HomeMy WebLinkAboutStudy Session Notes 10-05-15STUDY SESSION NOTES
CITY OF WHEAT RIDGE, COLORADO
City Council Chambers 7500 W. 291h Avenue
October 5, 2015
Mayor Pro Tern Bud Starker called the Study Session to order at 6:30p.m.
Council members present: Jerry DiTullio, Bud Starker, Zachary Urban, Kristi Davis, Tim
Fitzgerald, George Pond, Genevieve Wooden, and Tracy Langworthy
Absent: Mayor Joyce Jay
Also present: City Clerk, Janelle Shaver; City Manager, Patrick Goff; Administrative
Services Director, Heather Geyer; Community Development Director, Ken Johnstone;
City Treasurer. Larry Schulz; other staff and interested citizens.
PUBLIC COMMENT ON AGENDA ITEMS
Janice Thompson (WR) is on the Housing Authority and spoke in support of the
redevelopment proposal for Fruitdale School. She said it's been hard to find a good fit for
the building. She thinks this proposal meets several needs for the City and preserves the
historic Temple Buell building and the Fruitdale name. This project could be the
beginning of renewal for a forgotten area of the City. It will require money from the City,
but as a citizen she noted so much money has been spent on 381h Ave. and this area has
been neglected. She encouraged Council to vote for it.
Claudia Worth (WR) spoke on behalf of the WR Historical Society. She's looked at the
proposal and doesn't think it meets the criteria. A butcher shop and 12 apartments are
not educational purposes-which is required in the reverter clause. Many visitors to the
museum have been aghast when hearing of this use. This isn't for seniors, as it will have
no elevator. It also has only one apartment that is handicapped accessible. She does,
however, like this business and would love to see this facility locate somewhere else
within the City.
Tom Abbott (WR) is on the Housing Authority. He said this proposal is indicative of the
hard work of the Housing Authority and the staff. Of all the proposals they have
examined, this one comes the closest to being ideal for the site. He's concerned about
the building sitting vacant and being lost. Tearing it down would lose one of the last
historic buildings. He thinks it's more than a butcher shop. He thinks this will be an
economic catalyst for the area. The Housing Authority will chip in since a portion of it is
housing.
APPROVAL OF AGENDA
1. Staff Reports(s) none
STUDY SESSION NOTES: October 5, 2015
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2. Fruitdale School Redevelopment -Ken Johnstone
Mr. Johnstone gave brief background on recent efforts to redevelop the Fruitdale School.
The Housing Authority acquired it in 2011. This building is one of the few left standing
that was designed by Temple Buell. Last February Hartman Ely Investments presented a
redevelopment proposal to the Housing Authority. The Authority approved a motion
directing staff to negotiate a purchase and sale agreement with HEI.
Jim Hartman (Boulder}, Susan Ely, Justin Brunson (chef) and Eric Clayman(apprentice)
were present to present details of the development.
The school is to be mostly apartments and a community gathering space. There will be
an orchard in front, a greenhouse in the back, and a meat packing school in the gym.
Hartman Ely has specialized in adaptive re-use. When he was a young architect Mr.
Hartman met Temple Buell so he is particularly interested in preserving the building. He
believes there has to be a use for historic buildings or they won't survive. He said that
Hartman Ely will remain involved in this project -not pass it off. They have done a patient
search to find the best solution. They've looked at lots of alternatives. He showed
samples of other projects they have done to preserve and re-use historic buildings.
The benefits they see from this redevelopment:
• Revitalize vacant historic property with $6M investment
• Economic development catalyst for the area
• Job creation (6)
• Well designed, energy efficient apartments (affordable and market-rate)
• Community education (event space, apprenticeship program, continuing
education, veterans re-training, farm-to-table dinners, wedding receptions,
potential Ridgefest 2017 site)
Partnership with R-1 Schools
• Restore exterior of an National Register historic building
The plan includes a Public/Private Partnership:
Gap funding of $640,000 to be provided by the City
• Property tax abatement by the City; Land swap with R-1 Schools
• They will seek to have the school deed restriction removed
• Re-zoning
• Phase 1 and 2 environmental process
Redevelopment Features
• Revitalized historic site
• Up to 13 apartments; 10 in the 1920's portion of the building
• Community room for educational and public uses
• Gym, cafeteria and kitchen to house Fruitdale Artisanal Meat Company-a
wholesale artisanal butchery and meat distribution facility with an apprentice
program, butchery classes and a charcuterie school.
• A small retail storefront for the artisanal meat company
• An orchard and courtyard in the front of the building
• Future phase would build a greenhouse in back to be operated by Altius Farms
and Operation Victory Garden.
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Fruitdale Artisanal Meat Company -Local owners Eric Clayman and Justin Brunson
Chef Justin Brunson, owner of Masterpiece Deli and others, explained the artisanal meat
production and apprenticeship program:
• The kitchen and gym are perfect for their use. The proximity to 1-70 is desirable for
them.
• People are focused on eating locally raised meat; that's all they will process.
• They'll make a large variety of sausage and meats. There's no place to learn this
art. Making these meats is a dying art they hope to preserve. He will love teaching
these techniques and methods and likes the idea of working with the schools.
• They really want to do this school; if Wheat Ridge isn't interested they need to look
elsewhere soon.
Jim Hartman showed slides of other loft residential projects they've done. The second
floor apartments will be lofts -some affordable, some market rate .
There will be living space on the first floor for school staff, and indoor and outdoor
community spaces. He addressed their ideas for innovative energy solutions.
Jim Hartmann went through the Pro Forma (which was not part of the Council packet):
• The meat company is the economic driver.
• Apartments are a mix of affordable and market rate.
It's about a $6M project; they will seek an SBA note to finance it.
• This is a 15% cash on cash return -which is modest.
• They'd like $640,000 from the City, a property tax waiver and for the City to be a
minority(<1 %) owner
• There are some financial "trees" they may be able to shake.
• The schedule anticipates occupancy in late 2016.
Next steps:
1. Confirm gap funding sources
2. Execute property purchase contract
3. Implement public outreach program
4. Complete Project in Dec 2016 (design, finance, permits, construction)
5. Finalize potential gap funding repayment, preliminary commitments from Jeffco
Community Development and historic tax credits
Council questions and discussion followed:
• Ken Johnstone explained the financial components for the City.
• Housing Authority would be able to provide $170,000. City's portion would be
$470,000.
• There was discussion of waiver of property tax, since the city has not historically
received any property tax on this property. Goal would be to ensure no liability for
the City.
• 6-9 residential units would be affordable.
Council would like a copy of the pro forma. It is to be present to the Housing
Authority on Oct 20. CDBG grant money may be available. Mr. Goff said they
would get that refined and get it to Council.
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Public space: 600 sq ft indoor space + 1 ,000 sq ft for exhibit space. Auditorium
seating space. More outside.
City would be a partner in the space.
The City has never given the Housing Authority any money for their projects .
Some of the costs are not known right now. Also the City could end up being paid
back if grant money comes in.
Loading zone to be on west side of building. Traffic would include smaller trucks
(26ft).
USDA standards are very strict regarding cleanliness, etc. That should not be a
worry.
The structure near 441h Ave will be removed .
Ratio of affordable to market rate is unknown .
Councilmember Pond received consensus to have Council consider $470K when the pro
forma is produced and be able to see the contract language for the educational and
community aspects of the proposal.
3. Ordinance Placing Restrictions on the hours of construction activity
In order to mitigate the nuisance impacts of construction (noise, dust, vibrations, etc.) to
neighboring properties, Council had directed staff to draft an ordinance limiting the hours
of construction activity from 7am to 9pm. Ken Johnstone went through a number of
restrictions that are already placed on construction activities. Discussion followed.
Councilmember DiTullio received consensus to move forward with the ordinance with the
hours 7am-7pm and a clarification of indoor activities that are not affected by this
ordinance.
4. Budget Transparency Software Presentation -Heather Geyer
Treasurer Larry Schulz gave introductory remarks about the software system called
Socrata. This was learned about from the City of Erie. The program is designed to
provide budget transparency and be citizen friendly. Cost is $7 ,500 a year.
Heather Geyer gave a demonstration of how the Socrata programs works and went
through the handouts that were distributed.
Staff intends to make this program available to citizens this coming Thursday. It will start
with the proposed FY 2016 budget. When the 2015 budget closes that information will be
added. As time permits previous years will be added. An analytic component will be
added.
Questions:
Subcategories of other budgets (ex: Housing Authority, Urban Renewal, WR2020) are
not possible with this program at this time. Those would involve further expense.
STUDY SESSION NOTES: October 5, 2015
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Councilmember DiTullio excused himself from the meeting at 8:35pm.
It will be possible to track how many hits the various elements receive so we can see how
many citizens we are serving with this.
5. Elected Officials' Report(s)
Mayor Pro Tern Starker requested discussion about the future meeting schedule.
Tim Fitzgerald received consensus to cancel the meetings of December 21 and 28.
Kristi Davis received consensus to cancel the November 2 study session.
Clerk Shaver asked if any councilors plan to attend the National League of Cities
conference in November in Nashville; she has had an inquiry about who we may have for
a voting delegate. Mayor Pro Tern Starker inquired and no one plans to attend. -She
encouraged Board and Commission member to please RSVP for the Appreciation Dinner
on October 13.
Genevieve Wooden reminded folks of the meeting tomorrow night at ?pm the Rec
Center with a representative from COOT who will be present to update the public about
projects for 1-70.
Tracy Langworthy thanked everyone for the questions about Fruitdale School.
Tim Fitzgerald reminded everyone of the debate this coming Wednesday in Council
Chambers at ?pm on Questions 300.
ADJOURNMENT
The Study Session adjourned at 8:46p.m.
elle Shaver, C1ty Clerk
APPROVED BY CITY COUNCIL ON October 26 , 2015
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Bud Starker, Mayor Pro Tern