HomeMy WebLinkAbout2023-10-18 Council Special Meeting Packet1
COTTAGE GROVE CITY COUNCIL October 18, 2023
12800 RAVINE PARKWAY SOUTH
COTTAGE GROVE, MINNESOTA 55016
TRAINING ROOM- 6:00 PM
In accordance with the requirements of Minn. Stat. Section 13D.02, Councilmember Tony Khambata
will appear remotely via interactive technology from the following public location:
Hilton Garden Inn Conference Room
101 East Hiawatha Drive
Wisconsin Dells, Wi
53965
1 Call to Order
2 Roll Call
3 Regular Agenda
A Workshop – Development Project by Roers
Staff Recommendation: Provide feedback and direction related to the proposed project, proposed building
height, and requested TIF assistance by Roers Companies.
4 Adjournment
1
City Council Action Request
3.A.
Meeting Date 10/18/2023
Department Community Development
Agenda Category Action Item
Title Workshop – Development Project by Roers
Staff Recommendation Provide feedback and direction related to the proposed project,
proposed building height, and requested TIF assistance by Roers
Companies.
Budget Implication
Attachments 1. Roers Project CC Memo
2. Roers Project Attachment A - Elevations and Plans
3. Roers Project Attachment B - Concept Site Plan
4. Roers Project Attachment C - Narrative
5. Roers Project Attachment D - Review Memo
6. Roers Project Attachment E - Roers Projects Locations
TO: Honorable Mayor and City Council
Jennifer Levitt, City Administrator
FROM: Mike Mrosla, Senior Planner
Gretchen Larson, Economic Development Director
DATE: October 18, 2023
RE: Workshop – Development Project by Roers
Introduction
Roers Companies has submitted a concept plan for a proposed mixed income multi-family
building consisting of 144 units to be located at 6850 East Point Douglas Road. Roers Companies
is based in Plymouth, Minnesota and currently has eight apartment projects under construction
and 14 apartment projects that are currently leasing in the Twin Cities area.
Location Map
Honorable Mayor, City Council, and Jennifer Levitt
City Council Workshop, Roers October 18, 2023
Page 2 of 5
Background
The subject site consists of two vacant parcels and three outlots of the Frattalone’s Southpoint
Ridge plat that was approved in 2006. The subject site is zoned MU, Mixed Use, and guided as
Mixed Use on the Land Use Plan. The site has had previous development proposals over the
years, however, given the challenges to the site, none of them have come to fruition.
Site Conditions
Existing Conditions
The site is generally flat through the middle but increases in elevation on the northern sections of
the site towards Camel’s Hump Park. Outlots C and D are currently owned by the City and contain
an existing stormwater pond that was constructed for future development of the subject parcels
(Lots 3 and 4). Outlot A is a wooded hillside that was deeded to the city as undevelopable land.
The developer at the time of platting and deeding of the outlot did not receive any credit for park
land dedication. As part of the approval process in 2006 , a trail easement was established on the
southeastern boarder of the property to provide access from East Point Douglas Road to Camel’s
Hump Park. Since that time, the City has installed a class five walking surface that leads to a
natural trail on Outlot A that proceeds up the hillside to the Camel’s Hump Park overlook.
The subject site is significantly encumbered by a Flint Hills Resources oil pipeline easement that
runs through the middle of the site. Flint Hills Resources limits what kind of construction and
grading can occur within their easement; therefore, the Applicant has been working with the
pipeline owner to ensure compliance with their standards and regulations.
Proposal
The Applicant is proposing a multi-family apartment building consisting of 144 units with 134
garage and 82 surface parking stalls, meeting the City’s parking standards. The proposed
Honorable Mayor, City Council, and Jennifer Levitt
City Council Workshop, Roers October 18, 2023
Page 3 of 5
apartment project is proposed to be mixed income, with 20 percent or 29 units being reserved for
persons with incomes at 50 percent of the area median income (AMI) or $43,500 annually. The
remainer of the units would be market rate. The proposed building is horseshoe shaped with a
central courtyard amenity area. The proposed surface parking area is located within the pipeline
easement given the easement restricts structures overtop the pipeline.
Site Plan
The Applicant is proposing to acquire Outlot A from the City due to lot constraints previously
mentioned. The additional land allows the Applicant to take advantage of the increased elevation
by constructing the building into the hillside as shown below. S taff is agreeable to the land sale
given the trail connection remains and the wooded northern portion of the outlot is preserved.
Southeast Elevation
Honorable Mayor, City Council, and Jennifer Levitt
City Council Workshop, Roers October 18, 2023
Page 4 of 5
Discussion
Section 11-1-3 of the City Code defines building height as “The vertical distance from the average
elevation of the adjoining ground level, or the established grade adjacent to the building,
whichever is lower, to the top of the roof.” The maximum permitted height in the Mixed-Use District
is 55 feet. The proposed building has an average height of 67 feet largely due to the western
elevation of the building adjacent to Highway 61 as shown below and the construction of the
building into the existing hillside.
Western Elevation
The proposed height of the building would generally be similar to the west side of the Legends of
Cottage Grove adjacent to Highway 61, which is 73 feet in height to the top of the gabled roof.
Legends of Cottage Grove – West Elevation Heights
Honorable Mayor, City Council, and Jennifer Levitt
City Council Workshop, Roers October 18, 2023
Page 5 of 5
Proposed Materials
City Code requires 65 percent of an apartment building exterior materials to be brick, stone or
glass. The submitted concept elevations show the proposed building consists of 37 percent Class
1 materials (brick and glass).
Financing
As part of the proposed project financing, Roers is requesting the use of tax increment financing
(TIF) from the city. Roers is requesting $3.4M for 26 years. In their analysis, the team at Ehlers
has concluded that 10-15 years of TIF assistance (or $1.5M to $2.1M) may be required, depending
upon the final cost estimates to make the project financially viable. They will complete a final
review and analysis once they receive the final numbers from the Developer to determine the
actual amount and term of the TIF assistance. The current financial analysis memorandum from
Ehlers is attached for review.
Council Discussion
Provide feedback and direction related to the proposed project, proposed materials and building
height, and requested TIF assistance by Roers Companies .
Attachments
A. Elevations and analysis
B. Concept site plan
C. Narrative
D. Ehlers Memorandum and TIF Analysis
kaas wilson architects
COTTAGE GROVE APARTMENTSCOVER
0.0 10/10/2023
COTTAGE GROVE APARTMENTS
10/10/2023
CONTENTS
COVER 0.0
AREA PLAN 2.0
SITE PLAN 2.1
SUN STUDY 2.2
FLOOR PLANS - LEVEL -1
(LOWER GARAGE)
3.0
FLOOR PLANS - LEVEL 1
(UPPER GARAGE)
3.1
FLOOR PLANS - LEVEL
2-6
3.2
RENDERINGS - Entry View 5.0
RENDERINGS - Southwest
View
5.1
RENDERINGS - West
Courtyard View
5.2
RENDERINGS - CONTEXT
VIEWS
5.3
EXTERIOR MATERIALS 6.0
EXTERIOR ELEVATIONS 6.1
EXTERIOR ELEVATIONS 6.2
EXTERIOR ELEVATIONS 6.3
PROJECT DATA 9.0
DRAINAGE & UTILITY EASEMENT PERFRATTALONE' S SOUTHPOINT RIDGE
DRAINAGE & UTILITY EASEMENT PERFRATTALONE' S SOUTHPOINT RIDGE
DRAINAGE & UTILITY EASEMENT PERFRATTALONE' S SOUTHPOINT RIDGE
DRAINAGE & UTILITY EASEMENT PERFRATTALONE' S SOUTHPOINT RIDGE
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PIPELINE EASEMENTPER DOC. NO. 1269887
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200'400'
COTTAGE GROVE APARTMENTSAREA PLAN
2.0 10/10/2023
1" = 200'-0"1 Area Plan
12
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DRAINAGE & UTILITY EASEMENT PER
FRATTALONE'S SOUTHPOINT RIDGE
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DRAINAGE & UTILITY EASEMENT PER
FRATTALONE'S SOUTHPOINT RIDGE
DRAINAGE & UTILITY EASEMENT PER
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DOC. NO. 1241542
PIPELINE EASEMENT
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N43°13'55"E 92.26
92.03
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S28°08'34"E
53.04N44°06'57"E
S45°53'03"E 84.13
N44°19'22"E32.34 S89°33'39"E 125.25
S24°37'38"E
74.94S0°24'18"E 83.92S44°19'22"W32.62
(N 0.2)
CAP#17765
(N 0.5)
1/2" OPEN
IRON PIPE
1/2" OPEN
IRON PIPE
(S 0.4)
(W 1.6)
1/2" OPEN
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(E 0.2)
(N 0.4)
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L =1 1 8 R =.0 0
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N45°40'38"W 642.70
C =11 8 .8 9
1
2
1 BUILDING ENTRANCE
2 UPPER GARAGE ENTRANCE
3 LOWER GARAGE ENTRANCE
SITE PLAN KEY
4 COURTYARD AMENITY
5 DOG RUN
6 STORMWATER RETENTION
7 TRASH STAGING
APART
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MAINTENANCE
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4
3
2
TRAIL
CONNECTION
5
6
7
0
kaas wilson architects
64'128'
COTTAGE GROVE APARTMENTSSITE PLAN
2.1 10/10/2023
PARKING
Level Type Count
Level -1 GARAGE 82
Level 1 GARAGE 52
Level 1 Surface 82
216
1/64" = 1'-0"1 SD Site Plan
kaas wilson architects
COTTAGE GROVE APARTMENTSSUN STUDY
2.2 09/07/2023
28,083 ft²
Lower Parking Garage
384 ft²
Core
MECH
MECHUTILITYMECHLOWER GARAGE
ENTRANCE
210 ft²
Stair
210 ft²
Stair
6.1
1
6.21
6.2 2
0
kaas wilson architects
32'64'
COTTAGE GROVE APARTMENTSFLOOR PLANS - LEVEL -1 (LOWER GARAGE)
3.0 10/10/2023
1/32" = 1'-0"1 Level -1
PARKING
Level Type Count
Level -1 GARAGE 82
Level 1 GARAGE 52
Level 1 Surface 82
216
UNIT MIX - GROSS AREA
Name Count
Unit Gross
Area
%Main Floor
0 BR (Studio)
Unit 0-0 10 497 ft² 7%
10 7%
1BR
Unit 1-1 50 733 ft² 35%
Unit 1-4 1 718 ft² 1%
51 35%
1BR +D
Unit 1D-1 10 804 ft² 7%
10 7%
2BR
Unit 2-2 10 1,219 ft² 7%
Unit 3-0 40 954 ft² 28%
Unit 3-5 1 939 ft² 1%
51 35%
3BR
Unit 3-2 22 1,339 ft² 15%
22 15%
Grand
total 144 100%
UPPER
GARAGE
ENTRY
BUILDING
ENTRY
COURTYARD
AMENITY
1,050 ft²
Fitness / Yoga
17,271 ft²
Upper Parking Garage
641 ft²
CoreTRASH
STAGING
LOWER
GARAGE
ENTRY
1,120 ft²
Game Room
1,156 ft²
Community Room
599 ft²
Leasing / Mail
1,010 ft²
Lobby
BIKES
276 ft²
Stair
1,339 ft²
Unit 3-2
1,339 ft²
Unit 3-2
210 ft²
Stair
6.1
1
6.21
6.3 3
6.3
1
6.3
2
6.1
2
6.2 2
718 ft²
Unit 1-4
939 ft²
Unit 3-5
DOG RUN
0
kaas wilson architects
32'64'
COTTAGE GROVE APARTMENTSFLOOR PLANS - LEVEL 1 (UPPER GARAGE)
3.1 10/10/2023
1/32" = 1'-0"1 Level 1
PARKING
Level Type Count
Level -1 GARAGE 82
Level 1 GARAGE 52
Level 1 Surface 82
216
UNIT MIX - GROSS AREA
Name Count
Unit Gross
Area
%Main Floor
0 BR (Studio)
Unit 0-0 10 497 ft² 7%
10 7%
1BR
Unit 1-1 50 733 ft² 35%
Unit 1-4 1 718 ft² 1%
51 35%
1BR +D
Unit 1D-1 10 804 ft² 7%
10 7%
2BR
Unit 2-2 10 1,219 ft² 7%
Unit 3-0 40 954 ft² 28%
Unit 3-5 1 939 ft² 1%
51 35%
3BR
Unit 3-2 22 1,339 ft² 15%
22 15%
Grand
total 144 100%
1,219 ft²
Unit 2-2
804 ft²
Unit 1D-1
497 ft²
Unit 0-0
954 ft²
Unit 3-0
954 ft²
Unit 3-0
1,339 ft²
Unit 3-2
1,339 ft²
Unit 3-2
276 ft²
Stair
733 ft²
Unit 1-1
733 ft²
Unit 1-1
733 ft²
Unit 1-1
733 ft²
Unit 1-1
954 ft²
Unit 3-0
954 ft²
Unit 3-0
733 ft²
Unit 1-1
1,219 ft²
Unit 2-2
804 ft²
Unit 1D-1
497 ft²
Unit 0-0
954 ft²
Unit 3-0
954 ft²
Unit 3-0
1,339 ft²
Unit 3-2
1,339 ft²
Unit 3-2
276 ft²
Stair
733 ft²
Unit 1-1
733 ft²
Unit 1-1
733 ft²
Unit 1-1
733 ft²
Unit 1-1
954 ft²
Unit 3-0
954 ft²
Unit 3-0
733 ft²
Unit 1-1
6.1
1
6.21
6.3 3
6.3
1
6.3
2
6.1
2
6.2 2
0
kaas wilson architects
32'64'
COTTAGE GROVE APARTMENTSFLOOR PLANS - LEVEL 2-6
3.2 10/10/2023
1/32" = 1'-0"1 Level 2
PARKING
Level Type Count
Level -1 GARAGE 82
Level 1 GARAGE 52
Level 1 Surface 82
216
UNIT MIX - GROSS AREA
Name Count
Unit Gross
Area
%Main Floor
0 BR (Studio)
Unit 0-0 10 497 ft² 7%
10 7%
1BR
Unit 1-1 50 733 ft² 35%
Unit 1-4 1 718 ft² 1%
51 35%
1BR +D
Unit 1D-1 10 804 ft² 7%
10 7%
2BR
Unit 2-2 10 1,219 ft² 7%
Unit 3-0 40 954 ft² 28%
Unit 3-5 1 939 ft² 1%
51 35%
3BR
Unit 3-2 22 1,339 ft² 15%
22 15%
Grand
total 144 100%
kaas wilson architects
COTTAGE GROVE APARTMENTSRENDERINGS - Entry View
5.0 10/10/2023
kaas wilson architects
COTTAGE GROVE APARTMENTSRENDERINGS - Southwest View
5.1 10/10/2023
kaas wilson architects
COTTAGE GROVE APARTMENTSRENDERINGS - West Courtyard View
5.2 10/10/2023
kaas wilson architects
COTTAGE GROVE APARTMENTSRENDERINGS - CONTEXT VIEWS
5.3 10/10/2023
12" = 1'-0"1 Rendering - Context View 1
12" = 1'-0"2 Rendering - Context View 2
12" = 1'-0"3 Rendering - Context View 3
12" = 1'-0"4 Rendering - Context View 4
kaas wilson architects
COTTAGE GROVE APARTMENTSEXTERIOR MATERIALS
6.0 10/10/2023
EXTERIOR MATERIALS
Material Mark Description Image
4.1 BRICK - COLOR: BONE VELOUR
4.2 ARCHITECTURAL CMU - SPLIT-FACE -
COLOR: DEEP BROWN
5.1 METAL CLADDING - CORRUGATED
VERTICAL - COLOR: SLATE GRAY
EXTERIOR MATERIALS
Material Mark Description Image
7.1 FIBER CEMENT LAP SIDING - COLOR:
LIGHT MIST
7.2 FIBER CEMENT PANEL - COLOR:
SEALSKIN
7.3 FIBER CEMENT LAP SIDING - COLOR:
WOODTONE OLD CHERRY
8.1 Window Glazing
Level 2
112'-0"
Level 3
123'-1 7/8"
Level 1
100'-0"
Level 4
134'-3 3/4"
Level 5
145'-5 5/8"
Level 6
156'-7 1/2"
Truss Bearing
165'-8 5/8"
SPLIT-FACE CMU
BRICK
FIBER CEMENT PANEL
METAL CLADDING
FIBER CEMENT LAP
SIDING -COLOR 2
FIBER CEMENT PANEL
FIBER CEMENT LAP
SIDING -COLOR 1
AVERAGE GRADE PLANEBUILDING HEIGHT67'-1 7/8"5.1
7.3
4.1
7.2
7.27.1
4.2
Level 2
112'-0"
Level 3
123'-1 7/8"
Level 1
100'-0"
Level 4
134'-3 3/4"
Level 5
145'-5 5/8"
Level 6
156'-7 1/2"
Truss Bearing
165'-8 5/8"
BRICK
FIBER CEMENT PANEL
METAL CLADDING
FIBER CEMENT LAP
SIDING -COLOR 2
FIBER CEMENT PANEL
FIBER CEMENT LAP
SIDING -COLOR 1
4.1
5.1
7.3
7.27.1
7.2
kaas wilson architects
COTTAGE GROVE APARTMENTSEXTERIOR ELEVATIONS
6.1 10/10/2023
1" = 20'-0"1 Elevation - South
1" = 20'-0"2 Elevation - North
Level 2
112'-0"
Level 3
123'-1 7/8"
Level 1
100'-0"
Level 4
134'-3 3/4"
Level 5
145'-5 5/8"
Level -1
88'-8"
Level 6
156'-7 1/2"
Truss Bearing
165'-8 5/8"
SPLIT-FACE CMU
BRICK
FIBER CEMENT PANEL
METAL CLADDING
FIBER CEMENT LAP
SIDING -COLOR 2
FIBER CEMENT PANEL
FIBER CEMENT LAP
SIDING -COLOR 1 67'-1 7/8"AVERAGE GRADE PLANE
Level 2
112'-0"
Level 3
123'-1 7/8"
Level 1
100'-0"
Level 4
134'-3 3/4"
Level 5
145'-5 5/8"
Level 6
156'-7 1/2"
Truss Bearing
165'-8 5/8"
SPLIT-FACE CMU
BRICK
FIBER CEMENT PANEL
METAL CLADDING
FIBER CEMENT LAP
SIDING -COLOR 2
FIBER CEMENT PANEL
FIBER CEMENT LAP
SIDING -COLOR 1 56'-8 5/8"4.2
4.1
7.2
5.17.27.37.27.1
kaas wilson architects
COTTAGE GROVE APARTMENTSEXTERIOR ELEVATIONS
6.2 10/10/2023
1" = 20'-0"1 Elevation - East
1" = 20'-0"2 Elevation - West
Level 2
112'-0"
Level 3
123'-1 7/8"
Level 1
100'-0"
Level 4
134'-3 3/4"
Level 5
145'-5 5/8"
Level 6
156'-7 1/2"
Truss Bearing
165'-8 5/8"
4.2
7.1
7.2
5.1 7.3
4.1
7.2
5.1
7.3
Level 2
112'-0"
Level 3
123'-1 7/8"
Level 1
100'-0"
Level 4
134'-3 3/4"
Level 5
145'-5 5/8"
Level 6
156'-7 1/2"
Truss Bearing
165'-8 5/8"
4.1
4.2
7.2
5.1
7.3
7.2 7.2 7.1
Level 2
112'-0"
Level 3
123'-1 7/8"
Level 1
100'-0"
Level 4
134'-3 3/4"
Level 5
145'-5 5/8"
Level 6
156'-7 1/2"
Truss Bearing
165'-8 5/8"
SPLIT-FACE CMU
METAL CLADDING
FIBER CEMENT LAP
SIDING -COLOR 2
FIBER CEMENT PANEL
FIBER CEMENT LAP
SIDING -COLOR 1
4.2
7.1
7.2
5.1 7.3 7.2
kaas wilson architects
COTTAGE GROVE APARTMENTSEXTERIOR ELEVATIONS
6.3 10/10/2023
1" = 20'-0"1 Elevation - Courtyard South
1" = 20'-0"2 Elevation - Courtyard North
1" = 20'-0"3 Elevation - Courtyard West
kaas wilson architects
COTTAGE GROVE APARTMENTSPROJECT DATA
9.0 10/10/2023
UNIT MIX - GROSS AREA
Name Count
Unit Gross
Area
%Main Floor
0 BR (Studio)
Unit 0-0 10 497 ft² 7%
10 7%
1BR
Unit 1-1 50 733 ft² 35%
Unit 1-4 1 718 ft² 1%
51 35%
1BR +D
Unit 1D-1 10 804 ft² 7%
10 7%
2BR
Unit 2-2 10 1,219 ft² 7%
Unit 3-0 40 954 ft² 28%
Unit 3-5 1 939 ft² 1%
51 35%
3BR
Unit 3-2 22 1,339 ft² 15%
22 15%
Grand
total 144 100%
PARKING
Level Type Count
Level -1 GARAGE 82
Level 1 GARAGE 52
Level 1 Surface 82
216
GROSS AREA - TOTAL
Level Area
Level 6 29,239 ft²
Level 5 29,239 ft²
Level 4 29,239 ft²
Level 3 29,239 ft²
Level 2 29,239 ft²
Level 1 29,298 ft²
Level -1 29,265 ft²
Grand
total 204,758 ft²
1,160 ft²Fitness / Yoga16,681 ft²Upper Parking Garage210 ft²Stair585 ft²Core276 ft²Stair1,298 ft²Unit 3-1994 ft²Unit 2-0828 ft²Game Room1,095 ft²Community Room701 ft²Leasing / Mail1,018 ft²Lobby1,298 ft²Unit 3-1994 ft²Unit 2-015487TRAV CHK804.0620000CHK 25003799.0120001CHK 25004800.1920025TRAV800.1420026TRAV802.1320027TRAV804.1930000CHK802.20NSCALE IN FEET02040SITE PLANC2-1LOUCKSW:\2023\23258A\CADD DATA\LANDSCAPE\L23258A-MASTERPlotted: 09 /12 / 2023 8:56 AM
7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEAPARTMENTS6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447DATEC1-1EXISTING CONDITIONSC1-2DEMOLITION PLANC2-1SITE PLANC3-1GRADING PLANC3-2SWPPP PLANC3-3SWPPP NOTESC4-1UTILITY PLANC8-1 - C8-2CIVIL DETAILSReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRTXX/XX/XXXXPREL
IM
INARY PLAYPLAYFIRELOUNGELAWNDOGRUNCOURTYARDTRAILDININGCONCEPT SITE PLAN - 09/12/2023
2
ROERS COMPANIES
COTTAGE GROVE WORKFORCE APARTMENT
COMMUNITY
Project Narrative
September 13, 2023
Developer: Roers Companies: Two Carlson Parkway, Suite 400 Plymouth, MN 55447
Architect: Kaas Wilson Architects: 1301 American Blvd. E, Suite 100, Bloomington, MN 55425
Engineering: Loucks: 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369
Two Carlson Parkway | Suite 400 | Plymouth, MN 55447
roerscompanies.com
1. DEVELOPER BACKGROUND
Roers Companies (“Roers”) is a fully integrated real estate development company that focuses
on residential multifamily communities across the Country. Based in Plymouth, Minnesota, the
company builds and operates communities across the Country with over 67 properties developed
across 14 states. Roers Companies has closed on nearly 9,000 apartment units and currently manages
over 3,300 units. This growth can be attributed to the creation of an in-house general contractor and
property management company.
Roers Companies was named a 2023 Star Tribune Top 200 Workplace, Developer of the Year
at the 2023 MN Real Estate Awards and ranked in the top 25 largest apartment developers in the US
on National Multifamily Housing Council’s (NMHC) 2023 NMHC 50, the annual ranking of the
nation’s largest apartment developers.
Roers Companies takes pride in the communities they build, and seeks to build long term
relationships with the Cities and neighborhoods they invest in.
See Roers Companies’ Brochure for more information.
2. CONCEPT PLAN APPLICATION
Roers Companies is applying for Concept Plan Review to present a 144-unit workforce
housing apartment community to receive feedback from City Staff, Planning Commission and City
Council. The site is located on E Point Douglas Road S and consists of the following parcels:
0702721440025, 0702721440019, 0702721440021, 0702721440022, 0702721440026.
This project will provide much needed affordable and workforce housing in the City of
Cottage Grove. This project will propose having 20% of units be rent and income-restricted to
residents at or below 50% AMI. The rest of the units will be guided towards renters at or below 60-
100% of Washington County’s Area Median Income (AMI). An Affordable Housing TIF application /
request will be forthcoming.
After receiving feedback provided by Staff, Planning Commission and Council, Roers
Companies will be submitting for site plan and pre-plat approval. The intention is to comply with the
design standards / requirements of the underlying Mixed Use (MU) zoning district, but site
considerations / constraints may require a PUD consideration.
3. PROPOSED AMENTITIES
• Community lounge and gathering area for resident events and parties
• Fitness center
• Game room
• Large outdoor amenity courtyard with patio, grilling stations, fire lounge,
playground / tot lot and an outdoor lawn
• Dog run / dog washing station
• Bike storage and repair station
• On-site and off-site trail that will connect project / E Point Douglas Road S to
trail system
• Heated underground parking
• Market-Rate quality finishes / features in units
4. UNIT MIX
• Studio – 10 units
• One Bedroom and One Bedroom + Den – 61 units
• Two Bedroom – 51 units
• Three Bedroom – 22 units
*TBD which units will set aside at 50% AMI
5. CONCLUSION
Roers Companies' proposed project is consistent and intended to help accomplish a number of
the City of Cottage Grove’s goals as described in the Cottage Grove 2040 Comprehensive Plan,
including but not limited to the following:
• Need for more affordable housing,
• Efficient use of City resources (TIF) to promote a diverse housing stock
• Encouraging density on Mixed Use land
• Enhancing the local labor supply through provision of higher density housing in close
proximity to major employment areas,
• Improving environmental sustainability through better options to walk or bike,
increasing transit service, and promoting best practices in energy efficiency in new
construction
• Providing trail connections and open space
This 144-unit workforce housing project will provide the city quality. affordable housing that
supports the growth the City is experiencing as well as providing an attractive and amenitized project
that will serve the community for years to come.
We appreciate the consideration and feedback and are looking forward to working with the
City to see this project come to life.
Thanks,
Travis Fauchald
Senior Development Associate
Two Carlson Parkway #400, Plymouth, MN 55447
travis.fauchald@roerscompanies.com
MEMORANDUM
TO: Gretchen Larson – Economic Development Director
FROM: Schane Rudlang & Stacie Kvilvang – Ehlers
DATE: October 10, 2023
SUBJECT: Roers Workforce Housing Development - Analysis of Financial Request
The City of Cottage Grove received a public financial assistance request from Roers Development
(the “Developer”) seeking tax increment financing (TIF) for their proposed redevelopment of
6850 East Point Douglass Rd South. The Developer has proposed to construct a 144-unit, mixed-
income, multi-family apartment project with unit mix and affordability (20%) as shown in the table
below.
Construction would commence in 2024 and is anticipated to cost approximately $44.1 million or
$306,400 per unit. The Developer cited a financial gap in their financial projections for the project
(“proforma”) and requested 26 years of TIF at a present value they estimated at $3.4 million.
Ehlers undertook a review of the project to determine how much assistance would be warranted.
The review included comparison to industry standards for construction, land, overall project costs,
market rate and affordable rents, operating expenses, developer fees, underwriting and financing
criteria, return on investment and the cost of providing the affordable units.
Preliminary Status of Project Review
Since the submission of the assistance application, the development costs continue to be refined.
The developer has indicated that they will have a significant increase due to a gas pipeline and
stormwater issue and are working with their engineers to get better cost estimates. We have
reviewed all other costs and have refined those to be within industry standards so our
recommended TIF amount will change based upon final underwriting.
In addition, the project includes four unaddressed adjacent parcels, three of which are owned by
the City. Discussions between the City and the Developer relative to the cost of those parcels is
ongoing.
Return on Investment Analysis
Developers use different return on investment metrics, based on the requirements of the type of
debt and equity and the requirements sought by those investors. This Developer is using Yield on
Cost, which is common in the industry. Yield on Cost is calculated by dividing the project’s annual
net operating income by the total development costs (less any grants). The Developer is targeting
a stabilized Yield-on-Cost return between 5-6%. These Yield on Cost returns are lower than
typical market rate investment returns which range from 6% to 7%.
Based on a review of the current budget, proforma, and tax increment projections, the proposed
development would require only 10 years of TIF. As noted above, the costs of the project are still
in a variable state, and discussions of the actual amount of TIF assistance are ongoing.
Recommendation
Based on our review of the Developer’s proforma and under current market conditions, the
proposed development may not reasonably be expected to occur solely through private
investment within the near future. We conclude that 10-15 years of TIF assistance (or $1.5M -
$2.1M) may be required, depending on final cost estimates to make the project financially viable.
We will complete a final review and analysis once we receive final numbers from the Developer to
determine the actual amount and term of TIF assistance.
We also recommend a development agreement include a minimum assessment agreement and
that lookback provisions be included which include reviews of: (1) total development costs upon
certificate of occupancy, (2) stabilized Yield on Cost returns, and (3) investment returns in the
Event of Sale. These provisions ensure that the development returns are consistent with the
information provided by the developer at the time of the sizing of financial assistance, and that
they are actually within market ranges.
Please contact either of us at 651-697-8500 with any questions.
Roers WF Housing - No InflationCity of Cottage Grove, MN 144 Mixed Income ApartmentsASSUMPTIONS AND RATESDistrictType:HousingDistrict Name/Number:County District #:Exempt Class Rate (Exempt) 0.00%First Year Construction or Inflation on Value 2024Commercial Industrial Preferred Class Rate (C/I Pref.)Existing District - Specify No. Years RemainingFirst $150,000 1.50%Inflation Rate - Every Year:0.00%Over $150,000 2.00%Interest Rate:7.75%Commercial Industrial Class Rate (C/I) 2.00%Present Value Date:1-Aug-25Rental Housing Class Rate (Rental) 1.25%First Period Ending1-Feb-26Affordable Rental Housing Class Rate (Aff. Rental)Tax Year District was Certified:Pay 2024First $100,000 0.25%Cashflow Assumes First Tax Increment For Development: 2026 Over $100,000 0.25%Years of Tax Increment26 Non-Homestead Residential (Non-H Res. 1 Unit)Assumes Last Year of Tax Increment 2051 First $500,000 1.00%Fiscal Disparities Election [Outside (A), Inside (B), or NA]Inside(B)Over $500,000 1.25%Incremental or Total Fiscal DisparitiesIncrementalHomestead Residential Class Rate (Hmstd. Res.)Fiscal Disparities Contribution Ratio 35.1487% Pay 2023 First $500,000 1.00%Fiscal Disparities Metro-Wide Tax Rate 133.6670% Pay 2023 Over $500,000 1.25%Maximum/Frozen Local Tax Rate: 92.448% Pay 2023Agricultural Non-Homestead 1.00%Current Local Tax Rate: (Use lesser of Current or Max.)92.448%Pay 2023State-wide Tax Rate (Comm./Ind. only used for total taxes) 33.0030% Pay 2023Market Value Tax Rate (Used for total taxes) 0.29263% Pay 2023Building Total Percentage Tax Year Property Current Class AfterLand Market Market Of Value Used Original Original Tax Original After ConversionMap ID PID Owner Address Market Value Value Value for District Market Value Market Value Class Tax Capacity Conversion Orig. Tax Cap.107.027.21.44.0025SOUTHPOINT RIDGE LLC 6850 EAST POINT DOUGLAS RD S535,900535,900 100% 535,900 Pay 2024Rental6,699 Rental6,699 1207.027.21.44.0019CITY OF COTTAGE GROVE NA1,8001,800 100% 1,800 Pay 2024Exempt- Rental23 1307.027.21.44.0021CITY OF COTTAGE GROVE NA2,0002,000 100% 2,000 Pay 2024Exempt- Rental25 1407.027.21.44.0022CITY OF COTTAGE GROVE NA2,0002,000 100% 2,000 Pay 2024Exempt- Rental25 1507.027.21.44.0026SOUTHPOINT RIDGE LLC NA1,5001,500 100% 1,500 Pay 2024C/I30 Rental19 1543,200 0 543,200 543,200 6,729 6,790Note:1. Base values are for pay 2024 based on review of County website on 9-21-23.2. Located in taxing district 1904 COTTAGE GR U-833-SWWS.Area/ PhaseTax Rates BASE VALUE INFORMATION (Original Tax Capacity)
Roers WF Housing - No InflationCity of Cottage Grove, MN 144 Mixed Income ApartmentsEstimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First YearMarket Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full TaxesArea/Phase New Use Per Sq. Ft./Unit Per Sq. Ft./UnitSq. Ft./UnitsValueClass Tax CapacityCapacity/Unit 2024 2025 2026 2027 Payable1Apartments 225,000225,000 11525,875,000 Rental 323,438 2,813 25% 75% 100% 100% 20281Apartments 225,000225,000 296,525,000Aff. Rental 16,313 563 25% 75% 100% 100% 2028TOTAL32,400,000 339,750 Subtotal Residential144 32,400,000 339,750 Subtotal Commercial/Ind.00 0 Note:1. Market values are based upon conversation with County Assessor on 10-4-23.Total Fiscal Local Local Fiscal State-wide MarketTax Disparities Tax Property Disparities PropertyValue Total Taxes PerNew Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes Taxes Sq. Ft./UnitApartments 323,438 0 323,438 299,012 0 0 75,718 374,730 3,258.52Apartments 16,313 0 16,313 15,081 0 0 4,774 19,854 684.63TOTAL339,750 0 339,750 314,093 0 0 80,491 394,584Note: 1. Taxes and tax increment will vary significantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted.Total Property Taxes 394,584less State-wide Taxes 0less Fiscal Disp. Adj. 0less Market Value Taxes (80,491)less Base Value Taxes (6,277)Annual Gross TIF 307,816 WHAT IS EXCLUDED FROM TIF?TAX CALCULATIONSPROJECT INFORMATION (Project Tax Capacity)
Roers WF Housing - No InflationCity of Cottage Grove, MN 144 Mixed Income ApartmentsTAX INCREMENT CASH FLOWProject Original Fiscal Captured Local Annual Semi-Annual State Admin. Semi-Annual Semi-Annual PERIOD% of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax PaymentOTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36% 10% Increment Value Yrs. Year Date- - - - 02/01/26100% 84,938 (6,790) - 78,148 92.448% 72,246 36,123 (130) (3,599) 32,394 30,022 0.5 2026 08/01/26100% 84,938 (6,790) - 78,148 92.448% 72,246 36,123 (130) (3,599) 32,394 58,924 1 2026 02/01/27100% 254,813 (6,790) - 248,023 92.448% 229,292 114,646 (413) (11,423) 102,810 147,230 1.5 2027 08/01/27100% 254,813 (6,790) - 248,023 92.448% 229,292 114,646 (413) (11,423) 102,810 232,242 2 2027 02/01/28100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 342,110 2.5 2028 08/01/28100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 447,879 3 2028 02/01/29100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 549,703 3.5 2029 08/01/29100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 647,728 4 2029 02/01/30100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 742,096 4.5 2030 08/01/30100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 832,944 5 2030 02/01/31100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 920,403 5.5 2031 08/01/31100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,004,600 6 2031 02/01/32100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,085,655 6.5 2032 08/01/32100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,163,687 7 2032 02/01/33100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,238,808 7.5 2033 08/01/33100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,311,126 8 2033 02/01/34100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,380,747 8.5 2034 08/01/34100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,447,770 9 2034 02/01/35100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,512,293 9.5 2035 08/01/35100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,574,410 10 2035 02/01/36100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,634,209 10.5 2036 08/01/36100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,691,777 11 2036 02/01/37100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,747,197 11.5 2037 08/01/37100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,800,551 12 2037 02/01/38100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,851,914 12.5 2038 08/01/38100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,901,361 13 2038 02/01/39100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,948,963 13.5 2039 08/01/39100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 1,994,789 14 2039 02/01/40100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 2,038,906 14.5 2040 08/01/40100% 339,750 (6,790) - 332,960 92.448% 307,816 153,908 (554) (15,335) 138,018 2,081,377 15 2040 02/01/41 Total4,303,140 (15,491) (428,765) 3,858,884 Present Value From 08/01/2025 Present Value Rate 7.75% 2,320,997 (8,356) (231,264) 2,081,377
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