Loading...
HomeMy WebLinkAbout1992 10-01 EBNHACMMINUTES OF THE PROCEEDINGS OF A SPECIAL MEETING OF THE EARLE BROWN NEIGHBORHOOD HOUSING ADVISORY COMMITTEE OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA OCTOBER 1, 1992 CITY HALL CALL TO ORDER The Earle Brown Neighborhood Housing Advisory Committee was called to order by meeting Chairperson Jody Brandvold. ROLL CALL Committee members present were meeting Chairperson Jody Brandvold, Everett Lindh, Dolores Hastings and June Scofield. Chairperson Jody Brandvold noted Committee members Pamela Frantum and Doug Rossi had other commitments this evening and would be absent from the meeting. She also noted Committee member Bob Torres was ill this evening and would not be present. Chairperson Brandvold also introduced Councilmember Phil Cohen, liaison to the Earle Brown Committee. Staff members present included City Manager Gerald Splinter, Director of Public Works Sy Knapp and Assistant EDA Coordinator Tom Bublitz. CONSIDERATION OF NEIGHBORHOOD STREET IMPROVEMENT CONCEPT Chairperson Brandvold explained the charge of the Earle Brown Committee from the City Council which included meeting with neighborhood groups to conduct informational meetings to consider an improvement program for streets in the southeast neighborhood. Consideration of a feasibility study for the project would be one of the items specifically considered by the Committee this evening. The City Manager reviewed the materials sent out to persons attending the meeting, including the questions from-the audience posed at the last meeting with responses prepared by staff. He pointed out that, depending on if and when the project is undertaken, information from the feasibility study will be valuable even if the Committee does not vote to ultimately proceed with the project. Committee member Everett Lindh inquired whether areas 6 and 7 on the map would be the proposed areas to start the project if it was approved. Areas 6 and 7 include the areas between 53rd and 55th Avenues on the south and north, and Russell and Humboldt on the west and east. The Director of Public Works reviewed the map and 10 -01 -92 -1- noted that each area represents approximately one mile of street, and that the entire city -wide program, if approved, would probably be a twenty (20) year program. He explained there are eighty (80) miles of local streets within the City, and twenty years would mean that approximately four (4) miles per year would need to be completed annually. He explained that for the first year staff is recommending only two (2) miles be undertaken to assure a good start to the project. After that, he explained the recommendation would be for four (4) miles per year. The Director of Public Works continued to review the map and explained the staff has some concerns about storm drainage problems in the area between 55th and 57th Avenues. The City is now reviewing this area and that for 1993 the area should be avoided since the City does not know what kind of drainage problems exist and what improvements are needed in the area. He explained staff is recommending the area between 55th and 53rd (blocks 6 through 11) for the feasibility study. He added he believes it is best to leave options open for a specific two mile area in this series of blocks, except for any areas the Committee may want to avoid for 1993. Chairperson Brandvold inquired as to how specific streets will be selected for the project. The Director of Public Works explained the feasibility study would give engineering information on the condition of streets, sewer, water, storm sewer, etc. After the feasibility study is completed, a specific area could then be selected. Committee member June Scofield inquired whether the neighborhood would be able to reject curb and gutter as part of the project and do only the other improvements, such as sewer and street, without the other amenities. The Director of Public Works stated staff strongly recommends curb and gutter be included in the project, since curb and gutter results in lower street maintenance costs, and also from a drainage standpoint, curb and gutter would provide superior drainage. Chairperson Brandvold explained she recognized there are people who have had their alleys paved and are currently paying assessments on that project. The Director of Public Works stated areas 2 and 9 on the map were the areas where the alleys were paved at the same time Committee member Scofield's alley was paved. Councilmember Cohen noted that curb and gutter is approximately one -third (1/3) of the cost of entire street project. Also, he explained the Maxfield Housing Study strongly recommends curb and gutter. Also, he reminded Committee members of the petition for curb and gutter made to the City in the 1960s by people in the northern part of the southeast neighborhood. He emphasized that the neighborhood should look to the future in terms of appeal of homes and pointed out that there are now fewer home buyers than 10 -01 -92 -2- there are homes, and that the City of Brooklyn Center will be in competition with other cities for these home buyers. The project is not only for people today, but for future residents also. Councilmember Cohen commented that Mr. Frank Huelskamp, a local realtor who attended the last meeting of the Committee, noted that homes are easier to sell with curb and gutter. He pointed out that an appraiser could inform the residents of the southeast neighborhood as to whether the investment will increase the property values. Councilmember Cohen stated the feasibility study, if approved, will move forward to provide the necessary information to make decisions. He added that we will not know what is present in terms of the condition of the streets and sewers unless the feasibility study is completed. Chairperson Brandvold requested the Director of Public Works to review his slide presentation and the financial information on the project. Committee member Everett Lindh pointed out that much of what the Committee says tonight is conjecture since we do not know what exists with regard to the condition of the streets and sewers now, and that the feasibility study will give us the information to make a decision on whether or not to move forward with the project. A member of the audience stated that he felt the staff already knows a great deal of information on the condition of the streets and sewers that they are not telling us. Councilmember Cohen stated he took exception to that and asked Sy to review the problems with regard to streets and sewers. The Director of Public Works reviewed the condition of the main sewer lines noting that in some areas of the City tree roots are growing in some of the main lines. He also pointed out that there are problems with the types of materials used in some of the sewer lines after the war, which included corrugated metal pipes and farm drain tiles which do not hold up well. With regard to service lines from the street to the residences in the area, the project could include the repair to service lines which would mean that the project would provide for installation of service lines from the street to property lines. He continued by explaining that the old records of sewer and water lines are not very good, and that in some areas we only know the year built, size and location of the line but do not know what type of material was used in construction of the sewer lines. The feasibility study will tell us the condition of our main and give some clues as to the condition of the service lines to the house, but he noted that a camera cannot be run through the service line 10 -01 -92 -3- to the house. A member of the audience inquired as to how much blacktop would be installed on residential streets. The Director of Public Works explained the normal residential street is built to accommodate a five to seven ton load. He added that soil borings would be necessary to tell us the strength of the subgrade, and that there could also be strength testing of the existing pavement to provide information to make a decision as to whether a 2 1/2 3" or even a 5" layer of blacktop would be needed. The audience member then inquired whether existing pavement could be recycled. The Director of Public Works explained that presently eighty to ninety percent (80 -90 of recovered material from the old streets is crushed and recycled. The Director of Public Works presented the slides which showed the condition of existing City streets in Brooklyn Center and also the results of a street improvement project in the City of Osseo which contained many neighborhoods similar in appearance to Brooklyn Center. Committee member Scofield inquired as to the cost of the feasibility study. The Director of Public Works explained City staff can do the survey work for the feasibility study at an approximate cost of $20,000, which is actually part of the regular approved budget. He explained this is a cost in terms of staff time, but it is a cost that is presently budgeted and is not an additional cost to the City. He pointed out additional costs for the feasibility study which would include televising sewers at an estimated cost of $5,000 to $10,000 and a geotechnical analysis which would cost between $10,000 and $15,000. He pointed out the cost of televising the sewers would be charged to the public utilities budget and the soil borings would be paid from Municipal State Aid highway funds, both of which would result in no increase in the general fund budget of the City. He explained the entire feasibility study can be funded without increasing the City's tax levy. He also pointed out that the feasibility study would be referred back to the Earle Brown Committee, and they could then hold meetings for the entire neighborhood or targeted areas. The Director of Public Works reviewed several overheads describing the project beginning with the objectives of the project which are the primary reasons for considering the street improvements. The two major objectives are: providing the lowest long -term cost to keep streets in an acceptable condition and provide neighborhood enhancements which improve property values. He continued his review of the project describing the feasibility study components, the preliminary cost estimates and cost distribution for a two mile program, preliminary estimate of special assessments for street improvements, special assessment deferral policy, proposed assessment stabilization program, impact on property taxes and a 10 -01 -92 -4- y. tentative calendar of events. With regard to the tentative calendar of events for the project, the Director of Public Works explained the City would need to do survey work on a feasibility study, if approved, before any appreciable snowfall accumulates on the ground. He explained it would take approximately three to four months to assemble the information, and the Committee could then hold additional meetings with the neighborhood to consider the feasibility study and whether or not the project would move forward. The Committee continued its discussion of the project and there was a motion by Committee member Everett Lindh and seconded by Committee member Dolores Hastings to recommend to the City Council to proceed with a feasibility study for a street improvement project, recommend that the City hire an independent appraiser to evaluate the benefits received from a street improvement program, recommend the City Council formalize the assessment stabilization program, and recommend areas 6 through 11 on the project map presented by staff as the areas to be considered for the project. Chairperson Jody Brandvold indicated that before the Committee votes on the motion, she would entertain questions and discussion from those in attendance at the meeting. Chairperson Brandvold recognized Ernee McArthur, who stated she thinks Brooklyn Center has taken care of the streets very well, but compared the condition of the streets to homes that are now in need of repair due to the age of the homes. She indicated the streets are now aging just like homes in the neighborhood and she supported the motion of the Committee. The Director of Public Works commented that the City has had a policy of no potholes in the streets, and that the cost of maintaining streets in such condition is skyrocketing. Committee member Dolores Hastings stated she had received phone calls from residents in her neighborhood with questions, one of which was how long after the assessment can you pay off the assessment without interest? The Director of Public Works responded that a 1993 project would be levied in the fall and homeowners would have thirty (30) days after the levy to pay the assessment in full. Committee member Hastings also asked whether curb and gutter could be put in at some future time. The Director of Public Works stated that curb and gutter could be installed at a future date after the streets were improved but at a dramatically increased cost. Committee member Hastings then brought up the situation where some yards slant to the street and inquired whether the City will fill in the gap between the yard and the street. The Director of Public 10 -01 -92 -5- Works explained the City will restore the boulevard or drive to complete the project. One member of the audience then questioned the use of an appraiser on the project. The Director of Public Works explained many residents request information on how the project will benefit their property, and that this element of the project will assure people who have doubts about the value of the project and it is also important from a legal standpoint since the City must legally prove benefit to the property from the project. Committee member Scofield inquired as to the cost of the appraiser for the project. The Director of Public Works explained that he has talked to one appraiser who has indicated one approach would be to take six sample households in a neighborhood and do a before and after appraisal of these properties. The total cost for this approach would be between $5,000 and $7,000. Chairperson Brandvold inquired of the audience whether there were any more questions or comments on the project before the Committee voted on the motion. The Director of Public Works inquired of the Committee members whether the motion included the entire area from 53rd to 55th, or would areas be left out, such as the properties that had already been assessed for alleys. Committee member Lindh stated that he would like to amend his motion to include the area between 53rd and 55th only from Lions Park to I -94, and to recommend that properties which are now paying special assessments for recent alley improvements not be included in the early stages of the reconstruction program. Committee member Hastings, as seconder of the motion, accepted the amendment. Upon a vote being taken on the motion, the Earle Brown Neighborhood Housing Advisory Committee voted unanimously to approve the motion. OTHER BUSINESS Chairperson Brandvold noted that she had received a request from Ernee McArthur who suggested that the Earle Brown Committee address the needs in the Northbrook Shopping Center, and assist the neighborhood in answering some questions with regard to what is needed in terms of services in that area. She added that a survey could possibly be done in the area and distributed through existing shops. She also suggested the Committee could meet with the realtor representing the Northbrook Shopping Center and discuss what possibilities might exist for that area. Also, she indicated that many residents have indicated a special interest in seeing a grocery store reestablished in that area. She added that she would like to have this as a discussion item at a future Earle Brown Committee meeting. 10 -01 -92 -6- 1 ADJOURNMENT The Earle Brown Neighborhood Housing Advisory Committee adjourned at 9:00 p.m. Respectfully submitted, Tom Bublitz Recording Secretary 10 -01 -92 -7-