2004-05-18 specialPLEASE TURN OFF AT CELL PHONES & PAGERS IN COUNCIL CHAMBERS.
AGENDA
MOUND CITY COUNCIL/
MOUND HRAa~l~!!r
TUESDAY, MAY 18, 2004 - 6:30 PM
MOUND CITY COUNCIL CHAMBERS
Call meeting to order
Discussion with representatives of Mound Harbor Renaissance Development regarding proposed
dockage at Lost Lake District
3. Adjourn
LOST LAKE DISTRICT
MHR DOCK & DREDGING REQUIREMENTS
CITY COUNCIL PRESENTATION
5118104
Site Development and Tax Increment Financial Considerations
o Summary of Site Conditions
o Site Development Cost Drivers
o Marketing Offsets
o Tax Increment Considerations
Townhome Docks
Duties & Responsibilities of the Townhome Owners Association
Dock & License ~equirements
Annual License ~signment Procedures
Application & Approval Approach
· Dredging
o Requirements
o Application & Approval Approach
· Requested City Council Actions
· Comments By City Council Staff
· City Council Decision and Direction
SITE DEVELOPMENT AND TAX INCREMENT
FINANCIAL CONSIDERATIONS
Summary of Site Conditions
o Site consists of environmentally contaminated soils with petroleum,
lead, other chemicals, trash, debris and fill, over a peat bed.
Site Development Cost Drivers
o Environmental- - Location, isolation, and complete removal of all lead on the
Maxwell Site.
· Removal of contaminated soils for construction of utilities &
geopiers (Implementation of the RAP/DRAP Plans).
· Continuous on-site monitoring, sampling and testing during the
construction process.
· Additional testing for final site design.
o Geotechnical-
· Site excavation is limited to one foot in order not to stress the
peat base with additional fill (result is additional design/storm
water costs).
· All buildings and structures, including sanitary sewer service
from the County 15 stubs, on approximately 36" diameter
geopiers with 14.5'- 20'+ depths.
· All sanitary sewer laterals to buildings will require HDPE or
equivalent for maximum flexibility, water lines will also require
special design and flexible material criteria.
· All landscape/green space areas will require fabric under 2' of
dirt for human protection from debris.
· All parking lot and roads/driveways will require geotextile fabric
to prevent settling.
· All buildings will require an installed vapor barrier.
· Ali buildings will require a methane gas venting system.
· Significant additional testing will be required for final site design
and structural load definition.
· WHEN COMPLETE, EVERY SQUARE INCH OF THE SlTF
WILL HAVE EITHER A VAPOR BARRIER~ GEOTEXTILF
FABRIC BARRIER~ ENVIRONMENTAL DEBRIS BARRIER
OR A GEOPIER INSTALLED TO SUPPORT THE FINAL SlTF
DEVELOPMENT.
Offset for Difficult Marketing Considerations
o All Townhomes will have deed restrictions, yet to be determined by the
MPCA, but that most probably will include trash and debris disclosure,
petroleum/lead disclosure and methane gas disclosure as a minimum.
o Other site disclosures will include geopier construction, vapor
barrier/methane gas venting/geotextile fabric/environmental fabric and
adjacent Balboa plume as a minimum.
· TAX, INCREMENT CONSIDERATIONS
Category Estimated Gross Tax Present Value of
Townhome Increment @ 95% Tax Increment @
Revenue ( Land ~.~0/o
and Units)
38 Townhomes $13,100,000 $4,300,542 $1,911,901
without docks*
38 Townhomes $20,600,000 $7,133,302 $3,171,243
with docks*
Differential with +$7,500,000 +$2,832,760 +$1,259,342
Docks
* Current site plan provides for 38 townhome pads.
SUMMARY- A dedicated dock license for each townhome is absolutely
mandatory for the success of the entire downtown Mound re-
development project due to the additional tax increment funds provided
and to offset increased site unique development costs necessitating
hi_clher Der unit sale prices.
TOWNHOME DOCKS
DUTIES & RESPONSIBILITIES OF THE TOWNHOME OWNERS
ASSOCIATION (THOA)
o There will be a Townhome Owners Association (THOA), organized and
filed (recorded), with the requirement that all townhome owners are
members of the THOA.
o The THOA will own the docks and will be responsible for dock
maintenance and compliance with all of the City dock operating
requirements/ordinances and City inspections.
o The THOA will not sub-lease the dock licenses to any outside party
(non-THOA member).
SPECIFIC DOCK/LICENSE REQUIREMENTS FOR THE TOWNHOMES
o Each townhome shall have one dock license, with overnight mooring
permitted, (quantity 40, 38 for the townhomes and 2 guest slips);
available starting Summer 2005.
o Each townhome will be permitted only one boat per dock.
o Each dock license will permit boats up to 30' in length with an
approximate 11' beam (associated dredging to accommodate these
docks is assumed for now).
o Canoes/Kayaks and associated storage racks, if built by the
Developer, will not count against the number of docks/boats.
o Jet Skis/Personal Water Craft are assumed to count as a boat.
o The block of licensees will be applied for by the City and established
as a separate block within the Common Dock Program, using the Lost
Lake lineal footage to support the request
ANNUAL LICENSE ASSIGNMENT PROCEDURES
o The City will issue the block of licenses to the THOA annually; the
THOA will then assign the individual slips annually based on
assignment criteria yet to be developed.
o The City will authorize the block of licenses for 99 years with an
automatic 99 year renewal after that initial period.
o Licenses not used by an individual townhome owner for any particular
year will be re-allocated within the THOA to other requesting THOA
members for that year or the slips will be left vacant and not re-
assigned to other non-THOA public users.
o During the townhome construction period, MHR will advise the City at
the beginning of each license year the number required for that year
with the balance of the 40 licenses then available for re-allocation to
the public for off-site use.
Application & Approval Approach-
o 40 docks require 2000 If of shoreline.
o Allocate 2000 If of shoreline within the Lost Lake available shoreline.
City to apply for the additional docks as an add-on license within the
Common DoCks program (same approach as for the other 26 Lost
Lake docks recently authorized).
Common Docks Program not impacted.
DREDGING
REQUIREMENTS
o 40 docks capable of handling up to 30' boats with an 11' beam
requires approximately 1.1 acre of dredging.
· Application & Approval Approach-
o MCWD Rule E allowable dredging criteria ( 2 of the 5 criteria):
· To implement or maintain an existin~ legal ri.~ht of navigational
access;
· For actions by public entities for public purposes.
o Earthtech, under separate contract to MHR, will assist the City as
required with application data requirements, dredge material removal
plan and mitigation plan.
o City to apply for an extension of the dredging previously authorized.
· Riparian rights were previously recognized in the approval by
MCWD.
· Public entity( City of Mound) for public purpose( additional
docks for Mound residents and access to Lake Minnetonka,
improvement of storm water quality to Lost Lake and Cooks
Bay, completion of downtown Mound project to benefit entire
surrounding communities, etc.).
o ApProvals/applications also required from COE, DNR, and LMCD
REQUESTED CITY COUNCIL ACTIONS
t) Authorize the City Staff to apply for licenses for 40 additional docks, with
overnight mooring, for each of the Lost Lake Townhome owners.
2) Authorize the City Staff to apply for a dredging permit to dredge
approximately 1.1 acres from Lost 'Lake, adjacent to the townhome site.
COMMENTS BY CITY STAFF
CITY COUNCIL DECISION
SHORELINE LINEAL
FOOTAGE STUDY
MAY 12, 2004
AREA
Three Points
AREA
Island #1
AREA
Tonkawood
SHORELINE LINEAL FOOTAGE STUDY
Ln Ft Start Ln Ft End Footage License
3305 3395 90 Dock Program
3477 3495 18 Dock Program
3656 3689 33 Dock Program
3789 3899 110 Dock Program
4127 4434 307 Dock Prog ram
4740 4852 112 Dock Program
5262 5294 32 Dock Program
6195 6226 31 Dock Program
6344 6479 135 Dock Program
6608 6640 32 Dock Program
6805 6838 33 Dock Program
7021 7053 32 Dock Program
7223 7264 41 Dock Program
7598 7843 245 Dock Program
8433 9085 652 Dock Program
10125 10168 43 Dock Program
11304 11324 20 Dock Prog ram
12280 12342 62 Dock Program
13351 13397 46 Dock Program
14628 14692 64 Dock Program
15642 15775 133 Dock Program
16313 18756 2443 Dock Program
19125 19169 44 Dock Program
19227 20605 1378 Dock Program
21544 21619 75 Dock Program
22204 22218 14 Dock Program
Total 6225 Dock Program
Ln FtStart Ln Ft End Footage License
0 185 165 Dock Program
Total 165 Dock Program
Ln Ft Start Ln Ft End Footage License
0 151 151 Dock Program
592 1338 746 Dock Program
1910 1954 44 Dock Program
2122 2166 44 Dock Program
2360 4366 2006 Dock Program
4449 4464 15 Dock Program
4822 5011 189 Dock Program
5033 5387 354 Dock Program
5472 5608 136 Dock Program
5721 5895 174 Dock Program
6139 6170 31 Dock Program
6406 6418 12 Dock Program
7243 7256 13 Dock Program
8442 8518 76 Dock Program
Total 3991 Dock Program
Shoreline Lineal Footage Study
5/12/2004
AREA
Shirley Hills
AREA
North Island Park
AREA
East Island Park A.
AREA
East Island Park B.
SHORELINE LINEAL FOOTAGE
Ln Ft Start Ln Ft End Footage
1643 1683 4O
2251 2438 187
2913 2955 42
3657 3694 37
4889 4987 98
Total 404
Ln Ft Start Lin Ft End Footage
1196 1296 100
2045 2950 905
3338 3885 547
3976 4068 92
4143 4294 151
4479 4519 40
4656 4697 41
4936 5058 122
5326 5361 35
5608 5721 113
5838 5874 36
6011 7526 1515
8252 8350 98
8451 8659 208
8759 8835 76
8937 9635 698
10008 10737 729
10947 11355 408
Total 5914
Ln Ft Start Lin Ft End Footage
3899 4042 143
5503 9270 3767
9396 9547 151
9720 9768 48
9782 11559 1777'
12342 12657 315
12714 14204 1490
14365 14741 376
14837 15170 333
Total 8400
Ln Ft Start Lin Ft End Footage
0 33 33
105 929 824
1244 1377 133
1424 1758 334
1940 2463 '523
Total 1847
STUDY
License
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
License
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
License,
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
License
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Dock Program
Shoreline Lineal Footage Study 5/12/2004
AREA
West Island Park
AREA
Lost Lake
AREA
The Highlands
SHORELINE LINEAL FOOTAGE STUDY
Ln Ft S~
634
1060
1929
2423
3259
4100
Ln Ft Start
1221
3559
4432
6320
8549
9760
10063
10109
10247
10359
10850
Ln Ft Start
0
1679
3126
3864
4938
5989
Lin Ft End Footage License
702 68 Dock Program
1081 21 Dock Program
1945 16 Dock Program
2501 78 Dock Program
3269 10 Dock Program
5755 1655 Dock Program
Total 1848 Dock Program
AREA Ln Ft Start
Island #2 0
Ln Ft End Footage License
1231 10 Dock Program
4432 873 Dock Program
6320 1888 Townhome
7540 1220 Lost Lake
8576 27 Dock Program
9994 234 Lost Lake
10109 46 Lost Lake
10199 90 Dock Program
10359 112 Townhome
10488 129 Dock Program
10973 123 Dock Program
2000 Townhome
1500 Lost Lake
1252 Docks Program
Total 4752
AREA Ln Ft Start
The Bluffs 3196
4321
Ln Ft End Footage License
632 632 Dock Program
1782 103 Dock Program
3224 98 Dock Program
4052 188 Dock Program
5098 160 Dock Program
7178 1189 Dock Program
Total 2370 Dock Program
Ln Ft End Footage License
300 300 Dock Program
Total 300 Dock Program
Ln Ft End Footage License
3263 67 Dock Program
4373 5_~2 Dock Program
Total 119 Dock Prog ram
Grand Total
32835
2000
1500
36335
Dock Program (29,500 Claimed - 590 BSU's)
Townhomes (40 BSU's)
Lost Lake (24 BSU's)
Shoreline Lineal Footage Study 5/13/2004
LOST LAKE DISTRICT
MHR DOCK & DREDGING REQUIREMENTS
CITY COUNCIL PRESENTATION
51t 8~04
· Site Development and Tax Increment Financial Considerations
o Summary of Site Conditions
o Site Development Cost Drivers
o Marketing Offsets
o Tax Increment Considerations
· Townhome Docks
o Duties & Responsibilities of the Townhome Owners Association
o Dock & License Requirements
o Annual License Assignment Procedures
o Application & Approval Approach
· Dredging
o Requirements
o Application & Approval Approach
· Requested City Council Actions
· Comments By City Council Staff
· City Council Decision and Direction
SITE DEVELOPMENT AND TAX INCREMENT
FINANCIAL CONSIDERATIONS
Summary of Site Conditions
o Site consists of environmentally contaminated soils with petroleum,
lead, other chemicals, trash, debris and fill, over a peat bed.
Site Development Cost Drivers
o Environmental- . Location, isolation, and complete removal of all lead on the
Maxwell Site.
· Removal of contaminated soils for construction of utilities &
geopiers (Implementation of the RAP/DRAP Plans).
· Continuous on-site monitoring, sampling and testing during the
construction process.
· Additional testing for final site design.
o Geotechnical-
· Site excavation is limited to one foot in order not to stress the
peat base with additional fill (result is additional design/storm
water costs).
· All buildings and structures, including sanitary sewer service
from the County 15 stubs, on approximately 36" diameter
geopiers with 14.5'- 20'+ depths.
· All sanitary sewer laterals to buildings will require HDPE or
equivalent for maximum flexibility, water lines will also require
special design and flexible material criteria.
· All landscape/green space areas will require fabric under 2' of
dirt for human protection from debris.
· All parking lot and roads/driveways will require geotextile fabric
to prevent settling.
· All buildings will require an installed vapor barrier.
· All buildings will require a methane gas venting system.
· Significant additional testing will be required for final site design
and structural load definition.
· WHEN COMPLETE, EVERY SQUARE INCH OF THE SlTF
WILL HAVE EITHER A VAPOR BARRIER~ GEOTEXTIL_F
FABRIC BARRIERs. ENVIRONMENTAL DEBRIS BARRIER,
OR A GEOPIER INSTALLED TO SUPPORT THE FINAL SlTF
DEVELOPMENT.
· Offset for Difficult Marketing Considerations
o All Townhomes will have deed restrictions, yet to be determined by the
MPCA, but that most probably will include trash and debris disclosure,
petroleum/lead disclosure and methane gas disclosure as a minimum.
o Other site disclosures will include geopier construction, vapor
barrier/methane gas venting/geotextile fabric/environmental fabric and
adjacent Balboa plume as a minimum.
o TAX INCREMENT CONSIDERATIONS
'Category Estimated Gross Tax Present Value of
Townhome Increment @ 95% Tax Increment @
Revenue ( Land 6.5%
and Units)
38 Townhomes $13,100,000 $4,300,542 $1,911,901
without docks*
38 Townhomes $20,600,000 $7,133,302 $3,171,243
with docks*
Differential with +$7,500,000 +$2,832,760 +$1,259,342
Docks
* Current site plan )rovides for 38 townhome pads.
SUMMARY- A dedicated dock license for each townhome is absolutely
mandatory for the success of the entire downtown Mound re-
development project due to the additional tax increment funds provided
and to offset increased site unique development costs necessitating
hiqher per unit sale prices.
TOWNHOME DOCKS
DUTIES & RESPONSIBILITIES OF THE TOWNHONIE OWNERS
ASSOCIATION (THOA)
o There will be a Townhome Owners Association (THOA), organized and
filed (recorded), with the requirement that all townhome owners are
members of the THOA.
o The City of Mound will own the docks and the THOA will be
responsible for dock maintenance and compliance with all of the City
dock operating requirements/ordinances and City inspections under
sub-contract with the City; the THOA will own the outlot adjacent to
Lost Lake abutting the docks and the City will be provided an
easement over the outlot for access.
o The THOA will not sub-lease the dock licenses to any outside party
(non-THOA member).
SPECIFIC DOCK/LICENSE REQUIREMENTS FOR THE TOWNHOMES
o Each townhome shall have one dock license, with overnight mooring
permitted, (quantity 40, 38 for the townhomes and 2 guest slips);
available starting Summer 2005.
o Each townhome will be permitted only one boat per dock.
o Each dock license will permit boats up to 30' in length with an
approximate 11' beam (associated dredging to accommodate these
docks is assumed for now).
o Canoes/Kayaks and associated storage racks, if built by the
Developer, will not count against the number of docks/boats; the
storage rack will be constructed on private property.
o Jet Skis/Personal Water Craft are assumed to count as a boat.
o The block of licensees will be applied for by the City and established
as a separate block within the Common Dock Program, using the Lost
Lake lineal footage to support the request
ANNUAL LICENSE ASSIGNMENT PROCEDURES
o The City will issue the block of licenses to the individual townhome
owners annually; the THOA will then assign the individual slips
annually based on assignment criteria yet to be developed.
o The City will provide a very long term commitment for the exclusive
use of the docks by the townhome owners, all owners are considered
to be abutting (Note: Details of this request are yet to be finalized).
o Licenses not used by an individual townhome owner for any particular
year will be re-allocated within the THOA to other requesting THO^
members for that year or the slips will be left vacant and not
assigned to other non-THOA public users.
o During the townhome construction period, MHR will advise the City at
the beginning of each license year the number required for that year
with the balance of the 40 licenses then available for re-allocation to
the :public for off-site use.
Application & Approval Approach-
o 40 docks require 2000 If of shoreline.
o Allocate 2000 If of shoreline within the Lost Lake available shoreline.
o City to apply for the additional docks as an add-on license within the
Common Docks program (same approach as for the other 24 Lost
Lake docks recently authorized).
o Common Docks Program not impacted.
DREDGING
REQUIREMENTS
o 40 docks capable of handling up to 30' boats with an 11' beam
requires approximately 1.1 acre of dredging( final dredge area
requirements to be determined after LMCD review of dock request).
Application & Approval Approach-
o MCWD Rule E allowable dredging criteria ( 2 of the 5 criteria):
· To implement or maintain an existin.q le.qal ri.clht of navigational
access;
· For actions by public entities for public purposes(an added
criteria since the previous application).
o Earthtech and Landform, under separate contract to MHR, will assist
the City, as required, with application data requirements, dredge
material removal plan, mitigation plan, and all other data requirements.
o City to apply for an extension of the dredging previously authorized.
· Riparian rights were previously recognized in the approval by
MCVVD.
· Public entity( City of Mound) for public purpose( additional
docks for Mound residents and access to Lake Minnetonka,
improvement of storm water quality to Lost Lake and Cooks
Bay, completion of downtown Mound project to benefit entire
surrounding communities, etc.).
o ApProvals/applications also required from COE, DNR, and LMCD
REQUESTED CITY COUNCIL ACTIONS
1) Authorize the City Staff to contact the LMCD regarding boat dimension
limits which will be in effect for the Lost Lake Townhome docks, to
determine the sizing of the docks and the dredge area,
2) Authorize the City Staff to apply for licenses from the LMCD for 40
additional docks, with overnight mooring, for each of the Lost Lake
Townhome owners and two guest slips, consistent with the dimension
data determined in paragraph 1) above.
3) Authorize the City Staff to make the appropriate applications to the various
agencies, including the MCWD, for a dredging permit to dredge an area
from Lost Lake, adjacent to the townhome site, to support the boat
dimensions and boat navigability requirements, determined from
paragraph 1) above; applications are to include the required mitigation
plans, improved storm water quality from downtown Mound, and other
supporting data as may be required.
Assumptions for the requested actions above:
1) All costs for the applications, licensing actions, dredging and dock
construction will be the responsibility of MHR.
2) New BSU's will be created to support the request for 40 docks.
3) The Common Dock program will not be impacted nor will existing
program licensees.
4) The dredge project will be a City Project; the docks will be
constructed by MHR and accepted by the City as in a utility
acceptance.
COMMENTS BY CITY STAFF
CITY COUNCIL DECISION