pay Plan
DATE: January 10, 1995
INTRODUCTION:
It would be appropriate for City Council to discuss and approve a pay plan for the non-union
employees of the City of Shakopee for 1995.
BACKGROUND:
On December 20, 1994 the Shakopee City Council approved a pay schedule for the elected
officials, fire department personnel and miscellaneous temporary employees. At that time, City
. Council also approved an increase in the City's contribution for health, life and disability
insurance. The proposed 1995 wage schedule position classification status changes and pay for
performance program issues are discussed herein.
WAGES
In 1995 a 3% cost of living adjustment to the pay schedule is proposed. Once again, those
position classifications where the current wage exceeds the top step are proposed to be frozen.
As partial compensation for some positions which exceed the top step,of the pay plan I am
proposing a sliding scale lump sum salary adjustment. For positions that are$1 to $1500 above
step 8 of the pay plan a 2% lump sum payment is proposed; for positions $1501 to $3000 above
the top step a 1% lump sum is suggested and no adjustment is proposed for those positions in
excess of$3000.
In 1994 the Shakopee City Council approved a pay plan for the non-union employees of the City
of Shakopee that included the adoption of the new MAMA point values for the various position
classifications within the City. The implementation to this program resulted in the expansion of
the number of pay plan steps. Employees were slotted at a step which resulted in at least a 3%
increase over 1993 wage rates. Those positions where 1993 wages exceeded the new top steps
were frozen. A 3% lump sum payment was provided to those position classifications.
The Public Works Union is the only bargaining unit that has settled for 1995. 'This bargaining
unit received a 3% increase in wages. The 1994 consumer price index cost of living increase
equated to 3.1% for the Minneapolis/St. Paul area.