here council member nordby here mayor mongi here feedback yours yeah careful what you wish for all right I get on to adopt the agenda please so moved your honor so move council member Wong second second council member Norby all those in favor say I I hi okay topics thank you mayor thank you uh first up is the potential development of the 2329 17th Avenue and I'm going to turn that over Brandy our community development director [Music] good evening everybody um you might Might Recall this topic from earlier in the year when we looked at a couple of proposals on on this site um earlier this year the city council requested additional information regarding this property at the corner of 17th and Delaware Avenue and it is our understanding that your intent is to ultimately uh determine the most appropriate manner of disposition of this site uh the subject site is a 2.4 acre parcel that was the former location of a church that was demolished in 2009 the property is located in a low density residential neighborhood and its owned to single family uh residential the background on this property is that it was purchased in 2005 for $800,000 it was then uh filed for foreclosure in 2008 in 2008 it was then listed for 925,000 and then later reduced to 850,000 and was ultimately picked up by Evangelical Christian Church Church um from the Ramsey County shareff sale in 2008 for $63,750 and the city ultimately purchased the property in 2010 for 145,000 it was listed three months later at a price of 195,000 and then in uh 2018 the city entered into a letter of intent with bamman Builders um they offered $770,000 to purchase the site subject to approval of development of 14 to 28 um dwelling units that sale did not come to fruition the property was later uh listed in 2019 at an unknown price and then most recently this this year we had a couple of offers on the property one from Andress um KT and Andress for $70,000 subject to the approval of uh six unit development project and then the other offer was from High Point group for 150,000 subject to approval of 12 units uh since we last talked we had an appraisal of the property completed the appraisal analyze the property based on the highest and best use and those items are it's physically what is it physically um what's physically possible to build there um as you probably already know the easternmost portion of the site has minimal development potential uh what's legally possible under the zoning of single family what's financially feasible um based on the predevelopment costs that are required for this site and what's Max maximally productive as in number of units and our Appraiser's conclusion on the highest and best use of the pro property is low density single family residential development in the estimated market value is 100,000 so we've got a couple of options to to go through tonight I'll run through them fairly quickly and then we'll open it up to discussion um amongst you but we've basically got the two developers to choose from uh those different proposals earlier this year you asked staff to investigate what it would take for the city to retain this property and have it redeveloped or sorry subdivided by the city for uses this in the student build pro um student buil project and then a fourth option is to just list it with a realtor and sell it so if you uh would think back to earlier this year the proposal from KT and Andress was to develop six single family lots on one acre and then one and a half acre would be an outlawed as Green Space the Lots would face Delaware in 17th Avenue the density would be six dwelling units per acre which excludes the green space and again the purchase price was 70,000 the project would provide new tax Spas um from those new single family homes and it it aligns with the existing development pattern it also contributes towards meeting the for sale single family demand um something that I became aware of today there was an error in the staff report regarding the need for a zoning uh variance or rezoning for this property uh based on the information that I had at the time I was using 0.14 acre and using that calculation to determine the size of the um of the lots and surprisingly enough when you have 0.14 and then you put it out by like 10 decimal points it comes up with a very different uh yield of square footage for the lot than what I had initially had at just 0.14 so in some there is no variance needed or resoning for this particular proposal and the other proposal was from higho group and they had a similar um relatively low density proposal but they were going to have 12 units um as Twin Homes they were going to develop approximately uh one acre sorry one and a half acres with one one acre as the out lot their purchase price was proposed at 150,000 and again their project would create new tax base from those new uh two family dwellings the higher density that they propose aligns with our comprehensive plan future land use designation which is medium density residential and this project contributes toward the um meeting any for sale multif family demand in the community and as I mentioned before um this particular project would require a need for a PUD as part of a zoning approval to move forward so here's the new option to retain the property for student built housing so in determining this or running some uh numbers we had to look and see what it would cost to to get the site ready for development so we've estimated that pre-development costs would be about $177,000 that includes the rezoning platting legal fees and Engineering review there's about $287,000 worth of site work that would need to be completed which includes sanitary sewer realignment water main Services storm sewer and Grading site restoration pavement installation patching and erosion control our finance director indicated that if we were going to do this we would need to borrow um for those upfront costs in order to to build in the next year or so so the assumptions that I used in doing the analysis which will be on the following slide is that we would have six single family lots sing to the similar to the Andress um Ken Andrew proposal we would complete the site work in 2024 the homes would cost about $300,000 in construction materials with a 3% annual increase um each year and our permitting fees would have a half% annual increase increase and then on the following slide you'll see that I had two um for sale prices it's a little bit small um the low price is based on what was provided in the appraisal the homes in the appraisal were selling for uh about 308,000 Y $38,500 and those were within 2 miles of the subject property the higher value was based on um the fact that these are newer homes and closer to what we're selling the other properties for that are the same the same footprint model so on the left is the the low um low purchase price would have us losing over the six-year period almost $400,000 $441,000 if we were to be lucky enough to sell them for $380,000 we would have a net gain of about [Music] $118,000 and that's just a assuming that all of the assumptions that I have put into this model are accurate and would you know hold true moving [Music] forward so thinking about this poent potential option for retaining the property for student built I I would ask that the council uh consider and the H as well is this uh option consistent with our Housing and Redevelopment Authority's Mission since is their property and it is that actually I believe it's a city's property but it's the H's mission to support the student build homes um is the city comfortable with the potential net loss on the project if the H Miss mission is met and is this partnership with our school district sustainable for the next 5 to 10 years um if we do decide to move forward with this I would recommend that we get a a longer term commitment normally we've done a one-year commitment for each house so we might want to make sure that we've got um a commitment that they're willing to do five years worth and then is there a backup plan if the partnership were to dissolve so the final option is to simply just sell the lot put it on the market with a realtor uh no upfront investment is needed with this option and limited staff involvement would be needed uh we would have a little bit less control over the outcome and the um contribution sorry we would have to pay commission to the realtor at the time of closing there would be a cost associated with that but other than that uh that is the end of the presentation so I will open it up for your discussion did you receive the um proposal that uh they sent um Luther I did not directly receive a proposal from Luther today okay it was done it was went to the mayor and Council so I wasn't sure if it got there yet I I I saw it but I didn't receive it in my email [Music] box is there any was there any discussion or um recommendations um uh has planning seen this uh Planning Commission has not seen this question can can you speak to the density differences between R1 and R2 in the zoning ordinates yeah please if you would just give me a moment I can pull that up so the the density for I think this would require me to do a little bit of math but from my recollection of the previous analysis the density for the six unit is in line with our zoning ordinance and it's acceptable in the comp plan the density of the high point group would be greater than what is acceptable by the zoning ordinance but is in line with the more medium density land use of the comp plan is it that the the um next Whatever Gets developed there is supposed to to move towards that higher density well that's where we have a little bit of a mismatch um because our property has not been zoned for the higher density but the comprehensive plan supports it so if this group were to desire to move forward with a higher density development we would need to have some kind of um zoning uh not variance uh flexibility with the High Point groups proposal and that flexibility would be a PUD based on our requ requirement of the zoning ordinance that groupings of um multiple two families would have to have a PUD and so that PUD flexibility could be um The Avenue to achieve that zoning comp plan agreement thank you br go ahead sorry um when a PUD is granted um um C can can you tell me that process is that something that we have to get input from all the Neighbors on and um the local residents a public hearing would be required um which would go out to people within 350 ft of the property the subject property would get a a notification letter sent to them and it would also go on the newspaper if there was a desire to hold a public meeting in addition to that requirement that would be an option as well thank you I appreciate the information I'm uh I'm glad we did a um an appraisal so we understand what we're dealing with here I mean the tax value on that is $484,000 which is outrageous it's like there's still a building on it and just to understand what the land could be used for because the last uh student hope build housing we paid $20 and some thousand it was 115,000 a lot for at the one so we have to look at Justus if Ying selling that piece of property and then you're going out and buying more expensive property so it's on the lines of a lot of work has to be done as far as the grading sewer and everything else so it was good to understand the property and be able to go forward with that because as elected officials up here we have to justify when people are saying why you spending this and turn around and selling things for that so that was the main goal I think of just trying to understand what we're dealing with here in the expenses and to see if it is a good idea if not then at least we know that uh that property was not a good fit for it because of the the work that needs to be done so that was my my biggest concern was just to understand what we got because we have 140,000 into it as a city and the value is 100,000 right now so we have to understand what the value is before we can decide on what we're doing with it so I appreciate the staff doing that and giving us the information I know it was a very in-depth report 65 Pages it had other you it's an odd lot just like you know everybody said so and just to understand so what's the goal for us tonight as far as what you want to see well staff has presented the present um the options that was requested and so at this point we're we're simply seeking your direction on what to do if anything with this piece of property I just wanted to be clear mhm okay I agree with you mayor we followed all proper questioning we had especially during the uh student builds And discussing what the student builds would look like if we did have it there um but we did go through all the presentations and uh had come to somewhat of a thought of what this would look like moving forward and I I truly believe this is from me speaking that I believe we need to make a a a decision moving forward and get this solidified does anybody have an opinion about the student build homes about using that is after we got all the information together if it's a good fit if it's not a good fit the potential half a million dollar loss is concerning very concerning to me um that's my biggest hesitation for it and I don't think we should be in the the business of floating things for years but Al although the student build housing is nice M let's consider the neighbors around too I mean you have if we're looking at six units on there that's six years of all season long yep I agree with that too are there alternative lots available for the student built going forward available in town that have been identified yep the city owns at least one that's on Sixth Street and 7th Avenue I believe that right by Webster I drove past it it's a yeah yep that one was uh purchased and subdivided with the intent of having a student buil house there it's a little bit smaller of a lot than others um but it did receive a conditional use permit to enable it to have that student built on it other than that the city own a couple of other lots that are a little bit questionable in terms of their ability to support another um student built on it just by the relationship of easements and utilities but it's not impossible but the ones that are available ready to go we just have the one there's one that's actually in the HRA name is that the old Lori Gas Station on 17th and uh a corner of 17th and Century that's a really small lot notable feasable I'm just saying the property we have so we ruled that one out 6th Street the Sixth and Seventh Avenue the only is a possibility so that gives us this year we're working on the one so it gives us next year to be working on that one six Street if that's possible if we can get that working there's another one we have a part I think we call it the Tot Lot um that is a potential we do but I've heard from public works department that that may not be the ideal location and I've also uncovered some history on that site that may preclude it from being an option um so I need to consult with legal on that to to confirm but that was the best second case scenario was that Tot Lot and I just am not 100% sure if it's an opportunity at this point okay what you call it to lot never heard of it is that the same as country that is the one yep that's the same thing yep okay also and you told me that's where the ice rank is right across from Kobe it looks like they took a house down and they got that little extension looks like it was a lot where a house was at one time they got the fence and a bench there sitting yep that's where they set up the ice rink uh we did find out another place recently that I'm currently looking into some more information to come on that but uh another potential lot but okay haven't gotten too far down that road yet so we have two we have this year and next year looks like we're sitting pretty good with it is a good program and we like to try to continue but if we're going to sell this and we're going to buy others we have to justify what we're doing here because otherwise they're going to people are going to say well they got rid of that place you know could have been something so I think it's a great conversation we're having anything sir I mean I for me I I'm aligned with a lot of the comments that I hear from up here um I think there are some student some lots to continue the student built housing um I'm also convinced that we can work with either of the developers um to come to an arrangement um that maybe the city maintains a property you know a lot for a student buil house I don't know I'm making assumptions um so I mean there's always the the hybrid approach um but I I think both parties have waited and have been extremely patient um so I I think it's time that we um move you know start mov moving forward and I don't know if I agree either or both party would like to present or represent again I know that um the the two gentlemen that are over here today have another one have have a have a different rendition of of what they had and I believe it was um decreasing the house the square footage of the house driving which would bring the the prices down slightly um so I guess I would love to hear both you know I'd hate to award both off of an email right now I guess is what I'm saying great I I'd like to get that finished as far as we can agree that probably not going forward with the student housing is the way we're going to go or h of or one of yeah and then I'm talking like a lot yep y but I mean as far as putting it entire lot getting yeah as long as those other lots are feasible and seem conducive to the stud student built program I don't see why not okay I just I want to clear one thing up so we can say we're moving away from the student build at this time and looking at the other plans okay sounds good thank you do I need to do anything after we said that or we just move on there's no voting or anything like that so we have to worry about that so let's move on to so would our Direction be to staff that we would like to invite them as soon as they are both ready and prepared to present at one of the future Council meetings so we can make decision between between the two groups I agree is that the direction to have staff move that that is one option another option is a potential close session to discuss the proposals that are on the table and I guess I would prefer to see both represent because we don't I I can't make a decision based off OFA sure things um and both parties correct have shared new plans has anybody talked to the parties that I have not had conversations with either in a number of weeks it's probably I know High Point presented something different from what they presented exactly um and so uh yep I can definitely invite them both back in uh January is there preference on the first or the second meeting I would say first meeting let's get the ball rolling okay do we still want to have some conversation about what's existing on and what Brandy presented existing I mean the the pack the packet yeah the the on the table currently you mean that are currently on the table yeah yep if you I don't know where where you're at whether you sat down are you done I have no more to present the conversation is open I'm just what do we want to have more conversation around options one and two as they are presented here or do we feel like that's sounds like it's it's changed and has anybody reached out to High Point is they still interested I mean is it how long has it been it's been a few weeks since I've heard from them um I would based on that I think they are still interested I'm not sure if they're asking or proposed purchase did a whole proposal of something else and and then a completely different thing showed up as as his proposal afterwards that we never talked to him about I mean we were looking at a golf course and some other stuff and then we got a different proposal of one level that is correct okay I we want to I mean I I think both presentations um uh if if we're taking the time to revisit this again then um both them here presentations and um uh fully both um final and best I mean yeah all the options um it sounds like there's been options sent um that's not here tonight um before us and so um there's some consideration it sounds like um I I would find it really helpful if the Planning Commission uh took a review of this first um if that is the case that would bump it to the second meeting second January for the two of you at the end and my naiveness from the Planning Commission how detailed of how detail do you need do they need to have plans to can they just appr Concepts I I think they can um a little bit more detail than what I saw maybe today would be ideal for Planning Commission um if if I remember right from the email you sent today yours isn't done yet you just gave a a preliminary of one of the changes you did correct right I mean our goal is to what I'd like hear from you is what do you want do you want single family homes you my proposal is we can doign the ls and fours the two we get we got total we're open to do well you have the side by sides for sale right now and by your email it sounds like you're sold out of them already so they're very popular yeah they're popular because there isone our is oh we're looking go ahead oh I think the housing study that was done I think last year um seemed like the biggest gaps were in um kind of multiplexes or duplexes um and if we're looking at the most recent um types of buildings that we're putting in many of them are already single family or town homes and so I think this would mix it up a little bit and I do I talked to some neighbors around there and they one level I mean somebody was talking about you know the one was the the three levels down there where M and well nobody wants that I mean it's a one level stucko community and then the side by side would be one level and would fit in correct no Towers so that's where so I I think that uh that seems to be a need for our area because a lot of people are aging out of their homes that's my opinion I certainly think that's yeah an option to consider I I would say we need to give staff Direction then on how to communicate with the developers about what our intent is personally I would like to say I don't know if it's a point system or whatever but high points would be awarded to developer that could include one lot for student built and high points would be included to the developer that um would have slightly higher density the side by side but also communicate to developers that only single levels would be considered just to be fair to all the developers about what we are expecting them to present to us but if we keep the the student build that will be a single house they don't do double so then it look weird having I I believe they have in the past I've never they they they took a duplex and made it a single family that's the one by Webster School but buil a couple of them close enough together you just bridge the gap yeah but I haven't seen any uh duplex as far as that side by side I should say sorry well I think it's worth yeah asking if they do it yeah yeah interior Doug thank you for your question what does the city want what do we want moving forward do we want to have Brandy go back to the developers ask for the side by-side Homes single family at the end of the day what do we want and then now we're revisiting student builds if we're going to have a student build what does that look like was a student built um in reference to the hybrid model Tim when you were referring that recently mine was about a chunk of land yeah I didn't care what went on it mine was about negotiating a potential plot of land if we think we're tight I uh I would prefer to have a it go to just the developer because then you got this lag and everything else and just get it done and then we'd have to keep our eye open for and it may cost a a little bit more maybe but just to get the project done and over with that's kind of where I'm leaning towards it closed anything get I just made the recommendation yeah I just think trying to pull it out and then after they're done with that it's just going to it's going to delay and maybe run into some issues when it has two different groups there is my thought and then I guess one other question I I would probably have when working with the developers is um time from start to completion I'm assuming they won't a lot of the properties won't be built until there's a buyer um so at what point in the project do they just choose to spec build um you know is it three years is it two years is it just so we've got an idea does that make sense I mean just kind of a a timeline you build a spec one to start with and then okay perfect perfect I was just going off six year yeah student build project what you say the final time and year and a half perfect awesome so we're in consensus that we're removing the thought of a student build from the land I'm in I'm in consensus of that but I don't know what the rest I'm okay with that I'll consent okay well and I mean for Direction with Brandy so now we want thank you yep single family or the town home style are your um I'm you're here so I'm bugging you sorry but uh are yours uh age like 55 older or how do you guys work here is just normal is itally don't put restri everybody's okay and yours have basements in them and the other one was slab I think y okay so I got [Music] a out of curiosity um do you make them handicap accessible or is that per request or is that I mean I don't know how that goes like all our doors are bigger okay and things like that in these you know a anything like that right you know I mean they're not like totally set up some okay yes sir allow me to single family home do you want to should he come up to the microphone is that doesn't requ a lot of doesn't requ process would be a f process I concur with that statement but I would also state that if the developer and the city both desire a higher density product then it is in our long range plan to have something a little bit higher density and that the extra hopes to jump through would be in alignment with those longrange goals we all agree that single family one level is for fits that Community as a council I I I think the density um is important um we have a housing shortage and no I'm asking level yeah so I think that the more density y single level house I don't want to do the talk I don't want to discuss anything that's you know that's real tall because that's not part of the neighborhood I'm open to a second story I'm I like to see you single level I'm personally not opposed to a second story my concern is we're going to put so many qualifiers on what council wants the houses to look like the developers can't me what we're asking so I guess I would leave it upon them to come back and propose to us just no three just no three storyup yeah I think because it's within the comp plan um that's why I'm I'm suggesting it I I would suggest that we provide a maximum density to the Developers so that they know what we're willing to potentially accept based on our longrange plan and give them the upfront understanding that if it's not six Lots then it will require additional entitlement processes with the Planning Commission and City Council in order to get it approved so it will take a little bit more time but then the yield would be greater for both the developer and and the city okay so my biggest thing was to go through the student build understand if we're selling this what you know what we have for Value so I think we we we agree on that so then we can work on the next layer which is getting the the right uh requirements to get proposals agree on that yeah okay out of curiosity and not to get too far into the weeds do uh would they be finished basements or would you let leave that up to the homeowners okay okay typically kids sure yep thank you you feel you got enough to work with I do I think I have enough direction for the next meeting well let me just verify we're going to go back to the developers and ask that they provide a new um presentation to city council which would happen potentially after our Planning Commission review on the 7th of J I believe it's the 7th of January and then they will come back on the 16th for presentation to the city council yeah we really got to get the Planning Commission to okay to sign off on that those presentations made or are we going I think we need to have a CL session after I agree with that in my opinion a Clos session afterwards I agree is is the closed session after the council meeting or the workshop after council meeting okay or do we feel like a closed meeting is sufficient to have what we would talk about in a workshop and talk more deeply sorry he still wants to see the proposal I still want to see the proposals okay I see so I don't know if we can have proposals given in a closed session no no yeah no didn't think so n all right we're good um oh go ahead ju just to make sure we're dotting eyes and Crossing te's we've talked about the two developers that have already submitted something legally do we put this out just to those two or do we have to cast a wider net I don't know I don't think there's any legal requirement to do that I would advise at this point just because we've had these two going on for six plus months that we should just keep it at the two okay so do we want two different proposals High Den density housing single family from each developer uh I was going to request that the developers provide The Proposal of their choosing and they would be able to propose up to a certain density based on our comp plan requirements or as little as they choose and that they would come to provide their presentations to the Planning Commission at one meeting and then to the city council at the at the next everybody okay with that or what's your thoughts you good I'm good okay all right thank you thank you Brandy thank you for coming appreciate it guys all right the next item is property Redevelopment and disposition policy turn that back over to Brandy okay another presentation um this one's timely it kind of fits right in with what we were just discussing um so in your packet is a draft policy that we put together at your direction uh from a few meetings ago when we had a conversation with the chair of the Eda Mr robertd and the intent of this uh policy is to have a Frank well the the intent of tonight's discussion is to have a Frank discussion about how we're going to to process these kinds of requests in the future just like what we had uh as far as City owned property or H owned property so this this is the draft policy statement that is included in the document this first paragraph It's not verbatim but it's coming out of our comp a plan it says that North St Paul is a fully developed community in the dwin city's metropolitan area Community growth will be focused on Redevelopment the ReUse of land encouraging density and creating creatively fitting New pieces into the existing fabric of the community the next paragraph gives us some flexibility it says that um we're not compelled to to sell property and we're not compelled to um sell undevelopable undevelopable Parcels of property that might be more appropriately conveyed to a budding land owner for example rideway if we wanted to um vacate rideway you would split that down the middle and it would go to the the two buding Property Owners so it's leaving some flexibility for those types of situations and then it also acknowledges that we have three entities that own land in the city so the city council the H and the Eda and the purpose of the policy ultimately when we have a completed understanding of how we're going to operate is to have an open process by which the city sells Its Real Estate for the Redevelopment purposes so the standard process is basically four simple steps um we have a piece of land we're going to compile the site information we'll do a RFP to solicit proposals we'll select a developer and then we'll agree um come to an agreement with the developer so the site information piece is kind of what we've been working on with the 17th and Delaware property that site has a really long history so I was able to compile a bunch of information based on on that and it could include your survey documents any easements that we may have access to the platting appraisal Etc just anything and everything that we could possibly get our hands on related to the site um if there's environmental work that's been done it would include that we would then prepare marketing materials that we would put on the website um and utilize and other ways to try to uh let the development Community know that we we have land and we want it to to be sold and redeveloped and then we also have situations like the site across the street where parcel combination um or consolidation might be required or necessary in order to make it a more marketable site and when to to to do that would be based on the direction of the city manager is how it's currently currently WR written so our development proposal proposal process would um allow us not mandate to issue an RFP so we would we would advertise that on our website on on the city's agendas where we would uh be discussing it we would put a sign on the property that says this is for sale we're going to have a RFP um proposal solicitation process and then we would also directly email to any developers that we have happen to have in our contact book when we reive those proposals we would evaluate them based on the criteria that I have listed here so that includes our consistency or its consistency with our comp plan and the fature land use designation of the site um consistencies with the goals objectives and the land uses that are in the Redevelopment master plan the quality of the development concept proposed and the compatibility of it with the surrounding development the proposed purchase price the proposed public benefits of the project if any the experience and reputation of the developer and then any longterm Financial impacts of the pro project so it is the proposal would be we have issued the RFP we've received our responses we have a a selection committee that is created determined by the city manager those entities that he would want to have on that and maybe it's staff maybe it's a combination of Staff Council representative Planning Commission representative Eda representative whatever the appropriate makeup might be based on that direction and then we would review those proposals based on the criteria in the previous slide um Planning Commission would have a crack at it and this is a policy consideration for this group the chapter 32 of our Municipal Code currently requires that any um property to be sold by the city has to have uh the Planning Commission make a recommendation to city council state statute requires the planning agency do that and according to saurin staff planning department could be considered the planning agency so it's a consideration for you if you would like to have fewer formal steps or not so by adding this Planning Commission step in there it does create a longer process in terms of hitting meetings um having recommendations to councel Etc or if we have it with the the the planning planning staff city city Le it would shrink that process time so after the Planning Commission review if we are going to do that then we would bring it to council um to select a preferred developer once the city council has selected its preferred developer it would direct City manager and staff to prepare a membrane of of understanding with that uh with that entity and the purpose of theou would be to allow the city to temporarily lock in the developer and give them time to complete any necessary due diligence on the site Council would also have the opportunity to deny any of the proposals and just choose not to do them um and they would have to provide rate notice within 14 days of that decision so once the terms of theou have been established by the developer and the city manager or team it would be placed on a regular Council item it would be placed on a regular agenda for city council for action and then the final step would be a negotiation of the purchase price if that wasn't already predetermined in theou and this is another policy decision it could be conducted at the staff level again or city council could hold a Clos meeting to discuss un asking price review the appra aals um consider counter offers on the property if if any and the resale value of the property in determining the the price you would consider the appraisal value um if we were to receive one if we were directed to obtain one rather uh the performa of the developer if provided and the development quality the design of building materials and compatibility with the surrounding area in some cases review by other commissions might be necessary so the Eda may be asked to review a proposal if the recommendation is found by staff to be inconsistent with our Redevelopment master plan um and the Park and Recreation Commission might be asked to review the proposal if it were to impact an existing park or if a land dedication is proposed as part of the project and as we talked about earlier toight other entitlements might be required in order to move these projects forward if we have a developer that's been selected and they're in agreement that they're going to move forward um we might have to have PL site plan approval uh replatting rezoning we may need a comprehensive plan Amendment case in point would be the Lily project we had to do that and many of those things are required before construction could be um fully approved and and and begin Standard Process would be for all those entitlements to come together at the same meeting that we would have a development agreement so it's really the the heavy lifting in terms of who do we want to select are we committed to this group would kind of occur at theou process and then you would have your staff iron out the details with the development agreement and getting it through the the other entitlements that concludes the presentation you may have noticed in the policy see that there is a Tob completed point for the h and the reason for that is the H has some specific requirements per statute but I think that the pro procedures should probably follow the same lines as the city council and so once we have you know determined to process for Council we would modify it slightly for HRA based on whatever those statutory requirements are and I will take any questions from my chair thank you thank you any questions anyone um I have one my thought on the purchase price agreement to make it a smoother process is we set a number and whatever that number might be where if it's um and I'm pulling the number out th air but if it's 101,000 or less the planning authority of the staff negotiate the purchase price and if it's over something then it's a close section among us just to help speed things up for lower value properties do you have a general timeline for um what you have here a broad timeline in terms of start to finish yeah a project um I I haven't developed one but just thinking it through assuming we decided on January 1st that we were going to issue an RFP we would probably want to provide at least four weeks maybe six weeks time for them to respond we wouldn't be able to have it onto a council sorry a Planning Commission and Council agenda until reasonably March um so that's already three months into it then we've got to do some negotiations so then we're looking at April and once we have that nailed down then that's when we can begin well they would they would probably begin their due diligence period which could be another six months at which point during that time we would continue our negotiations in terms of what's going to go into our development agreement how are they going to if it's a PUD what are they going to provide to us as a public benefit um so a lot of things would be happening behind the scenes for a period of time from the day that theou is signed until the next time that it would come forward again to the city council so I think in reality like a project like the Lily project if you think about that um that was like at least a one-year possibly year and a half long project from the date of conception to the date that they got their final approval from city council the how long is it going to take to determine which proposal we want to move forward with and identified purchase price probably about three months thank you for that I guess like in this situation if we were to do like a 100,000 like is decided on um by staff then um would this proposal be fall under that from the high point and um uh Luther that's part of that's part of the reason why we did this exercise and we brought all for appraisal because nobody we don't we never had an asking price they the other one did 150,000 asking the other one did 70 so and then we did an appraisal so we're really kind of going backwards on this one I guess I would my question would be where do you where is your start point is it start point the selling price or is a start Point development yeah that's a great question 1.2 1.7 million billion million dollar they're big houses guys yeah I mean so that that's why I asked land value itself was is 100,000 but development and all I was thinking was the negotiation of the purchase price that that just that part to speed it up just that little tiny piece of it not the not the more and I broader because she was saying that it could either be a Clos session negotiation after a council meeting or the a planning you called it planning um if formed by staff oh PL planning agency the planning agent either one of those could negotiate the purchas price well no to be to be clear the property sale has to be reviewed and a recommendation made by the planning agency to city council that is not the group that negotiates the price that's the group that determines whether or not that property sale and project is consistent with our comprehensive plan and sale price somebody could buy that a lot for 100,000 but one house in the middle have a big yard it's not a development we we could and that would be a good reason for our Planning Commission to review it and I guess I would also suggest that the price of the parcel may be negotiated into what's been developed so you know there may not be a $100,000 check written for the property because it may involve other puts and takes from the city negotiations could good well ultimately city council is going to have the final determination with the prices I think if we keep it the policy flexible as we kind of work through it and get our get our bearings to determine how we want to handle these um and the appraisal said on it as is so it's we're just selling bare land we're not in this particular case 100,000 is yep that's as is MHM so no coming back from the city with anything else it's what we're talking about is that okay in terms of promotion you had mentioned the website and um a couple places to advertise um does um the state or have any kind of directory of developers or something along those lines um so we can better get a larger maybe uh pool of of applicants inquiries yeah that's something I would have to investigate um but I believe that it's quite possible they might I appreciate the structure because right now we're we don't we didn't have any and it's been very very difficult because we had the one development that kind of exploded on that now we have this one we're going back and trying to piece it together so thank you for the work on that and do we have appraisals for all of our properties at this point or just the that one just that one for now I have one ordered for the site across the street that one is in a holding pattern until the plat has been completed which will establish the the easements and the actual lot itself because we're proposing to cut it off from the parking lot there's a lot of overlapping of the the site is not um defined what we're actually going to develop at this point in time and then the other one on um 7th Avenue and oh the address is escaping me the one next to Sidewinders I've asked for an appraisal of that earlier this week so that'll probably be becoming um in the next couple of weeks thank you appreciated then we have a pack it together and be ready thank you in terms of the um structure of the review group I I I think that um you kind of hit on a lot of different really important components um or people that are uh I guess areas that need to review it so you have planning you have H Eda um I I'd be open to seeing you know just a structure like that I don't know if it's tagged on to HR meeting or Ed meeting or what have you but I think that um can kind of make sure that we get the entire picture um it's faster than than normal and where are we at right now with the Eda and the talk about the with the structure and things like that that is still ongoing I'm talking with saurin about that and um so thank you anything else all right thank you very much other business great nothing further okay you guys anybody here all right like to call for adjournment so move so move council member Cole second second council member Wong all those in favor say I hi hi hi thank you everyone and we have 15 minutes