Memo Westbrooke Tour & Meetings
C I T Y o F HOP KIN S
MEMORANDUM
Date: May 5, 1992
To: Honorable Mayor and City Council M~~S
From: Kersten Elverum, Housing Coordinato
Subject: Westbrooke Tour and Meetings
Attached is a schedule for the May 12, 1992 Council Work
Session tour and meetings at Westbrooke. Please meet at 823
Old Settler's Trail (Meadow Creek Condominium rental office)
at 6:30 p.m. In case of rain, dress appropriately. I've
also included a copy of the Westbrooke Work Plan, notes from
the Council retreat/goal setting session and background
information on the Westbrooke developments for your review.
The purpose of the tours and meetings is to see first-hand
the needs of the different associations and to hear from the
owners and managers. As a result of the meetings, the
Westbrqoke Work Plan will be re-evaluated and modifications
made as needed.
Although the time allowed is rather brief, it is extremely
important to stay within the establishedtimeline in order
to assure that adequate time can be given to each
association.
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* M:EAJXM1 CREEK RENTAL OFFICE I " " PATIO HO~1ES
(823 OID SEI'TLERS TRAIL)
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WESTBROOKE NEIGHBORHOOD REHABILITATION WORK PLAN
-
Recommendations Based on Analysis
Convert Westbrooke Way to a public road and extend
Westbrooke Way to Smetana Road
o Community Development and Public
Works staff to meet with Meadow Creek
property manager to discuss road project April 1992
and outline requirements of City including
petition from property owners.
o City receives petition from property
owners requesting City to complete feasibility May 1992
study and offering to pay 50% of cost; also
acknowledging conditions of assessment.
o Feasibility study completed. June 1992
o City and Meadow Creek Association
enter into development agreement; Meadow
Creek Assoc. dedicates right of way and grants
necessary utility and drainage easements. July 1992
o Plans and specifications are drawn;
including repaving of North Association's
parking areas and the reconstruction of
Old Settler's Trail; bids let. JulyjAug 1992
o Bids opened; assessment hearing
held. Sept 1992
o Contract awarded. Oct 1992
o Begin construction. Spring 1993
Assist Westbrooke North with parking lot renovation through
a bidding process
o Plans and specifications are drawn;
bids let. JulyjAug 1992
o Westbrooke North escrows cost of
repaving with city. Sept 1992
o Contract awarded. Oct 1992
Pursue th concept of Special Purpose Revenue Bonds to
finance the common area improvements in th Patio Homes
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o Staff meets with Bond Counsel/Underwriter
to discuss parameters of a bond issue May 1992
o Meet with Patio Home and condominium
Associations to further discuss the Revenue Bond;
outline requirements and answer questions;
request letter of intent. June 1992
o Receive letter(s) of intent from
those associations interested in participating
in a bond issue. July 1992
o Meet with City's bond counsel to
refine details of the bond issue; negotiate
specifics of issue Aug 1992
o City and association board seek Aug 1992
letter of credit or other loan guarantee.
Coordinate Leasing Activities
o Encourage associations to require
absentee owners to contract with professional May 1992
rental agents to manage units.
o city staff work with associations in
the establishment of a property manager
coalition; provide support as needed. June 1992
Recommendations Based on Council Work session
City Council to Tour Westbrooke Neighborhood
o Tour Westbrooke Condominiums and Patio
Homes; meet with owners to discuss concerns. May 1992
Identify the Alternatives for Assisting in Garbage
Collection in the Westbrooke Neighborhood
o Include the Westbrooke neighborhood
as an alternate in bid package if City Oct/Sept 1992
decides on private collection.
Continue to Pursue the Development of a Golf Course on the
Landfill site
o Work with the EPA to determine possibility
of using the landfill property for recreational
purposes. 1992
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WESTBROOKE
- summary of city Council/staff Discussion
I. What is the Issue?
0 Erosion of social structure
0 Declining property values
0 Physical deterioration of private and common area
0 Absentee ownership
0 Lower end rentals
0 Lack of association leadership
0 Several associations
0 Represents 30% of housing stock
0 Impacted by landfill
0 Lack of, insufficient financing - HUD
0 Down market for townhomes/condos - weak market
0 Concern with financial management practices
0 Increase domestics, illness - public safety calls
0 Drug use, gangs
II. Why Is This An Issue?
0 Costly to treat symptoms
0 Extra service demands
0 Poor image for City
0 Decreasing tax base
0 Lack of attention by owners
III. What Are the Consequences of Not Addressing This Issue?
.
0 Continued deterioration
0 Problems will move to rest of complex
0 Problems will move into rest of community
0 More calls for service
0 Pay less in taxes
0 Impact on school systems
0 Impact on Inspections
IV. What Alternatives, Dreams or Visions Are There?
0 Incentives to fix up - penalties if they don't
0 City maintain common areas and assess back
0 Establish minimum standards of enforcement
0 Assist in developing leadership
0 All buildings up to code
0 Financing pool
0 Park on the landfill
0 Ability to obtain financing for units
0 People pride
0 Neighborhood crime watch
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0 Property values up
0 People have equity position in properties
_.~ 0 Lender interest .
V. What Are the Barriers to Achieving The Vision ?
0 Money - lack of public and private dollars
0 Risk to City
0 Five associations to work with, some of which are
having problems with leadership
0 Absentee owners
0 Poor market for townhomes and condos
0 High cost of renovation
0 Legal barriers
0 Stigma of landfill
0 Lack of community empathy for the problem
VI. Major Strateqies to Achieve Alternatives. Dreams.
Visions
0 Form~late inspection plan and enforcement
procedure
0 Determine financing resources - City, state,
lenders, property owners
0 Identify leadership - get commitment
0 Mutual planning process with the neighborhood
0 Establish community police concepts
0 Develop recreational use of landfill
0 Obtain necessary legislative changes - possibly
coordinate with other cities
0 Raise level of consciousness of rest of community
0 Use carrot and stick approach
VII. Action Plan
Staff should develop draft of Action Steps based on
aforementioned work. Council then hold meeting at
Westbrooke.
TH03022A
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MISCELLANEOUS DATA FOR WESTBROOKE ASSOCIATIONS
MEADOW CREEK CONDOMINIUMS:
o 536 units
o Built early 1970's as rental units; converted to
condominiums early 1980's
o 21% owner-occupied
o Managed by Dunbar Strandness, Inc.
o original values - $45,000 to $60,000
Present values - $13,000 to $38,000
WESTBROOKE WEST CONDOMINIUMS:
o 176 units
o Built early 1970's as rental units; converted to
condominiums early 1980's
o 25% owner-occupied
o Managed by united Homes
o Original values - $45,000 to $60,000
Present values - $13,000 to $38,000
WESTBROOKE PARK CONDOMINIUMS:
o 168 units
o Built early 1970's as rental units; converted to
condominiums early 1980's
o 25% owner-occupied
o Managed by United Homes
o Original values - $45,000 to $60,000
Present values - $13,000 to $38,000
WESTBROOKE NORTH CONDOMINIUMS:
o 88 units
o Built early 1970's as rental units; converted to
condominiums early 1980's
o 5% owner-occupied
o Managed by united Homes
o Original values - $45,000 to $60,000
Present values - $13,000 to $38,000
WESTBROOKE PATIO HOMES:
o 328 units
o Built in early 1970's for home ownership
o 64% owner-occupied
o Managed by association board
o Original values - $40,000 to $50,000
Present value - $50,000 to $65,000