HomeMy WebLinkAbout2017/04/03 - ADMIN - Agenda Packets - City Council - RegularAGENDA
APRIL 3, 2017
6:00 p.m. SPECIAL STUDY SESSION – Community Room
Discussion Item
1. 6:00 p.m. Council Chambers Remodel Update
2. 6:30 p.m. PLACE’s Application for Tax Increment Financing (TIF) Assistance
7:20 p.m. ECONOMIC DEVELOPMENT AUTHORITY -- Council Chambers
1.Call to Order
2.Roll Call
3. Approval of Minutes -- None
4. Approval of Agenda
5.Reports
5a. Approval of EDA Disbursements
6.Old Business – None
7.New Business
7a. Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
Recommended Action: Motion to Adopt EDA Resolution requesting the City Council to
call a public hearing relative to the establishment of the Elmwood Apartments Tax
Increment Financing (TIF) District within Redevelopment Project No. 1 (a redevelopment
district).
7b. Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Recommended Action: Motion to Adopt EDA Resolution approving the Purchase
Agreement between the EDA and the Hennepin County Housing and Redevelopment
Authority (HCHRA) relative to four remnant parcels adjacent to the future SWLRT
Wooddale Station.
7c. Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
Recommended Action: Motion to Adopt EDA Resolution approving the Collateral
Assignment of the E2 TIF Note between Bader Development, Mandalay Investment and
their lender, Crown Bank.
8.Communications -- None
9.Adjournment
7:30 p.m. CITY COUNCIL MEETING – Council Chambers
1.Call to Order
1a. Pledge of Allegiance
1b. Roll Call
Meeting of April 3, 2017
City Council Agenda
2.Presentations -- None
3. Approval of Minutes -- None
4.Approval of Agenda and Items on Consent Calendar
NOTE: The Consent Calendar lists those items of business which are considered to be routine and/or which need
no discussion. Consent items are acted upon by one motion. If discussion is desired by either a Councilmember
or a member of the audience, that item may be moved to an appropriate section of the regular agenda for
discussion. The items for the Consent Calendar are listed on the last page of the Agenda.
Recommended Action:
Motion to approve the Agenda as presented and items listed on the Consent Calendar; and to waive reading
of all resolutions and ordinances. (Alternatively: Motion to add or remove items from the agenda, or move
items from Consent Calendar to regular agenda for discussion.)
5. Boards and Commissions -- None
6.Public Hearings -- None
7.Requests, Petitions, and Communications from the Public – None
8.Resolutions, Ordinances, Motions and Discussion Items
8a. Carpenter Park Regional Stormwater Improvement
Recommended Action:
•Motion to Adopt Resolution granting a Conditional Use Permit (CUP) for the City of
St. Louis Park allowing the excavation of 6,000 cubic yards of material to construct an
underground stormwater detention system at 5005 Minnetonka Blvd, subject to
conditions.
•Motion to Adopt Resolution approving final plans and specifications, and authorizing
advertisement for bids (Project No. 4014-4001).
8b. Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Recommended Action: Motion to Adopt Resolution approving Preliminary Planned Unit
Development subject to conditions and Adopt Resolution approving a Preliminary Plat
with Variances.
8c. Traffic Study No. 677: Authorize Removal of Parking Restrictions on 31st Street
Recommended Action: Motion to Adopt Resolution rescinding Resolution 3159 and
removing parking restrictions on the south side of 31st Street between Inglewood Avenue
and the east city boundary in the Triangle neighborhood.
8d. Traffic Study No. 678: Modify Parking Restrictions on Lynn Avenue
Recommended Action: Motion to Adopt Resolution rescinding Resolution 6478,
rescinding Resolution 3636, and modifying restrictions to allow continuous on-street
parking on the east side of Lynn Avenue between Minnetonka Boulevard and CSAH 25
Frontage Road in the Triangle neighborhood.
8e. Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
Recommended Action: Motion to Adopt Resolution calling for a public hearing relative
to the establishment of the Elmwood Apartments Tax Increment Financing (TIF) District
within Redevelopment Project No. 1 (a redevelopment district).
9.Communications – None
Meeting of April 3, 2017
City Council Agenda
CONSENT CALENDAR
4a. Accept for filing City Disbursement Claims for the period of February 25, 2017 through
March 24, 2017.
4b. Designate C&L Excavating, Inc. the lowest responsible bidder and authorize execution
of a contract with the firm in the amount of $5,430,986.28 for the 2017 Pavement
Management and Connect the Park Project No. 4017-1000 & 4017-2000.
4c. Adopt Resolution approving final plans and specifications, and authorizing
advertisement for bids (Project No. 4017-1500).
4d. Adopt Resolution Supporting the City of St. Louis Park becoming a 2017-2018
Minnesota GreenCorps Member Host Site.
4e. Adopt Resolution authorizing fund equity transfers and Adopt Resolution authorizing
interfund loan.
4f. Accept for filing Board of Zoning Appeals Meeting Minutes of December 22, 2016.
4g. Accept for filing Planning Commission Meeting Minutes of February 1, 2017.
St. Louis Park Economic Development Authority and regular City Council meetings are carried live on Civic TV cable channel
17 and replays are frequent; check www.parktv.org for the schedule. The meetings are also streamed live on the internet at
www.parktv.org, and saved for Video on Demand replays. The agenda is posted on Fridays on the official city bulletin board
in the lobby of City Hall and on the text display on Civic TV cable channel 17. The agenda and full packet are available by
noon on Friday on the city’s website.
Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please call
the Administration Department at 952/924-2525 (TDD 952/924-2518) at least 96 hours in advance of meeting.
Meeting: Special Study Session
Meeting Date: April 3, 2017
Discussion Item: 1
EXECUTIVE SUMMARY
TITLE: Council Chambers Remodel Update
RECOMMENDED ACTION: Staff requests confirmation from council on the current direction
of the remodeling plans before they are completed for construction.
POLICY CONSIDERATION: Does Council wish to proceed with the current design?
SUMMARY: During the November 28, 2016 meeting, Council was presented with concept
drawings and cost analysis for remodeling options of the Chambers. Direction was provided for
staff to proceed with developing plans for re-orientation of the room layout, installation of large
exterior windows, glass wall adjoining the lobby, and other design criteria.
Following more detailed evaluation of the building, incorporating suggestions from
commissioners and staff using the room, and reviewing possible media alternatives has resulted in
a feasible design plan.
Cindy Nagel from KOMA will be presenting Council with an electronic 3-D greyscale rendering
of the currently developed plans during the meeting, highlighting the layout, media, and finishes
being proposed. Selected carpet and other finish samples will be available for review.
Completion of the plans over the next 4-6 weeks is important to provide time for securing
contractor quotes and ordering products. Based on our current progress, the project start is
expected to occur during June or July. Construction duration will remain a variable until all the
design pieces are finalized and contractors selected, however 3-4 months is expected.
FINANCIAL OR BUDGET CONSIDERATION: The proposed project is planned to be within
the established $870,000 budget.
VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged
community.
SUPPORTING DOCUMENTS: Discussion
Prepared by: Brian Hoffman, Director of Inspections
Approved by: Nancy Deno, Deputy City Manager/HR Director
Special Study Session Meeting of April 3, 2017 (Item No. 1) Page 2
Title: Council Chambers Remodel Update
DISCUSSION
BACKGROUND: Last refreshed in 1999, the Council Chambers is a multipurpose public space
used for formal meetings, trainings, and public groups. The goals moving forward following
discussion on November 28 was to create an inviting multi-use community space for the next
generation.
Meetings with the Planning Commission, Telecommunications Advisory Commission (both
utilizing the room for formal meetings), and staff from departments frequently involved with
presentations yielded further perspective in developing an effective room layout. Important
considerations included easy viewing of media presentations by audience and those sitting at the
dais, seated and standing staff presentations possible from the staff table, separate presentation
area for developers/applicants, and good room acoustics.
DISCUSSION: Further evaluation of various design considerations and product availability have
resulted in the following being incorporated into the plan:
•Windows - the existing building structure will allow for the two seventeen foot wide
window openings without adding structural beams. Overhead poured concrete beams
support the roof load between columns, allow relatively simple cutting of the masonry
block in-fill and installation of window frames. Hopefully reducing costs and allowing
sub-contractors to provide competitive quotes without the formal bid process.
•Exterior window tinting – electronically switched (electro-chromatic) darkening glass for
the exterior windows is not a practical solution. The two companies with this technology
will not manufacture the custom glass for a small remodel. They are producing only for
projects involving thousands of square feet of glass, not two hundred.
•Shades – as an alternate to exterior window tinting, a motorized dual roller shade system
housed in a soffit is proposed. Similar to the Community Room with both light filtering
and room darkening shades.
•Glass wall into lobby – aluminum framed glass wall and doors are planned to use electro-
chromatic frosted glass. Normally clear with an artistic highlight to mark the presence of
glass, a switch will turn the entire wall into an opaque frost, allowing light to transfer while
affording some privacy for training sessions.
•Ballistic shielding – the new dais will incorporate laminated steel plating for duck and
cover protection, a reasonable safeguard to have in place over the next decades. There was
a question about converting the storage room behind the new dais into a safe room. Further
evaluation indicates that this would expand the remodeling project by demolishing the
existing walls and replace them by solid concrete block and special doors. A safe room
would add substantial cost and be effective only if advance warning of a dangerous
situation occurred. Panic buttons will also be integrated into appropriate dais and staff
positions. Provide staff direction if more than a protective dais is requested.
•Hearing Loop – a new multi-phased hearing loop and amplifier will be installed in the
Chambers during the project. The existing loop amplifier will moved to the Community
Room and connected to a new loop being installed under the carpet. This system will then
remain in-place after the remodel is completed, providing another looped space in City
Hall. The system will be operational before Council begins holding regular meetings in
the Community Room.
•Media presentations – locations for mounting video monitors that allow visibility for
everyone and integrate with the room design aesthetics is a challenge. Current plan
includes: 1) large video display on the east wall next to the staff table; 2) wall mounted
Special Study Session Meeting of April 3, 2017 (Item No. 1) Page 3
Title: Council Chambers Remodel Update
monitor in the southwest corner by the ramp facing seating; and 3) podium mounted
monitor facing the dais during regular meetings. This placement allows for visibility when
either room orientation is used and for presenters to observe what is being projected
without looking behind them.
• Public comment timer – an integrated timer/light system operated from the dais will inform
speakers how long they have to complete comments.
• Wall of Mayors – options for a history/art/mission display on the north wall are being
developed and will be provided to Council for comment.
NEXT STEPS: Staff will provide an update of the plans to the Telecommunications Advisory
and Planning Commissions. KOMA will continue to complete construction plans and
specifications for use by staff functioning as general contractor and sub-contractors for competitive
pricing. Consistent with city efforts on racial equity, efforts will be made to reach contractors from
diverse backgrounds.
The restroom remodeling project is planned to be expanded with the addition of a new gender
neutral restroom on third floor. Due to construction logistics and staff capacity this will need to
be a later project, starting during November or December. The current restroom remodeling
budget of $30,000 in the 2017 CIP will be evaluate and adjusted once design specifics are
known. Plumbing and other infrastructure needs for a adding a new restroom which make sense
to do in conjunction with the Chamber remodel will be incorporated this summer. Signage and
locksets to identify other single user restrooms will be continuing as planned.
Meeting: Special Study Session
Meeting Date: April 3, 2017
Discussion Item: 2
EXECUTIVE SUMMARY
TITLE: PLACE’s Application for Tax Increment Financing (TIF) Assistance
RECOMMENDED ACTION: Staff wishes to review and receive feedback on PLACE’s
application for Tax Increment Financing (TIF) assistance in connection with its redevelopment at
the SE quadrant of Highway 7 & Wooddale Ave. Specific issues staff wishes to discuss include:
•Amount of TIF assistance
•Terms of the proposed assembled land sale to PLACE?
POLICY CONSIDERATION: Is the EDA willing to consider entering into a purchase and
redevelopment contract to reimburse PLACE for qualified site improvement costs up to
$5,660,000 in pay-as-you-go tax increment generated by its redevelopment over a maximum term
of 15 years to assist the project’s financial feasibility?
SUMMARY: Nonprofit developer, PLACE, submitted plans for a major redevelopment at the
southeast quadrant of Highway 7 and Wooddale Ave, and the northeast corner of W 36th Street
and Wooddale Ave. The proposed plans depict a mixed-use, mixed-income, transit-oriented, and
environmentally sustainable development. Project components include: two apartment buildings
with a total of 299 residential units (200 affordable and 99 market rate), a 110-room hotel, a 10,800
SF E-generation/co-generation/greenhouse facility, approximately 16,200 SF of ground floor
commercial/retail space, and a one acre “urban forest.” There is a financial gap in the project’s
residential financial pro forma. Accordingly, PLACE submitted an application for Tax Increment
Financing (TIF) assistance.
FINANCIAL OR BUDGET CONSIDERATION: The Total Development Cost (TDC) to
construct the PLACE redevelopment is approximately $123 million. According to the analysis of
PLACE’s project proforma conducted by the EDA’s financial consultant, Ehlers, the residential
portion of the project is not financially feasible but/for the provision of $5.66 million in tax
increment assistance. Such assistance is necessary to offset a portion of the project’s $9.5 million
in extraordinary site preparation costs. It is proposed that the EDA enter into a purchase and
redevelopment contract with PLACE under which it agrees to acquire the assembled
redevelopment site from the City/EDA for $6.457 million, construct the project as proposed and
be reimbursed for qualified site improvement costs up to $5,660,000 in pay-as-you-go tax
increment generated by the project over a term of 15 years. The proposed TIF assistance would
bring the housing portion of the project closer to financial feasibility; however, PLACE has
significant work remaining relative to cost refinement, financing, fundraising and securing of
equity partners before the project can proceed.
Attached is the Discussion portion of the staff report from the March 13th Study Session. The
section on the Project Financing Sources has been augmented to clarify and provide additional
detail on the “City Loan” listed in the report’s Funding Source table. Information on two pending
DEED and Metropolitan Council grant applications was also added to the Public Grants section.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Discussion from Updated March 13, 2017 Staff Report
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Kevin Locke, Community Development Director
Approved by: Nancy Deno, Deputy City Manager/HR Director
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 2
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
DISCUSSION
BACKGROUND: PLACE (Projects Linking Art, Community & Environment), a Minneapolis
501(c)(3) nonprofit developer, is proposing to redevelop a site located at the southeast quadrant of
Highway 7 and Wooddale Ave and the northeast corner of W 36th Street and Wooddale Ave. The
site is divided by the CP RR line and the Cedar Lake LRT Regional Trail and located in the
Elmwood Neighborhood. The site consists of approximately 6.9 acres (4.9 AC on the north side
and 2 AC on the south side). The site runs parallel to the Cedar Lake LRT Regional Trail and is
situated on either side of the future SWLRT Wooddale Station.
Location of PLACE redevelopment at Wooddale Station
CURRENT PROPOSAL: PLACE proposes to acquire nine properties from the EDA and City,
raze the former McGarvey Coffee and Nash Frame buildings, and construct a mixed-use, mixed-
income, transit-oriented, environmentally sustainable development. Current plans depict four
buildings split on the north and south sides of the future SWLRT Wooddale Station. PLACE’s
revised project plans were reviewed and discussed at the February 13, 2017 Study Session where
they were favorably received. As discussed at the Study Session, the proposed PLACE project
consists of the following components:
•2 apartment buildings with a total of 299 residential units between them (of which 200
would be affordable and 99 would be market-rate) including 99 mixed-income live/work
units.
•110-room hotel
•10,800 sq. ft. e-generation /co-generation /greenhouse facility
Approximately 16,200 sq. ft. of ground floor commercial/retail space for a café, coffee
house, bike shop, and five microbusinesses
•445 parking spaces (structured, surface, and street)
•510,778 sq. ft. of total program space
•1 AC “urban forest”
The entire project is being designed to achieve LEED Silver or Gold certification.
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 3
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
PROPOSED DEVELOPMENT PROGRAM: As discussed at previous study sessions, the
proposed PLACE development would be constructed on the north and south sides of the SWLRT
Wooddale Station as shown below.
Proposed PLACE Site Plan
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 4
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
North Side Components:
• Residential/Commercial building
• 5 stories
• 218 total dwellings
• 152 apartments affordable for families with incomes up to 60% AMI,
including 10 live/work units ($51,480 per year for a family of four)
• 66 market rate apartments (including 8 live/work units)
• Retail bike shop and repair: 2,484 sq. ft.
• Makers Space: 2,724 sq. ft.
• E-Generation/Co-generation/Greenhouse facility
• 1 story building with 10,800 total sq. ft.
• Anaerobic digester and energy balancing equipment: 8,300sq.ft. (scaled to
accommodate organics generated exclusively from the PLACE project yet
expandable to accommodate offsite organics).
• Vertical greenhouse for urban agriculture: 2,500 sq. ft.
• Urban Forest
• 1-acre urban retreat parallel to the Cedar Lake LRT Regional Trail
• Parking:
• 220 spaces including underground, surface (with solar canopy) and on-street
parking
• 5 car-share spaces
South Side Components:
• Residential/Commercial
• 6 stories
• 81 total dwellings
• 48 live/work apartments affordable for families with incomes up to 60% AMI
($51,480 per year for a family of four)
• 33 live/work market rate apartments (including 5 “Type II” live/work units (a
special prototype that features an apartment connected to a 250 square foot
micro-storefront that allows the household to affordably operate a street-level
commercial business)
• Cafe: 4,644 sq. ft.
• Coffee House: 1,173 sq. ft.
• Maker/Co-working Space (Work Hub): 2,724 sq. ft. (split between 2 stories)
• Hotel:
• 6 stories
• 48,047 sq. ft
• 110 rooms
• Select service (Fairfield Inn & Suites by Marriott managed by Aimbridge
Hospitality)
• Parking:
• 225 spaces including underground, structured and surface
• 5 car-share spaces
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 5
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
Affordable Housing & Housing Unit Mix
Both apartment buildings are mixed income with a total of 99 market-rate units and 200 units
affordable to households at 60% of the Area Median Income* (AMI) ($51,480 per year in 2016
for a family of four). Of these 299 units, 99 are designated as live/work spaces for creatives (58
affordable and 41 market rate). The project’s overall dwelling unit mix is as follows:
*Median household income is the level at which half the households have lower incomes and half the households
have higher incomes; it is not an average.) In 2016 the AMI in Hennepin County for a family of four was $86,600.
Value of the Site Before and After Redevelopment
All the parcels in the proposed redevelopment site are currently tax exempt. The total taxable
market value of these parcels (estimated for establishing the proposed TIF district’s base value) is
currently pending but an earlier estimate had established the district’s base value at $8.7 million
(which is likely high). The total taxable market value of the site upon redevelopment is projected
to be approximately $61.6 million.
OVERVIEW OF THE PROJECT’S SOURCES AND USES
There are five primary components within the PLACE project: affordable housing, market rate
housing, hotel, commercial/retail/workhub, and e-generation/co-generation. Each component’s
sources and uses statements, cash flow projections, and investor rate of return (ROR) were
analyzed by Ehlers and staff to determine to what extent the project may have a financial gap
justifying the use of TIF.
Units %Units %Units %
Studio 26 26% 106 53% 132 44%
1 Bedroom 38 38% 52 26% 90 30%
2 Bedroom 27 27% 21 11% 48 16%
3 Bedroom 8 8% 19 10% 27 9%
4 Bedroom 0 0%2 1%2 1%
Total 99 200 299
Market Rate Affordable TotalUnit Type
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 6
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
Project Financing Sources
PLACE’s anticipated financing sources for the project are as follows (as refined by Ehlers):
1. Tax Exempt Bonds. The rental housing anticipates receiving funding through Low-
Income Housing Tax Credits and tax exempt bond financing provided by the State/City.
The City has no liability regarding the repayment of these bonds, and the administrative
fee that it charges goes to the housing rehabilitation fund. At the October 10, 2016 Study
Session, the City Council expressed a willingness to issue such a bond provided the
Developer met all the criteria in the application process. On December 19, 2016, the City
Council adopted a resolution authorizing PLACE to seek $55 million in multifamily
housing bonds from the State. The $27.1 million allocation subsequently awarded was
significantly less than anticipated given the oversubscription of housing bonds, but still
sufficient to secure the project’s low-income housing tax credits by right. The term of
financing is anticipated to be 35 years at 5%. The term is the maximum term for these
types of bonds (and common) and the rate is on the higher end of recent housing projects;
however, the assumed 5% is acceptable at this time due to the current uncertainty within
the market. Allianz Life Insurance Company of North America will purchase the project
tax credits. In April, the City Council will be asked to conduct a public hearing to
consider providing final approval for the Bonds and related documents.
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 7
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
2. Private activity bonds and tax credits. PLACE will seek other tax-exempt private activity
(conduit) bonds to fund the market rate housing. 501c(3) bonds, Investment Tax Credits,
New Market Tax Credits, and an Xcel Energy rebate will likely fund the e-generation
and commercial portions of the project. The bonds are likely to achieve the best rates and
carry green credentials that will enhance marketing due to PLACE’s commitment to
sustainable design. Allianz Life Insurance Company of North America intends to
purchase any taxable bonds. An Allianz-related company outside the life insurance
marketplace intends to purchase some or all the tax-exempt bonds. Financing firm, Stifel,
will purchase any of the bonds not immediately placed.
3. Conventional financing. PLACE will likely need to seek conventional financing for the
hotel. However, at this time it currently assumes it could do it through 501c3 tax exempt
bonds. The City’s bond counsel does not support this position, so PLACE has asked for
an opinion from the IRS to determine bond financing feasibility. Ehlers analysis
reviewed the hotel financing from a conventional perspective and has opined that this
portion of the project would be financially feasible without any TIF assistance.
4. City Loan. The above table indicates a “City Loan” for $1.5 million as one of the project’s
funding sources. This is not a cash loan to PLACE. It is the portion of the land purchase
price that PLACE will pay over time. The total land price is $6.547 million which
includes the EDA’s property acquisition and holding costs. PLACE will pay 3/4 of the
purchase price, $5.047 million, up front at closing. The remaining $1.5 million will be
paid over ten years plus interest. This approach was designed to ensure that the
City/EDA’s out of pocket costs ($5.047 million) will be recouped up front and yet allow
PLACE some flexibility in paying the portion of purchase price that represents value of
the property beyond the EDA’s actual land costs ($1.5 million). Thus, even if PLACE
defaults on their project after they have closed on the land, the City/EDA will have been
made whole financially, i.e. the City/EDA would recoup the total amount that it paid to
purchase and hold the former McGarvey and Hennepin County properties even though it
would not have captured the full market value of the property.
That’s not to say the City/EDA would not have any legal recourse if PLACE fails to
make its land payments. Failure to make land payments would be an event of default
under the terms of the purchase and redevelopment contract with PLACE. Failure to
make the land payments would be subject to the contract’s remedies for default including
the right for the EDA to suspend payments on the TIF Pay as You Go Revenue Note (TIF
Note). Since the TIF Note will be considerably larger ($5.6 vs. $1.5 million) than the
outstanding balance on the land, the contractual right to suspend the TIF Note payments
represents significant leverage to ensure the land payments are current. In addition it is
anticipated that the City/EDA will require a mortgage against the property for PLACE’s
land payment obligations; and, that any sale of the property by PLACE would require
any outstanding land payments to be paid before the City/EDA would consent to the
transfer. The structure of the land sale is intended to both protect the City/EDA and
maximize the PLACE project’s potential for success.
5. Private equity raised from PLACE and the other project service providers. PLACE raised
$3,500,000 of private equity that has been expended to date on project feasibility.
Additional equity will be required for the hotel if it is required to be financed
conventionally.
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 8
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
6. Public grants. With assistance from the City, PLACE has secured $2,750,000 million in
grants from the Metropolitan Council and Hennepin County to offset qualified
redevelopment costs. PLACE anticipates applying for an additional $8,137,578 in grants
by September 2017.
UPDATE: Last fall, the EDA applied for contamination clean-up grants from Hennepin
County and Department of Employment and Economic Development (DEED) on behalf
of PLACE to help defray the cost of mitigating the contaminated soils found on-site.
Hennepin County awarded the EDA a $92,230 ERF grant, however, DEED did not award
any funds as it believed the project was not fully prepared to proceed. This spring PLACE
is once again requesting the EDA apply for approximately $600,000-$800,000 in
contamination clean up grants from the Metropolitan Council and DEED in another
attempt to mitigate costs associated with the cleanup of the contaminated soils on-site.
The clean-up grant applications are due May 1.
PLACE is also requesting the EDA to apply for a $850,000 Livable Communities Transit
Oriented Development (LCA-TOD) grant from Metropolitan Council for public
infrastructure and placemaking elements to be incorporated in the PLACE project.
All of these grant applications require a resolution of support from the governing body of
the city where the project is located. Similar to previous grants, the EDA would be the
applicant for each grant but has no financial obligations other than to serve as the conduit
and administration for the funds. An authorizing resolution for each grant application will
be brought to the EDA for consideration at the April 17th meeting.
7. Fundraising. PLACE has raised $52,230 in fundraising efforts and is looking to raise
another $400,000 by groundbreaking. The status each of these grant/fundraising effort is
itemized below:
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 9
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
8. Deferred Developer Fee. In PLACE’s TIF application, they committed to defer 78% or
$11,853,061 on a total requested developer fee of $15,100,000 to create and permanently
maintain the project. However, as discussed further below, the requested developer fee
exceeded industry norms and was reduced for the TIF review. As revised, the project
would defer approximately 68% or $5,449,050 on a total developer fee of $8,001,622.
Project Uses
The Total Development Cost (TDC) to construct the project is approximately $123 million as
summarized below (numbers refined by Ehlers):
1. Property Acquisition Cost: As indicated above, the proposed purchase price for the nine
subject properties is $6,547,600 ($3,995,480 for the north site and $2,004,520 for the south
site) including the EDA’s estimated holding costs of $547,600. The combined land
acquisition price equals approximately $26 per SF or $21,900 per apartment unit, not
accounting for the hotel, commercial space, and E-generation facilities.
The purchase price represents the City/EDA’s actual cost for acquiring and holding the
land as well as estimated market value appreciation. It is within market range for market
rate mixed use developments in first-ring suburbs but would be considered somewhat
above market if this was an entirely affordable development. Given that the PLACE project
is a mixed use project (albeit with a sizable affordable component) it is appropriate for the
project to pay a market rate for an assembled site adjacent to a highway interchange and
future LRT station.
PLACE would secure control of the site through a Purchase Agreement with the City/EDA
as follows:
a. $5,047,600 at closing; and
b. The balance of $1,500,000 payable over 10 years plus 4% interest.
2. Developer Fee: PLACE included an 11.2 percent developer fee across the project, which
exceeds industry standards. By comparison, typical market rate housing, hotel, and
commercial projects receive a 2-5 percent developer fee. Affordable projects typically
receive an 8-11 percent developer fee (higher because affordable projects defer a
majority of the fee up front and receive payment out of cash flow over time, if any).
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 10
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
For the purposes of this review, Ehlers modified the project’s budget to more closely align
with market norms. The developer fee was revised to 4% for the market residential
component, 3% for the commercial component, and 3% for the hotel component. The
affordable component developer fee is at 11%, and the 11.2% E-generation developer fee
is unchanged since it will not receive or contribute to the TIF.
3. Residential Total Development Cost (TDC): The TDC is approximately $292,000 per unit
in the South building $273,000 per unit in the North building. These costs include related
costs from the portion of the parking, common areas, amenities, soft and financing costs,
etc. By comparison, most new construction projects that are similar in nature are currently
between $220,000 and $250,000 per unit. This project exceeds the higher end of TDC for
the residential portion and need to be further refined by PLACE.
Project Cash flow projections
1. Apartment Rents/Commercial Leases: The affordable unit rents are at the regulatory
maximum rents for households at 60% of area median income (AMI), which translates to
rents between $919/month for a studio and $1,524/month for a four- bedroom unit. Market
Rate rents range between $1,185/month for a studio and $2,678 for a three-bedroom and
are $1.86 sq/ft on average. This is somewhat conservative for first-ring suburbs as typical
market rate projects are now above $2 sq/ft.
Commercial rents on a triple net basis range from $16 sq/ft for in-line retail, $24 sq/ft for
the café, and $41 sq/ft for the coffee house. PLACE’s proposed commercial rents are
within the typical range for the market.
2. Hotel Room Rates and Occupancy: PLACE projects an average daily room rate of $124
and 68% occupancy. Both of these values are within the Metropolitan Area’s industry
averages.
3. Operating Expenses: Residential operating expenses of approximately $3,000 per unit per
year (before taxes, management fees, and reserves) is within industry standards.
Redeveloper’s Request for Public Financing Assistance
Application for Tax Increment Financing
Of the $123 million TDC, PLACE estimates the project will incur nearly $9.5 million in
extraordinary costs* in redeveloping the subject site. These include the following.
Extraordinary Site Improvement Cost Estimates AMOUNT ($)
Soil tests, environmental consulting, investigation & permits 171,000
Asbestos abatement, building demolition and disposal (net of grants) 128,700
Soil correction (net of grants) 666,795
Utility design & construction 696,261
Streets and roads 438,297
Structured parking 6,888,860
Woonerf 483,400
TOTAL Extraordinary Costs $9,473,313
*Extraordinary costs are expenses encountered over and above those which a developer would typically expect to
incur in a suburban development (e.g. asbestos removal, building demolition, contaminated soil removal and disposal,
storage tank removal and disposal, shoring, utility replacement, specialized stormwater management, structured
parking, etc.)
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 11
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
These costs inhibit the project’s financial feasibility and are the types of expenditures within a
Redevelopment TIF District that are eligible for reimbursement with tax increment.
Recommended Amount of TIF Assistance
Ehlers analyzed the returns for each PLACE project component separately. Based on the
information submitted by PLACE, the hotel and commercial components can meet typical industry
return expectations without the need of tax increment assistance.
As previously noted, 200 of the 299 apartment units will have affordable rents and income
restrictions. The lower cash flow from the affordable rents limit how much debt the residential
project can carry. The affordable housing will also use low income housing tax credit (LIHTC)
equity, which means typical market based cash-on-cash return comparisons do not apply. For
primarily affordable housing projects, Ehlers analyzes such criteria as the project’s ability to meet
required debt coverage ratios and repay deferred developer fee in 10-15 years.
Based upon its analysis of the PLACE project proformas, Ehlers recommends providing the
redevelopment TIF assistance in the maximum principal amount of $5,660,000 over a term of 15-
years. The TIF would be in the form of a pay-as-you-go TIF Note and be made available
exclusively to reimburse the Redeveloper for a portion of the extraordinary costs cited above. With
this level of assistance, the residential development can repay the deferred developer fees in
approximately 12 years and meet debt service coverage requirements. PLACE initially requested
up to $8,000,000 of TIF assistance, which represents the maximum TIF generated over a 26-year
term.
It is important to note that when evaluating these types of developments, it is challenging to
accurately estimate a project’s precise financial success upon project stabilization. The objective
is to assemble, within certain parameters, a proforma that provides a comfort level to the investors
in the project. Consistent with other recent redevelopment projects with which the EDA has been
involved, a "look back" provision would be incorporated into the redevelopment contract with
PLACE. Per the contract, the Redeveloper would be required to submit a final proforma detailing
the actual financial performance of the project. The look back provision ensures that if the project
performs financially better than currently estimated, the EDA shares economically in the success
of the project by reducing the amount of TIF assistance provided.
Providing tax increment financing assistance to the proposed redevelopment makes it possible to:
construct a transit-oriented, highly sustainable project consistent with the Comprehensive Plan;
bring the subject properties to optimal market value; provide the community with additional
housing choices (both market rate and affordable); and create new employment opportunities and
significant tax base. Such assistance would represent less than 5% of total project costs. As a
reminder, the tax increment would be generated by the project itself and would only be provided
to the Developer once construction was satisfactorily completed and the Developer supplies
statements verifying that it has incurred the specified qualified costs. The EDA would be obligated
to provide assistance to the project only to the extent that the project generates sufficient tax
increment to make the bi-annual payments.
TIF Note
It will take approximately 18 months to construct the proposed project. The first increment would
be paid in 2020. The Note would terminate with final payment on February 1, 2035. The proposed
assistance would be financed on a "pay-as-you-go" basis, which is the preferred financing method
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 12
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
under the City's TIF Policy. The Note is currently estimated to bear interest at 5%, which is the
Redeveloper’s proposed bank financing rate for the project and will be further refined as they get
closer to obtaining all financing for the project. The size of the TIF Note is based upon no
inflationary value in the project (as with all projects). This is more conservative estimating and
thus it is anticipated that the pay-as-you-go note will be paid off earlier than estimated. As with
most of the EDA’s redevelopment contracts, PLACE will be required to execute a Minimum
Assessment Agreement for the value utilized for projecting the amount of TIF assistance available.
TIF District
The subject site is within the City’s Redevelopment Project Area which is the portion of the city
where the EDA may statutorily establish TIF districts. In order to provide the proposed PLACE
project with tax increment a new Redevelopment TIF District would need to be established.
Consulting firm LHB was retained to conduct a TIF district feasibility analysis to determine if the
subject site qualified as a Redevelopment District under Minnesota Statutes, Section 469.174,
Subdivision 10, After inspecting and evaluating the subject properties and applying current
statutory criteria, LHB concluded in its report that the proposed TIF district qualifies as a
Redevelopment District based on the following findings:
• The proposed TIF District has a coverage calculation of 88.7 percent which exceeds the 70
percent requirement.
• 100 percent of the buildings are structurally substandard which exceeds the 50 percent
requirement.
• The substandard buildings are reasonably distributed throughout the geographic area of the
proposed TIF District.
The proposed TIF district would include the following nine parcels:
• 5925 State Hwy No 7
• 5815 State Hwy No 7
• 5725 State Hwy No 7
• 3520 Yosemite Ave S
• 3565 Wooddale Ave
• 3548 Xenwood Ave S
• 3575 Wooddale Ave
• 5816 36th St W
• 5814 36th St W
Such a TIF district could allow up to 26 years of tax increment. The 5925 Highway 7 property
currently lies within the Elmwood TIF District. Therefore, that property would need to be
decertified from the Elmwood TIF District in order to include it in the proposed Wooddale Station
TIF District.
Property Value and Taxes
All the parcels in the proposed TIF district are currently tax exempt. The total market value of
these parcels estimated for establishing the proposed TIF district’s base value is currently pending.
The estimated market value of the property upon the proposed project’s completion (for TIF
estimation purposes) is $61,700,000. Most of the new value would be captured as tax increment
and used to make payments on the TIF Note until it is paid off and the TIF district is decertified.
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 13
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
It is estimated that PLACE would generate over $1,063,000 in total property taxes annually. The
City, County and School District would receive the property taxes collected on the subject site’s
Base Value. The project is estimated to generate a total of $631,976 in gross tax increment
annually. Once the TIF Note is retired, the additional property taxes generated by the project would
be paid to the local taxing jurisdictions.
It should be noted that the value of the project could be much higher than the estimated $61.7
million once it is assessed for tax purposes. This was a conservative value utilized only for
estimating the amount of TIF the project would generate. Should the value of the project at the
time of completion be higher than the estimated amount, the principal amount of the TIF Note
would be paid back sooner than the projected 15 years and local taxing jurisdictions would receive
the benefit of having the full value for tax purposes sooner than anticipated.
Conformance and Analysis under the City’s TIF Policy
PLACE’s proposed mixed-use project meets the following Minimum Qualifications as outlined in
the City’s TIF Policy:
• Promotes neighborhood stabilization and revitalization by the removal of blight and the
upgrading of existing housing stock.
• Provides a balanced and sustainable housing stock to meet diverse needs both today
and in the future.
• The project will be consistent with the City’s Comprehensive Plan and Zoning
Ordinances upon approvals.
• The Redeveloper has demonstrated that the proposed project is not financially feasible
“but-for” the use of tax increment financing.
• The Redeveloper has a proven track record of successful real estate development
performance (including affordable housing) and has demonstrated the capability to
fully complete the project as proposed.
The proposed project meets the following “Desired Qualifications” as outlined in the TIF Policy:
• Creates a substantially higher ratio of property taxes paid before and after
redevelopment and provides a significant increase in taxable market value.
• Facilitates new construction on a site which would not likely be redeveloped to its
optimal use without such assistance.
• Redevelops underutilized property.
• Creates a high quality building (e.g. sound architectural design, quality construction
and materials)
• Creates new employment opportunities.
In addition to the above, the proposed project would have the following additional benefits:
• Intensifies the subject site and makes optimal use of the property with an attractive
mixed-use, mixed income, transit oriented, highly sustainable development that is
walkable and human-scale.
• Demonstrates consistency with the Elmwood Area Land Use, Transit and
Transportation Study of 2003
• Results in the sale of City and EDA-owned properties.
• Complements, integrates with, and strengthens the surrounding multi-family
neighborhoods.
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 14
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
• Further increases the housing options available in the St. Louis Park and diversifies the
local housing stock by providing market rate and affordable units as well as live/work
units.
• Provides housing for more than 2-person families by providing units with 3 or more
bedrooms.
• Helps stabilize the commercial businesses along W 36th St by increasing the potential
customer base.
• Incorporates Green Building design and features (portions of the project expect to
achieve LEED Silver or Gold certification)
• Lies within a SWLRT Station Planning Area as identified in the City’s Comprehensive
Plan.
• Incorporates Livable Communities and Transit Oriented Design principles.
• Located along an existing transit route, regional trail and approved LRT corridor.
Grading under Project Report Card
PLACE’s TIF application for proposed redevelopment was graded according to the Project Report
Card provided within the City’s TIF Policy. The application was graded as follows:
• Promotes housing for large families.
PLACE will feature a housing mix ranging from studios to four bedroom units. As
proposed, it will have 29 units with three or more bedrooms which represents 10% of
the project’s unit mix. This percentage garnered a grade of “C” on the scale.
• Provides economic integration of rental or ownership projects.
Of the proposed 299 apartment units, 200 (or 67%) would be designated as affordable.
This percentage far exceeds the scale, thus a grade of “A” was provided.
• Ratio of soft costs to Total Project Costs.
Soft costs of the total project were estimated at approximately $30.5 million or 25% of
total project costs. This percentage represented a grade of “C” on the scale.
• Ratio of private to public (TIF) financing.
$123 million in private development costs to $5.66 million in TIF resulted in a $21.74
private / $1 TIF ratio which garnered an “A” on the scale.
• The value of the site before and after redevelopment
All the parcels in the proposed TIF district are currently tax exempt. The total market
value of these parcels estimated for establishing the proposed TIF district’s base value
is currently pending but an earlier estimate had established the district’s base value at
$8.7 million (which is likely high). The projected market value upon redevelopment is
approximately $61.7 million. If (for the lack of a better number) the earlier base value
was used, the ratio value of the site before and after redevelopment would be $1:$7.00
which represented an “A” on the scale.
• New Job Creation in City
The total number of new FTE jobs expected to be created in the city as a result of the
proposed project is estimated at 118.5. This level of job creation garnered an “A” on
the scale.
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 15
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
The proposed project received bonus points for:
• assembling all the properties required for the redevelopment
• redeveloping blighted/contaminated property
• incorporating New Urbanism principles and being a mixed-use development
• adding value to the neighborhood
• achieving LEED gold medal status
• incorporating livable communities planning principles
• likely stimulating further investment in the surrounding neighborhood
• being located in one of the city’s Priority Redevelopment Study Areas
• having a significant positive community impact
• being consistent with the City’s Vision and Comprehensive Plan
Upon calculation of all applicable factors and bonus points, the PLACE project received a final
grade of “A” according to the Project Report Card within the TIF Policy.
Conformance with the City’s Business Subsidy Policy
Any TIF assistance provided PLACE’s proposed redevelopment would be exempt from state
business subsidy requirements as it relates to housing, pollution control/abatement, and
redevelopment (Section 116J.993, Subdivision 3). Therefore, no public subsidy hearing would be
required; however, the EDA would still be subject to modified reporting requirements.
Risk Assessment Summary
1. Financial: the City is serving as the conduit issuer of PLACE’s revenue bonds. These are
limited obligations secured solely by the revenues of the facility, and do not have any
impact on the City’s bond rating, nor are the City or EDA liable for any default by PLACE.
The EDA will provide a PAYGO tax increment revenue note. The EDA is only required
to make payments on the TIF Note to the extent the improvements constructed by PLACE
result in an increase in taxable market value/property taxes. There is no penalty to the EDA
or City if no increment is generated, or if the increment generated is insufficient to fully
pay the principal and accrued interest on the TIF Note.
2. Real estate: the EDA will convey the assembled property to PLACE. The deed from the
EDA to PLACE will contain the usual reverter provisions that allow the EDA to retake
title to the property if PLACE fails to construct the project. However, PLACE will likely
be required to mortgage the property as security for its financing, and once that happens,
the EDA’s right of reverter will be subordinated to the mortgage. From discussions with
the developer, it appears that the EDA does not need to convey the property to PLACE at
the time the temporary bonds are issued to finance a portion of the affordable housing
component (and therefore the EDA will not have to subordinate its right of reverter to a
mortgage at that time). This allows the EDA and City to retain ownership of the property
until permanent financing is obtained for the entire project. If the developer is unable to
secure its permanent financing for the entire project, the EDA and City retain the property.
If PLACE does secure such permanent financing, it shows that the market believes the
PLACE project is feasible and should give more comfort to the City and EDA. If the project
fails and the lender forecloses on the mortgage, the EDA would not be able to exercise its
right of reverter as to any portion of the property subject to the mortgage.
3. Political: there is a potential risk that a failed development would be a political black eye.
However, it is likely that at least the housing portion of the overall development can be
Special Study Session Meeting of April 3, 2017 (Item No. 2) Page 16
Title: PLACE’s Application for Tax Increment Financing (TIF) Assistance
successfully completed. Furthermore, we believe that the City and EDA may be able to
mitigate the risk of losing control of the entire property (as described above) if it considers
requiring a Declaration of Restrictive Covenants to be filed against the entirety of the
property. If a Declaration is filed of record against the property, even if a portion of the
project is unsuccessful and a mortgage lender forecloses on that portion, the EDA would
be able to enforce the restrictions on use provided in the Declaration.
Summary
Upon review and analysis of the developer’s financial pro forma, Ehlers determined that the
residential portion of the proposed PLACE project is not financially feasible but for the provision
of tax increment financing. However, even with the potential TIF support, questions remain on the
project’s operating costs, capital costs, uncommitted funding sources, and hotel financing. PLACE
has significant remaining financing and fundraising work to complete before the project could be
financed.
PLACE’s proposed redevelopment meets the City’s objectives for the provision of Tax Increment
Financing as specified in the City’s TIF Policy. The project meets all the Minimum and Desired
Qualifications for providing TIF assistance and received a final grade of “A” according to the
Project Report Card within the TIF Policy. Given these findings, staff supports reimbursing
PLACE for up to $5.66 million in qualified development costs in the form of pay-as-you-go tax
increment generated by the project so as to allow the redevelopment to proceed.
NEXT STEPS: As with all such TIF applications, it is at the EDA’s discretion as to whether it
wishes to reimburse the PLACE project with the recommended level tax increment assistance.
Provided the EDA supports providing financial assistance to the PLACE project as proposed, the
EDA will be asked to begin the formal process of establishing the proposed Wooddale Station TIF
District; the vehicle through which the assistance would be provided. The first step of which is to
call for a public hearing date. Resolutions calling for a public hearing for the establishment of the
proposed TIF district and for issuance of private activity bonds were approved March 20th. The
next steps in the bond and TIF approval process are as follows:
1. Approval of Wooddale properties purchase agreement with HCHRA
2. Negotiation of business terms for the provision of financial assistance with PLACE
3. Review of proposed business terms of Purchase & Redevelopment Contract
4. Approval of TIF Plan by Planning Commission
5. Public Hearing related to issuance of private activity bonds
6. Approval of Purchase & Redevelopment Contract & TIF District Public Hearing & Plan
approval - EDA and City Council
Meeting: Economic Development Authority
Meeting Date: April 3, 2017
Consent Agenda Item: 5a
EXECUTIVE SUMMARY
TITLE: Approval of EDA Disbursements
RECOMMENDED ACTION: Motion to accept for filing EDA Disbursement Claims for the
period of February 25, 2017 through March 24, 2017.
POLICY CONSIDERATION: Does the EDA desire to approve EDA disbursements in
accordance with Article V – Administration of Finances, of the EDA Bylaws?
SUMMARY: The Finance Division prepares this report on a monthly basis for the EDA to review
and approve. The attached reports show both EDA disbursements paid by physical check and
those by wire transfer or Automated Clearing House (ACH) when applicable.
FINANCIAL OR BUDGET CONSIDERATION: Review and approval of the information
follows the EDA’s Bylaws and provides another layer of oversight to further ensure fiscal
stewardship.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: EDA Disbursements
Prepared by: Kari Mahan, Accounting Clerk
Reviewed by: Tim Simon, Chief Financial Officer
Approved by: Nancy Deno, Deputy City Manager/HR Director
3/27/2017CITY OF ST LOUIS PARK 10:51:03R55CKS2 LOGIS400V
1Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
60,000.00CENTRAL PARK WEST PUBLIC ART OTHER CONTRACTUAL SERVICES
60,000.00
440.00CITIZENS INDEPENDENT BANK DEVELOPMENT - EDA G&A SUBSCRIPTIONS/MEMBERSHIPS
154.12DEVELOPMENT - EDA G&A MEETING EXPENSE
594.12
173.50EHLERS & ASSOCIATES INC ELIOT PARK TIF DIST G&A OTHER CONTRACTUAL SERVICES
173.50WEST END TIF DIST G&A OTHER CONTRACTUAL SERVICES
173.50ELLIPSE ON EXC TIF DIST G&A OTHER CONTRACTUAL SERVICES
89.50PARK CENTER HOUSING G&A OTHER CONTRACTUAL SERVICES
173.50CSM TIF DIST G&A OTHER CONTRACTUAL SERVICES
1,100.00DEVELOPMENT - EDA G&A OTHER CONTRACTUAL SERVICES
173.50MILL CITY G&A OTHER CONTRACTUAL SERVICES
175.50PARK COMMONS G&A OTHER CONTRACTUAL SERVICES
173.50EDGEWOOD TIF DIST G & A OTHER CONTRACTUAL SERVICES
334.75ELMWOOD VILLAGE G & A OTHER CONTRACTUAL SERVICES
173.50WOLFE LAKE COMMERCIAL TIF G&A OTHER CONTRACTUAL SERVICES
173.50AQUILA COMMONS G & A OTHER CONTRACTUAL SERVICES
173.50HWY 7 BUSINESS CENTER G & A OTHER CONTRACTUAL SERVICES
3,261.25
5,690.50KENNEDY & GRAVEN BELTLINE SWLRT DEVELOPMENT LEGAL SERVICES
217.78PARK COMMONS G&A LEGAL SERVICES
646.00ELMWOOD VILLAGE G & A LEGAL SERVICES
6,554.28
4,000.00KEYS 4/4 KIDS CONVENTION & VISITORS BUREAU OTHER CONTRACTUAL SERVICES
4,000.00
3,000.00LOCKRIDGE GRINDAL NAUEN PLLP DEVELOPMENT - EDA G&A LEGAL SERVICES
3,000.00
5,000.00MCCDDEVELOPMENT - EDA G&A OTHER CONTRACTUAL SERVICES
5,000.00
1,000.00MYKLEBUST + SEARS PUBLIC ART IMPROVEMENTS OTHER THAN BUILDI
1,000.00
32.81OFFICE DEPOT DEVELOPMENT - EDA G&A OFFICE SUPPLIES
32.81
Economic Development Authority Meeting of April 3, 2017 (Item No. 5a)
Title: Approval of EDA Disbursements Page 2
3/27/2017CITY OF ST LOUIS PARK 10:51:03R55CKS2 LOGIS400V
2Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
945.55SEHDEVELOPMENT - EDA G&A PLANNING
945.55
64.91SELLS, NANCY DEVELOPMENT - EDA G&A MEETING EXPENSE
64.91
20,000.00ST LOUIS PARK FRIENDS OF THE ARTS PUBLIC ART OTHER CONTRACTUAL SERVICES
20,000.00
1,500.00THE PARK THEATER COMPANY PUBLIC ART OTHER CONTRACTUAL SERVICES
1,500.00
Report Totals 105,952.92
Economic Development Authority Meeting of April 3, 2017 (Item No. 5a)
Title: Approval of EDA Disbursements Page 3
Meeting: Economic Development Authority
Meeting Date: April 3, 2017
Action Agenda Item: 7a
EXECUTIVE SUMMARY
TITLE: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
RECOMMENDED ACTION: Motion to Adopt EDA Resolution requesting the City Council to
call a public hearing relative to the establishment of the Elmwood Apartments Tax Increment
Financing (TIF) District within Redevelopment Project No. 1 (a redevelopment district).
POLICY CONSIDERATION: Does the EDA wish to request the City Council to hold a public
hearing on May 15, 2017 to consider the establishment of a Redevelopment Tax Increment
Financing District in connection with the proposed Elmwood Apartments project?
SUMMARY: 36th Street LLC (“Developer”) owns the property and building located at 5605 W
36th Street known as the 36th Street Business Center. The Developer proposes to demolish the
structurally substandard building and construct a 6-story, mixed-use, senior housing building
called The Elmwood. The project will consist of 85 residential units restricted to residents age 55+,
of which 17 (or 20%) will be affordable at 60% of the area median income (AMI), and
approximately 4,920 square feet of commercial space. The project’s financial pro forma exhibits
a financial gap which precludes the project from proceeding. Accordingly, the Developer
submitted an application for Tax Increment Financing (TIF) assistance. 36th Street LLC’s TIF
request was reviewed at the March 27th Study Session where it received favorable support.
FINANCIAL OR BUDGET CONSIDERATION: The cost to construct the proposed Elmwood
Apartments project is approximately $19 million. According to an analysis of the Developer’s
project proforma conducted by Ehlers (the EDA’s financial consultant), the project is not
financially feasible but/for the provision of $950,000 in tax increment assistance. Such assistance
is necessary to offset a portion of the project’s $3.6 million in extraordinary site preparation costs.
It is proposed that the EDA enter into a redevelopment contract with 36th Street LLC under which
the Developer agrees to construct the proposed project and be reimbursed for qualified site
improvement costs up to $950,000 in pay-as-you-go tax increment generated by the project over a
6 year term. That level of assistance would mitigate enough of the extraordinary site costs such
that it allows the project to achieve a rate of return sufficient to attract the necessary equity capital
to enable the project to proceed.
Setting a hearing date for the proposed Elmwood Apartments TIF District does not, in itself,
authorize or commit the EDA/City to any level of TIF assistance for the proposed project.
Procedurally it simply enables the City to hold a public hearing to consider the creation of the new
TIF district. The EDA will have the opportunity to consider the business terms of the financial
assistance in the near future. Those terms will be incorporated into a redevelopment contract with
36th Street LLC expected to be brought to the EDA for formal consideration on May 15th; the same
evening as the proposed TIF district public hearing.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: EDA Resolution
TIF Schedule
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Nancy Deno, Deputy EDA Executive Director and Deputy City Manager
Economic Development Authority Meeting of April 3, 2017 (Item No. 7a) Page 2
Title: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
CITY OF ST. LOUIS PARK
HENNEPIN COUNTY, STATE OF MINNESOTA
EDA RESOLUTION NO. 17-____
RESOLUTION REQUESTING THE CITY COUNCIL OF THE CITY OF ST.
LOUIS PARK CALL FOR A PUBLIC HEARING ON THE MODIFICATION OF
REDEVELOPMENT PROJECT NO. 1 AND THE ESTABLISHMENT OF THE
ELMWOOD APARTMENTS TAX INCREMENT FINANCING DISTRICT.
BE IT RESOLVED, by the Board of Commissioners (the “Board”) of the St. Louis Park
Economic Development Authority (the “EDA”) as follows:
WHEREAS, the City Council (the “Council”) of the City of St. Louis Park, Minnesota (the
“City”) established Redevelopment Project No. 1 (the “Project”) pursuant to Minnesota Statutes,
Sections 469.090 to 469.1082, inclusive, as amended (the “EDA Act”), in an effort to encourage
the development and redevelopment of certain designated areas within the City, and transferred
the administration of the Project to the EDA; and
WHEREAS, the EDA is proposing a modification of the Redevelopment Plan for the Project
and the establishment of the Elmwood Apartments Tax Increment Financing District within the
Project, pursuant to and in accordance with the EDA Act and Minnesota Statutes, Sections 469.174
to 469.1794, as amended.
NOW, THEREFORE BE IT RESOLVED by the Board as follows:
1. The EDA hereby requests that the Council call for a public hearing on May 15, 2017 to
consider the proposed adoption of a Modification to the Redevelopment Plan for the Project
and the proposed adoption of the Tax Increment Financing Plan for the Elmwood Apartments
Tax Increment Financing District (collectively, the “Plans”) and cause notice of said public
hearing to be given as required by law.
2. The EDA directs the Executive Director to transmit copies of the Plans to the Planning
Commission of the City and requests the Planning Commission's written opinion indicating
whether the proposed Plans are in accordance with the Comprehensive Plan of the City, prior
to the date of the public hearing.
3. The Executive Director of the EDA is hereby directed to submit a copy of the Plans to the
Council for its approval.
4. The EDA directs the Executive Director to transmit the Plans to the County and the School
District in which the Elmwood Apartments Tax Increment Financing District is located not
later than April 14, 2017.
5. Staff and consultants are authorized and directed to take all steps necessary to prepare the
Plans and related documents and to undertake other actions necessary to bring the Plans before
the Council.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7a) Page 3
Title: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
Reviewed for Administration:
Adopted by the Economic Development Authority
April 3, 2017
Thomas K. Harmening, Executive Director Anne Mavity, President
Attest:
Secretary
Economic Development Authority Meeting of April 3, 2017 (Item No. 7a) Page 4
Title: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
SCHEDULE OF EVENTS
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
AND THE CITY OF ST. LOUIS PARK
HENNEPIN COUNTY, MINNESOTA
FOR THE MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT NO. 1
AND THE ESTABLISHMENT OF THE
ELMWOOD APARTMENTS TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
Draft as of Feb. 22, 2017
March 29, 2017 Project information (property identification numbers and legal descriptions,
detailed project description, maps, but/for statement, and list of sources and
uses of funds) for drafting necessary documentation sent to Ehlers.
April 3, 2017 EDA requests that the City Council call for a public hearing.
April 3, 2017 City Council calls for a public hearing.
April 3, 2017 Ehlers confirms with the City whether building permits have been issued on
the property to be included in the TIF District.
N/A County receives TIF Plan for review for County Road impacts (at least 45
days prior to public hearing). *The County Board, by law, has 45 days to
review the TIF Plan to determine if any county roads will be impacted by
the development. Because the City staff believes that the proposed tax
increment financing district may require county road improvements, the
TIF Plan will be forwarded to the County Board 45 days prior to the public
hearing. April 4, 2017 Letter received by County Commissioner giving notice of a potential redevelopment tax increment financing district (at least 30 days prior to publication of public hearing notice). [Ehlers will fax and mail on or before April 4, 2017]
April 14, 2017 Fiscal/economic implications received by School Board Clerk and County
Auditor (at least 30 days prior to public hearing). [Ehlers will fax and mail
on or before April 14, 2017.]
April 24, 2017 Ehlers conducts internal review of the Plans.
May 3, 2017 Planning Commission reviews Plans to determine if they are in compliance
with City's comprehensive plan and adopts a resolution approving the Plans.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7a) Page 5
Title: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
SCHEDULE OF EVENTS – PAGE 2
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
AND THE CITY OF ST. LOUIS PARK
HENNEPIN COUNTY, MINNESOTA
FOR THE MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT NO. 1
AND THE ESTABLISHMENT OF THE
ELMWOOD APARTMENTS TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
May 4, 2017 Date of publication of hearing notice and map (at least 10 days but not more
than 30 days prior to hearing). [Ehlers will submit notice & map to the St.
Louis Park Sun Sailor on or before April 27, 2017 at sunlegals@ecm-
inc.com]
May 15, 2017 EDA adopts a resolution approving the Plans.
May 15, 2017 City Council holds public hearing at 7:30 p.m. on a Modification to the
Redevelopment Plan for Redevelopment Project No. 1, the establishment of
the Elmwood Apartments Tax Increment Financing District and passes
resolution approving the Plans. [Ehlers will email Council packet
information to the City on or before May 8, 2017]
May 16, 2017 City can issue building permits.
___________ Ehlers requests certification of the TIF District from the state and county.
An action under subdivision 1, paragraph (a), contesting the validity of a determination by an authority under section
469.175, subdivision 3, must be commenced within the later of:
(1) 180 days after the municipality’s approval under section 469.175, subdivision 3; or
(2) 90 days after the request for certification of the district is filed with the county auditor under section 469.177,
subdivision1.
Meeting: Economic Development Authority
Meeting Date: April 3, 2017
Action Agenda Item: 7b
EXECUTIVE SUMMARY
TITLE: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
RECOMMENDED ACTION: Motion to Adopt EDA Resolution approving the Purchase
Agreement between the EDA and the Hennepin County Housing and Redevelopment Authority
(HCHRA) relative to four remnant parcels adjacent to the future SWLRT Wooddale Station.
POLICY CONSIDERATION: Does the EDA approve the proposed Property Purchase
Agreement with the HCHRA to facilitate transit oriented development adjacent to the future
SWLRT Wooddale Station?
SUMMARY: As discussed at multiple Study Sessions, nonprofit developer, PLACE, proposes to
purchase and redevelop approximately 4.9 acres on the north side and 2 acres on the south side of
the future SWLRT Wooddale Station with a mixed-use, mixed-income, transit-oriented, and
sustainable development. The proposed redevelopment sites require the assemblage of nine
properties; three of which are remnant parcels (3520 Yosemite, 3565 Wooddale and the western
portion of 3548 Xenwood Ave.) currently owned by the Hennepin County Housing and
Redevelopment Authority (HCHRA). HCHRA has agreed to sell the parcels to the EDA so as to
facilitate transit oriented development on the subject sites consistent with that proposed by
PLACE. HCHRA would also convey a fourth remnant parcel, 3524 Yosemite, which the city
would retain for right-of way purposes.
Regardless of whether the proposed PLACE project proceeds, the EDA has provided direction to
acquire the subject parcels so as to assemble sites large enough to spur redevelopment on either
side of the future SWLRT Wooddale Station.
Terms of the proposed Purchase Agreement were provided in a written report for the March 27th
Study Session. The proposed Agreement has been reviewed by the EDA’s legal counsel who
recommends its approval.
FINANCIAL OR BUDGET CONSIDERATION: Hennepin County is required to sell the
subject parcels at estimated fair market value which it determined to be $1.1 million. The City
Assessor examined this value and concurs that the proposed purchase price is easily supported. It
is proposed that three of the four parcels acquired by the EDA would subsequently be sold to
PLACE as part of the property assemblage for its proposed project. The 3524 Yosemite parcel
would be retained for right-of-way purposes and the eastern portion of 3548 Xenwood Ave. would
be held by the EDA for future redevelopment purposes.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Discussion
EDA Resolution
Proposed Purchase Agreement
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor /Deputy CD Director
Approved by: Nancy Deno, EDA Deputy Executive Director and Deputy City Manager
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 2
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
DISCUSSION
The proposed PLACE redevelopment requires the assemblage of nine properties; three of which
are remnant parcels (3520 Yosemite, 3565 Wooddale and the western portion of 3548 Xenwood
Ave.) now owned by the Hennepin County Housing and Redevelopment Authority (HCHRA).
HCHRA recently authorized the sale of these parcels to the EDA so as to facilitate transit oriented
redevelopment at the SWLRT Wooddale Station. HCHRA also plans to convey a fourth remnant
parcel, 3524 Yosemite, which the city would retain for right-of way purposes.
Hennepin County is required to sell the subject four parcels at estimated fair market value which
it determined to be $1.1 million. The City Assessor examined this value and concurs that the
proposed purchase price is easily supported. It is proposed that three of the four parcels acquired
by the EDA would subsequently be sold to PLACE as part of the property assemblage for its
proposed project. The eastern portion of 3548 Xenwood Ave. would be retained by the EDA for
future redevelopment purposes.
Below is a summary of the proposed Purchase Agreement (PA) with HCHRA:
1. The conveyance includes the land and any improvements on the land, along with any
personal property or fixtures located on the land (collectively, the “Property”). The
Property is being sold As Is.
2. The purchase price for the Property is $1,100,000, with $10,000 payable at execution as
earnest money, and the remainder at closing.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 3
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
3. Seller will provide a title commitment and survey, and the EDA will have 10 days after
receipt to make any written objections to title.
4. The EDA will have 30 days to perform due diligence related to any Phase I, geotechnical
report, or other review or inspection required for the proposed development on the
Property.
5. Closing will take place on a mutually acceptable date, but no later than June 30, 2017.
6. The EDA will pay one-half of closing costs, and prorated special assessments and property
taxes, if any.
7. The PA includes the following contingencies: a) title must be acceptable to Buyer; b) the
EDA must be satisfied with its due diligence or terminate the PA before the end of the due
diligence period; c) the Seller’s warranties and representations must be true and correct
through Closing.
8. The PA contains standard terms regarding operation/damage to the Property prior to
Closing.
9. The Seller will indemnify the EDA for Hazardous Substances.
10. If the EDA defaults under the PA and fails to cure after notice, the Seller may terminate
the PA and retain the earnest money.
11. The PA contains standard EDA representations.
12. The Effective Date (which starts the clock running on the title and due diligence provisions)
is the date the Title Company notifies the Seller and EDA that it has received a fully-
executed copy of the PA, which is a bit unusual but not problematic.
13. The PA contains four exhibits: legal description of the Property, list of required Due
Diligence documents, form of Declaration of Covenants and Restrictions, and a list of
environmental disclosures.
14. The parties agree to execute a Declaration of Covenants and Restrictions that will be
recorded against the Property. A summary of the document is below.
A. Construction of Minimum Requirements. The project will include:
1) A mix of uses appropriate to the area including, but not limited to, residential and
commercial uses.
2) Maximum density is desired. There will be at least 50 units/acre. The Seller retains
the right to approve lower minimums due to traffic or other concerns expressed by
the city.
3) Projects should, at a minimum meet, and preferably exceed, the requirements
contained within the City of St. Louis Park’s Inclusionary Housing Policy. Mixed
income projects are highly encouraged.
4) The design of the building and the site should be transit oriented and should
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 4
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
complement the LRT station. For buildings facing 36th Street, there should be active
uses on the ground floor. Active uses are defined as commercial/retail uses, live-
work units, or a combination of common spaces for multi-family housing activities
such as community rooms, work-out rooms, common entrances or property
management offices.
5) The majority of parking should be located in structure (below or above ground).
Some surface and street parking will be allowed. Lower parking ratios are
encouraged. Bicycle parking must meet city code requirements, currently one
bicycle parking space per dwelling unit, plus one bicycle parking space per ten
automobile spaces.
6) The following should be incorporated, when possible, into the project: bike and/or
car sharing and pedestrian connections internal to and along the perimeter of the site
to the LRT station and the regional trail.
B. Changes to Minimum Requirements. If the project is substantially changed and the
minimum requirements are not met in the revised project, the EDA must submit in
writing to the Seller the changes and why they are necessary.
C. Timeline. The EDA or designated developer must commence construction of a project
meeting the minimum requirements no later than June 1, 2018 and must complete
construction of the minimum improvements by December 31, 2019.
1) If construction of the minimum requirements has not been completed by December
31, 2019, and the failure to commence or complete the minimum requirements is the
result of a failure of the intended project and not merely a delay submit to amended
terms agreed to by the developer and the EDA, then the EDA agrees to remarket the
site for disposition and redevelopment that will conform to the minimum
requirements. Failure of the intended project will be evidenced by a cancellation of
the private redevelopment contract governing the project, a copy of which will be
delivered to the Seller. The Seller will be notified of the remarketing of the site and
of any agreed-upon alternative project resulting from such remarketing.
2) In the event the private redevelopment contract is cancelled and the EDA fails to
negotiate an alternative project meeting the minimum requirements on the property
within five years from the date of cancellation, the Seller will have the option to
repurchase the property from the EDA and the agreement will be terminated.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 5
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
EDA RESOLUTION NO. 17-____
RESOLUTION APPROVING A PURCHASE AGREEMENT
BETWEEN THE ST. LOUIS PARK ECONOMIC
DEVELOPMENT AUTHORITY AND HENNEPIN COUNTY
HOUSING AND REDEVELOPMENT AUTHORITY
BE IT RESOLVED BY the Board of Commissioners ("Board") of the St. Louis Park
Economic Development Authority (the "Authority") as follows:
Section 1. Recitals.
1.01. The Authority is authorized to promote development and redevelopment activities
within the City of St. Louis Park (the “City”), pursuant to its authority under Minnesota Statutes,
Sections 469.090 to 469.1081, as amended (the “Act”).
1.02. The Hennepin County Housing and Redevelopment Authority (the “County HRA”)
and the Authority desire to enter into a Purchase Agreement (the “Agreement”) pursuant to which the
County HRA will convey certain property located in the City and described in Exhibit A (the
“Property”) to the Authority, which the Authority intends to convey to a private developer for certain
mixed-use, transit-oriented redevelopment activities as authorized by the Act.
1.03. The City Planning Commission has reviewed the proposed acquisition and subsequent
conveyance of the Property through its planned unit development approval process, and approved the
Planned Unit Development associated with the Property on March 15, 2017.
1.04. The Authority has reviewed the Purchase Agreement, and finds that the execution of
the Purchase Agreement and the Authority’s performance of its obligations thereunder are in the best
interest of the City and its residents.
Section 2. Purchase Agreement Approved.
2.01. The Purchase Agreement, as presented to the Authority, is hereby in all respects
approved, subject to modifications that do not alter the substance of the transaction and that are
approved by the President and Executive Director; provided that execution of the Purchase
Agreement by such officials shall be conclusive evidence of their approval.
2.02. The President and Executive Director are hereby authorized to execute the Purchase
Agreement on behalf of the Authority and to carry out, on behalf of the Authority, the Authority’s
obligations thereunder, including without limitation the execution and delivery of any documents
attached to or referenced in the Purchase Agreement and necessary to effect the acquisition.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 6
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Reviewed for Administration: Adopted by the Economic Development Authority
April 3, 2017
Thomas K. Harmening, Executive Director Anne Mavity, President
Attest:
Secretary
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 7
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXHIBIT A
PROPERTY
General Location: East of Wooddale Ave. in St. Louis Park
Property Identification No(s).: 16-117-21-31-0002
Division of 16-117-21-31-0005
16-117-21-31-0076
16-117-21-34-0069
Tract Index (Abstract): Lot 6, Part of Lots 7, 8, and 11 thru 21, Block 25,
Lot 11, Part of Lots 12, 13, 14, 20, 21, 22 and 23, Block 29,
Lots 2, 3, 9, 10 and 11, Part of Lot 4, Block 30,
Part of Lots 9 thru 15 and 29, Block 247,
“Rearrangement of St. Louis Park”;
Part of Government Lot 5,
Section 16, Township 117, Range 21.
Tract Index (Torrens): Certificate of Title No. 1124712.
HCRRA Property Map No(s).: Part of Map No. 5 and other land
1. Tract 1 (PID No. 16-117-21-34-0069)
(Torrens Certificate of Title No. 1124712)
Par 1: That part of the following described property:
That part of Lots 20, 21, 22 and 23, Block 29, "Rearrangement Of St. Louis Park" and that
part of the adjoining vacated alleys, all described as commencing at a point on the
Southwesterly line of Block 30, "Rearrangement Of St. Louis Park" distant 2.4 feet
Southerly, measured along said Southwesterly line, from the Northwesterly corner of said
Block 30; thence Northeasterly to a point on the East line of said Block 30 distant 6.67 feet
South, measured along said East line from the Northeasterly corner of said Block 30; thence
continuing Northeasterly along the last described course a distance of 56.97 feet; thence
Southeasterly at a right angle 20.57 feet; thence Northeasterly at a right angle 86.47 feet to
the actual point of beginning; thence continuing Northeasterly along the last described course
to the center line of the vacated alley adjoining the East line of said Lots 20, 21, 22 and 23;
thence South along said center line and its extension to the center line of the vacated alley
adjoining the South line of said Lot 20, thence West along the last described center line to its
intersection with the extension South of a line drawn from the actual point of beginning to a
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 8
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
point on the South line of said Lot 20 distant 79 feet East from the Southwest corner of said
Lot 20; thence North to the actual point of beginning;
Which lies Westerly of the East line of Lot 7 said Block 29, extended Northerly.
Par 2: Lots 3, 4, 9, 10 and part of Lots 2 and 11, Block 30, "Rearrangement Of St. Louis Park",
and part of Lots 20 to 23, both inclusive, Block 29, "Rearrangement Of St. Louis Park", and that
part of vacated Zarthan Avenue, all being described as follows:
Beginning at a point on the Southwesterly line of said Block 30 distant 2.4 feet Southerly,
measured along said Southwesterly line, from the Northwesterly corner of said Block 30;
thence Northeasterly in a straight line to a point on the East line of said Block 30 distant 6.67
feet South, measured along said East line, from the Northeasterly corner of said Block 30;
thence continue Northeasterly along said last described course 56.97 feet; thence
Southeasterly at right angles 20.57 feet; thence Northeasterly at right angles 86.47 feet;
thence Southerly a distance of 89.59 feet, more or less, to the North line of the alley in Block
29, "Rearrangement Of St. Louis Park", said point being 79 feet East of the Southwest corner
of Lot 20 in said Block 29; thence Westerly along the North line of said alley and the same
extended to the West line of Zarthan Avenue; thence South along the West line of Zarthan
Avenue to the Southerly corner of Lot 4, Block 30, "Rearrangement Of St. Louis Park";
thence Northwesterly along the Southwesterly line of said Lot 4 to the Southeasterly corner
of Lot 9 in said Block 30; thence Southwesterly along the Southeasterly line of said Lot 9 to
the Southwesterly corner of said Lot 9; thence Northwesterly along the Southwesterly line of
said Block 30 to the place of beginning;
Except that part of said Lot 4, Block 30, lying South of a line described as: Commencing at a
point in the Southwest line of said Lot 4, distant 26 feet Northwest of the most Southerly
corner of said Lot 4, thence Northeast to a point in the East line of said Lot 4, distant 29 feet
North of the most Southerly corner.
That part of Zarthan Avenue and that part of the alley in Block 29, "Rearrangement Of St.
Louis Park" lying South of the North line of the alley in Block 29, "Rearrangement Of St.
Louis Park" and the same extended West to the West line of said Zarthan Avenue, and
Northwesterly of a line drawn from a point on the Easterly line of Lot 4, Block 30,
"Rearrangement Of St. Louis Park" distant 38.72 feet Northerly from the most Southerly
corner of said Lot 4 to a point on the South line of Lot 20, Block 29, "Rearrangement Of St.
Louis Park" distant 6.7 feet East of the Southwest corner of said Lot 20.
That part of the vacated East-West alley dedicated in Block 29, "Rearrangement Of St. Louis
Park" which lies North of the center line of said alley and between the Southerly extensions of
the West line of Lot 20, said Block and Addition, and the following described line:
Commencing at a point on the Southwesterly line of said Block 30 distant 2.4 feet Southerly,
measured along said Southwesterly line, from the Northwesterly corner of said Block 30;
thence Northeasterly in a straight line to a point on the East line of said Block 30 distant 6.67
feet South, measured along said East line, from the Northeasterly corner of said Block 30;
thence continue Northeasterly along said last described course 56.97 feet; thence Southeasterly
at right angles 20.57 feet; thence Northeasterly at a right angle 86.47 feet to the actual point of
beginning of the line to be described; thence South to a point on the South line of said Lot 20
distant 79 feet East from Southwest corner of said Lot 20.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 9
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
2. Tract 2 (PID No. 16-117-21-31-0076)
(From Pages 1 and 2 of CR Doc. No. 9081732)
Par 1: Lot 11; those parts of Lots 12, 13, 14, 21, 22 and 23, Block 29; those parts of Lots 2
and 11, Block 30; that part of the adjoining vacated north-south alley lying in Block 29, and
vacated Zarthan Avenue, “Rearrangement of St. Louis Park” described as follows:
Commencing at the west quarter corner of Section 6, Township 28 North, Range 24 West of
the 4th Principal Meridian, Hennepin County, Minnesota; thence South 0 degrees 14 minutes
49 seconds East, assumed bearing, along the west line of the Southwest Quarter of said
Section 6 a distance of 492.57 feet to the southerly right of way line of the Canadian Pacific
Railroad, shown as the Chicago, Milwaukee and St. Paul Railway on said plat of
“Rearrangement of St. Louis Park”; thence continuing South 0 degrees 14 minutes 49
seconds East along said west line 80.00 feet; thence South 65 degrees 52 minutes 15 seconds
West 955.17 feet to the east line of said Lot 12 and the point of beginning of the parcel to be
described; thence continuing South 65 degrees 52 minutes 15 seconds West 162.71 feet to
the southerly line of said Lot 14; thence North 88 degrees 58 minutes 35 seconds West 18.23
feet along said southerly line and its westerly extension to the centerline of said alley; thence
North 0 degrees 57 minutes 33 seconds East 4.17 feet along said centerline; thence South 65
degrees 21 minutes 14 seconds West 183.14 (feet); thence North 24 degrees 38 minutes 46
seconds West 20.57 feet; thence South 65 degrees 21 minutes 14 seconds West 252.73 feet to
the southwesterly line of said Lot 11, Block 30; thence North 39 degrees 00 minutes 57
seconds West 2.40 feet along said southwesterly line to the said southerly right of way line;
thence North 64 degrees 17 minutes 59 seconds East 451.50 feet along said southerly right of
way line; thence North 64 degrees 21 minutes 45 seconds East 185.28 feet along said
southerly right of way line to the east line of said Lot 11, Block 29; thence southerly along
the east line of said Lots 11 and 12 to the point of beginning.
Par 2: Lot 6 and those parts of Lots 7, 8, and 11 thru 21, Block 25, “Rearrangement of St.
Louis Park” described as follows:
Commencing at the west quarter corner of Section 6, Township 28 North, Range 24 West of
the 4th Principal Meridian, Hennepin County, Minnesota; thence South 0 degrees 14 minutes
49 seconds East, assumed bearing, along the west line of the Southwest Quarter of said
Section 6 a distance of 492.57 feet to the southerly right of way line of the Canadian Pacific
Railroad, shown as the Chicago, Milwaukee and St. Paul Railway in the plat of
“Rearrangement of St. Louis Park”; thence continuing South 0 degrees 14 minutes 49 seconds
East along said west line 80.00 feet; thence South 65 degrees 52 minutes 15 seconds West
526.90 feet to the east line of said Lot 7 and the point of beginning of the parcel to be
described; thence continuing South 65 degrees 52 minutes 15 seconds West 361.97 feet to the
west line of said Lot 21; thence North 01 degree 03 minutes 00 seconds East 54.70 feet along
said west lot line to said southerly railroad right of way line; thence North 64 degrees 21
minutes 45 seconds East 366.58 feet along said southerly right of way line to the east line of
said Lot 6; thence southerly along the east line of said Lots 6 and 7 to the point of beginning.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 10
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXCEPT
(From Page 2 of CR Doc. No. 9081732)
The segment of land lying beneath unvacated Yosemite Street (Avenue) is expressly excluded.
Soo Line Railroad Company, a corporation under the laws of the State of Minnesota doing
business as Canadian Pacific Railway, reserves all right, title, and interest to platted and
unvacated Yosemite Street (Avenue), subject to its dedication to the City for street purposes. In
the event that City vacates Yosemite Street (Avenue) title will vest in Soo Line Railroad
Company, a corporation under the laws of the State of Minnesota doing business as Canadian
Pacific Railway, per CR Doc. No. 9081732.
3. Tract 3 (PID No. 16-117-21-31-0002)
(From Page 6 of CR Doc. No. 4928955)
That part of Government Lot 5 of Section 16, Township 117 North, Range 21 West of the Fifth
Principal Meridian, bounded and described as follows: Beginning at a point on the
Southwesterly line of Auditor’s Subdivision 249, distant 50 feet Northwesterly, measured at right
angles, from the center line of the main track of the Minneapolis and St. Louis Railway Company
(now the Chicago and North Western Transportation Company), as said main track center line
was originally located and established over and across said Section 16; thence Southwesterly
parallel with said center line a distance of 600 feet; thence Northwesterly at right angles to the
last described course a distance of 29 feet; thence Northeasterly parallel with said original main
track center line a distance of 600 feet; thence Southeasterly at right angles a distance of 29 feet
to the point of beginning.
4. Tract 4 (Part of PID No. 16-117-21-31-0005)
(From Pages 6 and 7 of CR Doc. No. 4928955)
That part of Government Lot 5 of Section 16, Township 117 North, Range 21 West of the Fifth
Principal Meridian, bounded and described as follows: Beginning at the intersection of the
Southeasterly line of Block 247, Rearrangement of St. Louis Park, and the Northwesterly
extension of the Southwesterly line of Auditor’s Subdivision 249; thence Northeasterly along the
Southeasterly line of said Block 247 a distance of 205.9 feet to the Southwest corner of Lot 30 in
said Block 247; thence Southeasterly at right angles to the last described course a distance of 10
feet, more or less, to a point distant 175 feet Northwesterly, measured at right angles, from the
center line of the main track of the Minneapolis and St. Louis Railway Company (now the
Chicago and North Western Transportation Company), as said main track center line was
originally located and established over and across said Section 16; thence Southwesterly parallel
with said center line a distance of 205.9 feet to a point on the Southwesterly line of said
Auditor’s Subdivision 249; thence Northwesterly along said Southwesterly line, or the
Northwesterly extension thereof, a distance of 10 feet, more or less, to the point of beginning.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 11
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
PURCHASE AGREEMENT
This Agreement is made this ___ day of April, 2017 (“Effective Date), between
HENNEPIN COUNTY HOUSING AND REDEVELOPMENT AUTHORITY, a public
body corporate and politic and political subdivision of the State of Minnesota (“Seller”), and ST.
LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY, a public body corporate and
politic and political subdivision of the State of Minnesota (“Buyer”).
1. Purchase and Sale. Seller agrees to sell to Buyer and Buyer agrees to purchase
from Seller the following property:
A. The real property located in Hennepin County, Minnesota, described on
the attached Exhibit A and illustrated on Exhibit A-1, together with all buildings
and improvements constructed or located on the real property, and all easements
and rights benefiting or appurtenant to the real property including any right, title
or interest in any street, road, highway or alley adjoining the real property
(collectively the “Real Property”).
B. All of the fixtures, furnishings, equipment and other personal property, if
any, situated in or about the Real Property owned by Seller and relating to the use
and operation of the Real Property (“Personal Property” and, together with the
Real Property, the “Property”).
C. Seller and Buyer agree that at closing, the Property shall be sold and
Buyer shall accept possession of the Property “as is”, “where is”, “with all
faults”, with no right of set-off or reduction in the Purchase Price, and that the
sale shall be without representation or warranty except as provided in this
agreement. Seller has removed all debris and items of the Seller’s personal
property from the Property. There are no items on the Property which are illegal
under state or federal law.
2. Purchase Price. The total purchase price (“Purchase Price”) to be paid by
Buyer to Seller for the Property shall be ONE MILLION ONE HUNDRED THOUSAND
DOLLARS ($1,100,000).
A. $10,000 as earnest money (“Earnest Money”) to be deposited by Buyer
within three (3) business days of the Effective Date (as determined pursuant to
paragraph 25 of this Agreement), and to be held by Old Republic Title (“Title
Company”) subject to the terms of this Agreement.
3. Title Examination. Title examination will be conducted as follows:
A. Seller’s Title Evidence. Seller shall, within ten (10) days after the
Effective Date of this Agreement, furnish to Buyer a (i) commitment (“Title
Commitment”) for an ALTA owner’s policy (6-17-06) of title insurance, issued
by the Title Company, and any survey in Seller’s possession (the “Survey”).
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 12
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
B. Buyer’s Objections. Within fifteen (15) days after receiving the Title
Commitment and the Survey (whichever is later), Buyer will make any written
objections it may have (“Objections”). Buyer’s evaluation of the status of title
may include matters of record, matters not of record and matters that may be
disclosed by the Survey. Buyer shall be under no obligation to accept title
insurance coverage in lieu of an Objection being cured. Buyer’s failure to make
Objections within such time period will constitute a waiver of Objections with
respect to matters disclosed in Schedule B of the Title Commitment. Any specific
matter shown in Schedule B of the Title Commitment and not objected to by
Buyer shall also be a “Permitted Encumbrance” hereunder. Seller will have thirty
(30) days after receipt of the Objections to review and respond. In the event that,
on the Closing Date Seller cannot deliver, and Buyer cannot obtain, a final title
insurance policy consistent with the foregoing terms and requirements, Buyer
may, at its option:
(1) Terminate this Agreement and receive a refund of the Earnest
Money, or
(2) Waive the Objections and proceed to close.
4. Due Diligence Period. Buyer shall have 30 calendar days from the later of 1) the
Effective Date of this Agreement, or 2) the last date the Title Commitment, the Survey, and the
documentation identified in Exhibit B (the “Due Diligence Documents”) is received by the
Buyer (the “Due Diligence Period”) to (i) conduct such reviews, inspections and tests of the
Property as Buyer in its sole discretion deems necessary or advisable, and (ii) obtain such
federal, state and local governmental approvals and permits as Buyer in its sole discretion deems
necessary or advisable for Buyers proposed development and use of the Property. Such due
diligence by Buyer shall include, but not necessarily be limited to, the following:
A. Review of the Title Commitment and approval of any Permitted Encumbrances.
B. Review of any Phase I environmental report obtained by the Buyer, at Buyer’s sole cost
and expense, including a determination that no hazardous materials or contamination
condition exists which may affect the value or marketability of the Property.
C. Review of any geotechnical report obtained by the Buyer, at Buyer’s sole cost and
expense.
D. Review of the Survey provided by the Seller and deemed acceptable by Buyer, or of any
survey obtained by the Buyer at Buyer’s sole cost and expense.
E. Receiving authorization from the Buyer’s Board of Commissioners to enter into this
Agreement, and to proceed with the acquisition of the Property.
Seller shall allow Buyer and its agents the right of any ingress and egress over and
through the Property for the purpose of inspecting and testing the same and making other
observations as Buyer deems necessary, all however, at Buyer's expense. Any entry by the
Buyer shall not interfere with Seller’s activities on the adjoining property. Buyer shall restore the
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 13
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Property to its original condition following the completion of any investigations or tests. Buyer
agrees to indemnify and hold Seller harmless from all injury, death, or property damage or
claims of any kind whatsoever, including mechanic’s liens, arising out of Buyer's presence on
the Property for the purposes aforesaid, which indemnity and hold harmless obligation of Buyer
shall survive termination of this Purchase Agreement for a period of 6 (six) months.
If prior to the end of the Due Diligence Period, Buyer’s due diligence reveals any
information or conditions relating to the Property or Buyer’s proposed development and use
thereof that are objectionable to Buyer in Buyer’s sole discretion, or Buyer elects in its sole
discretion for any other reason not to proceed with the purchase of the Property, Buyer shall have
the right to terminate this Agreement by giving written notice of termination to Seller and the
Title Company no later than the end of the Due Diligence Period and in such case, the Earnest
Money, and the interest accrued and unpaid on the Earnest Money, if any, shall be promptly
refunded to Buyer. If the Buyer does not provide a notice to terminate by the end of the Due
Diligence Period, the Earnest Money, and the interest accrued and unpaid on the Earnest Money,
if any, shall be become non-refundable except as otherwise provided in this Agreement.
5. Minimum Requirements. The Buyer or developer designated by the Buyer will
be responsible for construction of certain minimum improvements on the Property, pursuant to a
Declaration of Covenants and Restrictions (the “Declaration”) in substantially the form attached
as Exhibit C to this Agreement. The Declaration will be recorded against the Property and will
run with the land, and will be enforceable against the Buyer and Buyer’s successors and assigns.
6. Closing. The closing of the purchase and sale contemplated by this Agreement
(the “Closing”) shall occur on a date mutually acceptable to Seller and Buyer, but no later than
June 30, 2017. The Closing shall take place at the Title Company or at such other place as may
be agreed to mutually by the parties. Seller agrees to deliver possession of the Property to Buyer
at Closing.
A. Seller’s Closing Documents. At Closing, Seller shall execute and/or deliver to
Buyer the following (collectively, “Seller’s Closing Documents”):
(1) Deed. A limited warranty deed (with statement regarding no wells), in form
reasonably satisfactory to Buyer, conveying the Real Property to Buyer, free and
clear of all encumbrances, except the “Permitted Encumbrances” determined
pursuant to Paragraph 3 hereof (the “Deed”).
(2) Bill of Sale. A Bill of Sale (if applicable) conveying the Personal Property to
Buyer, free and clear of all encumbrances except Permitted Encumbrances.
(3) Seller’s Affidavit. An Affidavit of Seller indicating that on the
Closing Date there are no outstanding, unsatisfied judgments, tax liens or
bankruptcies against or involving Seller or the Real Property; that there has been
no labor or material furnished to the Real Property for which payment has not
been made or for which mechanics’ liens could be filed; that there are no other
unrecorded interests in the Real Property; and that there are no encroachment or
survey issues of which Seller is aware; together with whatever standard owner’s
affidavit and/or indemnity which may be reasonably required by the Title
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Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Company to issue an owner’s policy of title insurance conforming to the
requirements of Paragraph 3 of this Agreement.
(4) Bring Down Certificate. A certificate certified to by an officer of
Seller reaffirming that the Seller’s representations and warranties contained in
Paragraph 10 are true and accurate as of Closing.
(5) Authorization. All documents required of the Seller’s entity, in a form
reasonably acceptable to Buyer, authorizing and directing appropriate officers,
managers, or partners to execute and perform this Purchase Agreement and the
transactions contemplated herein.
(6) FIRPTA Affidavit. A non-foreign person affidavit, properly executed and
notarized, containing such information as is required by IRC Section
1445(b)(2) and its regulations.
(7) Well Certificate. If there are wells on the Real Property, a Well Certificate in
the form required by Minn. Stat. § 103I.
(8) Declaration as described in Paragraph 5.
(9) Easement Documents.
(10) Any other documents reasonably required by the Title Company, the Buyer,
or otherwise required by law to consummate the transaction contemplated by this
Agreement.
B. Buyer’s Closing Documents. At Closing, Buyer will execute and/or deliver to
Seller the following (collectively, “Buyer’s Closing Documents”):
(1) Purchase Price. The Purchase Price, by wire transfer, or in certified funds.
(2) Declaration.
(3) Any other documents reasonably required by the Title Company, or otherwise
required by law to consummate the transaction contemplated by this
Agreement.
7. Prorations. Seller and Buyer agree to the following prorations and allocation of
costs regarding this Agreement:
A. Title Insurance and Closing Fee. Seller will pay all costs of the Title
Commitment. Buyer will pay all premiums required for the issuance of any
owner’s policy. Seller and Buyer will each pay one-half of any reasonable
and customary closing fee or charge imposed by the Title Company.
B. Deed Tax. Seller shall pay the state deed tax on the Deed.
C. Real Estate Taxes and Special Assessments. General real estate taxes and
installments of special assessments payable in the year prior to the year of Closing
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Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
and all prior years will be paid by Seller. Seller shall pay at or before Closing all
special assessments that were officially levied or pending as of Closing. Special
assessments levied or which become pending after Closing shall be paid by
Buyer. General real estate taxes payable in the year of Closing shall be prorated
such that Seller shall pay such portion of such taxes attributable to the period
beginning on January 1 of the year in which Closing takes place, and continuing
through and including the date of Closing and Buyer shall pay such portion of
such taxes attributable to the period beginning on the first day after Closing and
continuing until December 31 of the year in which Closing takes place. If general
real estate taxes due and payable during the year in which Closing takes place
have not yet been determined as of Closing, Buyer and Seller shall estimate such
taxes to be 105% of real estate taxes due and payable during the previous year and
shall prorate taxes based on such amount; provided that, after taxes due and
payable during the year in which Closing takes place have been determined by the
taxing authority, either party shall have the right to cause a reconciliation by
sending written notice to the other party. Within ten (10) business days of receipt
of such notice, the party required to pay any additional amount pursuant to such
reconciliation shall pay such amount to the other party. Notwithstanding the
foregoing, the parties agree and understand that the Property is exempt from
property taxes for taxes payable in 2017.
D. Recording Costs. Seller will pay the cost of recording the Deed. Seller shall
pay the cost of recording any documents necessary to perfect its own title or
which release encumbrances other than Permitted Encumbrances.
E. Other Costs. All other operating costs of the Property will be allocated
between Seller and Buyer as of Closing, so that Seller pays that part of such other
operating costs accruing on or before the date of Closing, and Buyer pays that part
of such operating costs accruing after the date of Closing.
8. Contingencies. The obligation of the Buyer to perform under this Purchase
Agreement is contingent upon the timely occurrence or satisfaction of each of the following
conditions:
A. At Closing, title to the Property shall be acceptable to Buyer in accordance
with the provisions of Paragraph 3.
B. The Due Diligence Period described in Paragraph 4 shall have expired without
Buyer having terminated the Purchase Agreement.
C. The representations and warranties of Seller shall be true and correct in all
material respects up through and including the date of Closing.
The contingencies in this Paragraph are solely for the benefit of, and may at any time be
waived by, the Buyer.
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Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
9. Operation Prior to Closing. During the period from the Effective Date of
this Agreement to the date of Closing (the “Executory Period”) Seller shall maintain the Property
in the ordinary course of business in accordance with prudent, reasonable business standards,
including the maintenance of adequate liability insurance and any currently maintained insurance
against loss by fire, windstorm and other hazards, casualties and contingencies, including
vandalism (including without limitation graffiti) and malicious mischief (Buyer understands that
Seller may self-insure fire and other property casualties). Risk of loss to the Property prior to
Closing shall remain with the Seller.
10. Damage/Condemnation.
A. If, prior to Closing, all or any part of the Property is
damaged by fire or other casualty, Seller shall immediately give notice to Buyer
of such fact and Buyer shall have the option to terminate this Agreement by
providing written notice to Seller. In the event Buyer terminates this Agreement,
the parties will have no further obligations under this Agreement and the Earnest
Money, together with any accrued interest, shall be returned to Buyer. If Buyer
does not elect to terminate this Agreement, Seller shall assign all rights to
insurance proceeds applicable to such casualty or damage.
B. If, prior to Closing, eminent domain proceedings are
commenced against all or any part of the Property, Buyer shall have the right
to terminate this Agreement by written notice to Seller within thirty (30) calendar
days of such eminent domain proceedings. If Buyer elects to terminate this
Agreement, all Earnest Money, together with any accrued interest, shall be
returned to Buyer, and neither party will have further obligations under this
Agreement. If Buyer shall elect not to give such notice then there shall be no
reduction in the Purchase Price, and Seller shall assign to Buyer at Closing
all of Seller’s right, title and interest in and to any and all awards made or to
be made in the condemnation proceedings, and all payments made in lieu of
condemnation proceedings until such time as Buyer has elected not to terminate
this Agreement by reason of the pending condemnation.
11. Seller’s Warranties. As an inducement to Buyer to enter into this Agreement,
Seller hereby represents and warrants to Buyer and agrees as follows:
A. Seller is duly organized, qualified and in good standing, and has the requisite
power and authority to enter into and perform this Agreement and Seller’s Closing
Documents. Such Closing Documents have been duly authorized by all necessary action,
are valid and binding obligations of Seller, and are enforceable in accordance with their
terms. The execution, delivery, or performance of this Purchase Agreement will not
result in a breach under any indenture, security instrument, or other agreement or court or
administrative order by which the Seller or the Property may be bound or affected.
B. The Property and its current use, and the location of the improvements on the
Property are in compliance with all federal, state and municipal laws, ordinances, rules
and regulations, including zoning, subdivision, environmental protection, building, fire
and health laws, ordinances, rules and regulations; and Seller has received no notices
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 17
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
from municipal or regulatory bodies that the Property is in violation of the provisions of
any such laws, ordinances, rules or regulations.
C. No portion of the Property is in a flood plain.
D. Seller has disclosed and made available to the Buyer all reports and
investigations commissioned by or otherwise readily available to Seller relating to
Hazardous Substances and the Property. Except as otherwise indicated in such reports or
disclosed in Exhibit D, to the best of Seller’s knowledge (A) no toxic or hazardous
substances or wastes, pollutants or contaminants (including, without limitation, asbestos,
urea formaldehyde, the group of organic compounds known as polychlorinated biphenyls,
petroleum products including gasoline, fuel oil, crude oil and various constituents of such
products, and any hazardous substances as defined in the Comprehensive Response
Compensation and Liability Act of 1980 (“CERCLA”), 42 U.S.C. §9601, et seq., as
amended) or any similar substances, wastes, pollutants or contaminants ( collectively
“Hazardous Substances”) have been generated, treated, stored, released or disposed of or
otherwise places, deposited in or located on the Property, and (B) no activity has been
undertaken on the Property that would cause or contribute to (i) the Property becoming a
treatment, storage or disposal facility within the meaning of, or otherwise bring the
Property within the ambit of, the Resource Conservation and Recovery Act of 1976
(“RCRA”), 42 U.S.C. §6901, et seq., or any similar state law or local ordinance, (ii) a
release or threatened release of toxic or hazardous wastes or substances, pollutants or
contaminants, from the Property within the meaning of CERCLA, or any similar state
law or local ordinance, or (iii) the discharge of pollutants or effluents into any water
source or system, the dredging or filling of any waters or the discharge into the air of any
emissions, that would require a permit under the Federal Water Pollution Control Act, 33
U.S.C. §1251, et seq., or the Clean Air Act, 42_U.S.C. §7401, et seq., or any similar state
law or local ordinance.
E. All permits, licenses, approvals and reports necessary or required for a party to
store, use, generate or dispose of any Hazardous Substances within or on the Property
have been obtained or made, are being complied with, and are in full force and effect.
F. Seller is not aware of any environmental condition, situation or incident on, at,
or concerning the Property, that could give rise to an action or liability under any law,
rule, ordinance, or common law theory.
G. To the best of Seller’s knowledge, (i) there are no past or present
investigations, administrative proceedings, litigation, regulatory hearings or other actions
proposed, threatened or pending, alleging non-compliance with or violation of any
federal, or state or local laws, ordinance, rule or regulations dealing with environmental,
health or safety matters (“Environmental Laws”) or relating to any required
environmental permits, and (ii) neither Seller nor any third party has violated any
Environmental Laws with respect to the Property.
H. There are not now, nor to the best of Seller’s knowledge have there ever been,
any wells, operating or abandoned, located in, on or under the Property.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 18
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
I. There are no underground or above ground storage tanks on the Property, in use
or abandoned, and no such tanks have been removed during Seller’s ownership of the
Property except in strict compliance with all laws, ordinances and regulations regarding
such removal.
J. Seller has paid for, or will pay for at or before Closing, all work, supplies and
materials, performed upon and supplied to the Property.
K. There is no litigation affecting or calling into question the Property or any part
or component thereof, or Seller’s interest therein. There is no condemnation proceeding
pending with respect to any part of the Property, and Seller has no knowledge of any
threat or the imminence of such proceeding.
L. Seller is the owner of all, and there exists no lien, encumbrance or adverse
claim with respect to, any of the items of Personal Property, and all equipment and
capital leases for fixtures or equipment essential to operation of the Real Property have
been disclosed in writing to Buyer.
M. There are no service, maintenance or other contracts or equipment leases
relating to the Property other than those which can and, at Buyer’s option, will be
cancelled at or before Date; and Seller has disclosed in writing to Buyer all such contracts
and equipment leases, if any.
All such representations and warranties shall be true on the date of Closing as if made on
and as of such date. In the event that any aforesaid warranty is determined not to be true on and
as of the date of Closing Buyer may, in Buyer’s sole discretion, at its option and by notice to
Seller, either:
(i) terminate this Agreement, and upon said termination, Seller shall
promptly refund to Buyer all monies paid to Seller hereunder, or
(ii) waive the warranty or representation and proceed to Closing.
12. Hazardous Substances Indemnification. Notwithstanding any provision in this
Agreement to the contrary, Seller agrees to, and does hereby, indemnify, defend, and hold the
Buyer harmless from any and all costs, expenses, damages or liabilities incurred by or imposed
upon the Buyer, directly or indirectly, arising out of or attributable to (a) the use, generation,
storage (on or off the Property), release, threatened release, discharge, disposal, or presence of
any Hazardous Substances on, under or about the Property, relating to the operations of the
Seller or previous business operations on or about the Property prior to or on the date of Closing,
(b) any Hazardous Substance Release at or under the Property which has occurred or exists prior
to or on the date of Closing, and (c) the continued migration of any Hazardous Substance which
occurs because of any existing Hazardous Substance Release. The Seller’s obligation to
indemnify, defend and hold the Buyer harmless hereunder shall survive delivery of the Deed.
Any limitation on the covenants and warranties contained at Paragraph 10 relating to the matters
indemnified against in this Paragraph shall not modify, limit, waive or otherwise diminish the
liability of the Seller under this Paragraph. For purposes of this Paragraph, the term “Hazardous
Substances Release” shall mean the spilling, leaking, disposing, discharging, emitting,
depositing, injection, leaching, escaping, pumping, pouring, emptying, dumping or any other
release or threatened release, however defined, and whether intentional or unintentional, of
Hazardous Substances, including petroleum.
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Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
13. Buyer Default. If Buyer defaults under this Agreement, Seller shall have the right
to terminate this Agreement by giving written notice to Buyer. If Buyer fails to cure such default
within thirty (30) calendar days of the date of service of such notice, this Agreement will
terminate, and upon such termination Seller will retain the Earnest Money as liquidated damages,
time being of the essence of this Agreement. The termination of this Agreement and retention of
the Earnest Money will be the sole remedy available to Seller for such default by Buyer, and
Buyer will not be liable for damages or specific performance.
14. Buyer Representations. Buyer represents it has, or will have, the requisite power
and authority to enter into this Agreement and to execute required closing documents. This
Agreement and such documents have been or will be, as of Closing, duly authorized by all
necessary action on the part of Buyer and have been, or will be, as of Closing, duly executed and
delivered, that the execution, delivery and performance of Buyer of such documents do not
conflict with, or result in violation of Buyer’s governing documents or any judgment, or decree
by any court or arbiter to which Buyer is a party, and that such documents are valid and binding
obligation of Buyer. All such representations and warranties shall be true on the date of Closing,
as of, made on and of such date. Buyer will indemnify Seller, its successors and assigns, against,
and will hold Seller, its successor and assigns, harmless from, any expenses, damages, including
reasonable attorney’s fees, that Seller incurs because of the breach of any of the representations
and warranties contained in this Paragraph 14, whether such breach is discovered before or after
closing.
15. Survival. The respective covenants, agreements, indemnifications, warranties and
other terms of this Agreement will survive and be in full force and effect after the Closing, and
shall not be deemed to have merged into any of the Closing Documents.
16. Notices. Any notice required or permitted to be given by any party upon
the other is given in accordance with this Agreement if it is directed to Seller by delivering it
personally to Seller; or if it is directed to Buyer, by delivering it personally to Buyer; or if mailed
by United States registered or certified mail, return receipt requested, postage prepaid; or if
transmitted by facsimile copy followed by mailed notice as above required; or if deposited cost
paid with a nationally recognized,
reputable overnight courier, properly addressed as follows:
If to Buyer: Hennepin County
Community Works Department
Community and Economic Development Division
701 Fourth Avenue S., Suite 400
Minneapolis, MN 55415
Attn: Patricia Fitzgerald
If to Seller: St. Louis Park Economic Development Authority
5005 Minnetonka Boulevard
Minnetonka, MN 55416
Attn: Executive Director
cc: Kennedy & Graven, Chartered
470 U.S. Bank Plaza
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 20
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
200 South 6th Street
Minneapolis, MN 55402
Notices shall be deemed effective on the earlier of the date of receipt or the date of
deposit as aforesaid; provided, however, that if notice is given by deposit, that the time for
response to any notice by the other party shall commence to run two (2) business days after any
such deposit. Any party may change its address for the service of notice by giving written notice
of such change to the other party, in any manner above specified.
17. Broker’s Commission. Seller and Buyer represent to each other that they have dealt
with no brokers, finders or the like in connection with this transaction other than those set forth
in this Paragraph. Seller and Buyer agree to indemnify and hold each other harmless from all
claims, damages, costs or expenses of or for any such fees or commissions resulting from their
actions or agreements regarding the execution or performance of this Agreement, and will pay all
costs of defending any action or lawsuit brought to recover any such fees or commissions
incurred by the other party, including reasonable attorneys’ fees.
18. No Waiver: The failure of a party to enforce, at any time or for any period of time, any
provision of this Agreement shall not constitute a waiver of such provision, or the right of any
party to enforce each and every provision of this Agreement. A waiver of a failure to comply
hereunder shall be effective only if such waiver is in writing, signed by the waiving party, and
shall not constitute a waiver of any other failures to comply hereunder.
19. Captions. The paragraph headings or captions appearing in this Agreement are for
convenience only, are not a part of this Agreement and are not to be considered in interpreting
this Agreement.
20. Entire Agreement; Modification. This Agreement represents the entire understanding
and agreement of the parties hereto, and supersedes all prior communications, agreements, and
understandings relating to the subject matter hereof. The provisions of this Agreement may not
be modified, amended, or waived except by a written instrument duly executed by both parties.
21. Successors and Assigns. This Agreement shall be binding on the parties hereto and
their respective successors and permitted assigns, however this Agreement shall not be assigned
by either party without the prior written consent of the other party.
22. Governing Law and Venue. This Agreement shall be governed by, and construed in
accordance with, the laws of the State of Minnesota, without regard to its choice of law rules.
Any claim, action or litigation arising out of, or in any way related to, this Agreement shall be
venued in Hennepin County District Court.
23. Damages and Injunctive Relief. The parties acknowledge that a breach of this
Agreement will give rise to irreparable injury to the non-breaching party, which injury cannot be
adequately compensated by money damages. Accordingly, the parties agree that injunctive relief
and/or specific performance is an appropriate remedy to prevent violation of the parties’
respective rights and/or obligations under this Agreement. However, nothing in this Paragraph
shall limit a party’s right to any other remedies available in equity or at law. In the event a court
of competent jurisdiction (including a court of highest appeal sought by either party) finds that a
party has breached any of the obligations set forth in this Agreement, then the breaching party
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 21
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
shall pay to the non-breaching party an amount equal to the non-breaching party’s attorneys’ fees
reasonably paid or incurred in connection with any such action.
24. Counterparts. This Purchase Agreement may be executed in counterparts, each of which
shall be deemed an original, and which together shall constitute a single, integrated contract.
25. Effective Date: The Effective Date of this Agreement shall be the date which the Title
Company has received a fully executed copy of this Agreement. Upon such receipt, Title
Company shall notify Buyer and Seller in writing of such date the Agreement was received, and
that date shall become the Effective Date.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 22
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
IN WITNESS WHEREOF, this Agreement has been duly executed by Seller and Buyer,
effective as of the date first set forth above.
SELLER: HENNEPIN COUNTY HOUSING AND REDEVELOPMENT
AUTHORITY
Reviewed by the County
Attorney's Office
By:___________________________ By:
Chair of its Board
Date:_________________________ And:________________________
Executive Director
BUYER: St. Louis Park Economic Development Authority
By:____________________________ Date:__________________
President
And:___________________________
Executive Director
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 23
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXHIBIT A
LEGAL DESCRIPTION
General Location: East of Wooddale Ave. in St. Louis Park
Property Identification No(s).: 16-117-21-31-0002
Division of 16-117-21-31-0005
16-117-21-31-0076
16-117-21-34-0069
Tract Index (Abstract): Lot 6, Part of Lots 7, 8, and 11 thru 21, Block 25,
Lot 11, Part of Lots 12, 13, 14, 20, 21, 22 and 23, Block 29,
Lots 2, 3, 9, 10 and 11, Part of Lot 4, Block 30,
Part of Lots 9 thru 15 and 29, Block 247,
“Rearrangement of St. Louis Park”;
Part of Government Lot 5,
Section 16, Township 117, Range 21.
Tract Index (Torrens): Certificate of Title No. 1124712.
HCRRA Property Map No(s).: Part of Map No. 5 and other land
Tract 1 (PID No. 16-117-21-34-0069)
(Torrens Certificate of Title No. 1124712)
Par 1: That part of the following described property:
That part of Lots 20, 21, 22 and 23, Block 29, "Rearrangement Of St. Louis Park" and that
part of the adjoining vacated alleys, all described as commencing at a point on the
Southwesterly line of Block 30, "Rearrangement Of St. Louis Park" distant 2.4 feet
Southerly, measured along said Southwesterly line, from the Northwesterly corner of said
Block 30; thence Northeasterly to a point on the East line of said Block 30 distant 6.67 feet
South, measured along said East line from the Northeasterly corner of said Block 30; thence
continuing Northeasterly along the last described course a distance of 56.97 feet; thence
Southeasterly at a right angle 20.57 feet; thence Northeasterly at a right angle 86.47 feet to
the actual point of beginning; thence continuing Northeasterly along the last described course
to the center line of the vacated alley adjoining the East line of said Lots 20, 21, 22 and 23;
thence South along said center line and its extension to the center line of the vacated alley
adjoining the South line of said Lot 20, thence West along the last described center line to its
intersection with the extension South of a line drawn from the actual point of beginning to a
point on the South line of said Lot 20 distant 79 feet East from the Southwest corner of said
Lot 20; thence North to the actual point of beginning;
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 24
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Which lies Westerly of the East line of Lot 7 said Block 29, extended Northerly.
Par 2: Lots 3, 4, 9, 10 and part of Lots 2 and 11, Block 30, "Rearrangement Of St. Louis Park",
and part of Lots 20 to 23, both inclusive, Block 29, "Rearrangement Of St. Louis Park", and that
part of vacated Zarthan Avenue, all being described as follows:
Beginning at a point on the Southwesterly line of said Block 30 distant 2.4 feet Southerly,
measured along said Southwesterly line, from the Northwesterly corner of said Block 30;
thence Northeasterly in a straight line to a point on the East line of said Block 30 distant 6.67
feet South, measured along said East line, from the Northeasterly corner of said Block 30;
thence continue Northeasterly along said last described course 56.97 feet; thence
Southeasterly at right angles 20.57 feet; thence Northeasterly at right angles 86.47 feet;
thence Southerly a distance of 89.59 feet, more or less, to the North line of the alley in Block
29, "Rearrangement Of St. Louis Park", said point being 79 feet East of the Southwest corner
of Lot 20 in said Block 29; thence Westerly along the North line of said alley and the same
extended to the West line of Zarthan Avenue; thence South along the West line of Zarthan
Avenue to the Southerly corner of Lot 4, Block 30, "Rearrangement Of St. Louis Park";
thence Northwesterly along the Southwesterly line of said Lot 4 to the Southeasterly corner
of Lot 9 in said Block 30; thence Southwesterly along the Southeasterly line of said Lot 9 to
the Southwesterly corner of said Lot 9; thence Northwesterly along the Southwesterly line of
said Block 30 to the place of beginning;
Except that part of said Lot 4, Block 30, lying South of a line described as: Commencing at a
point in the Southwest line of said Lot 4, distant 26 feet Northwest of the most Southerly
corner of said Lot 4, thence Northeast to a point in the East line of said Lot 4, distant 29 feet
North of the most Southerly corner.
That part of Zarthan Avenue and that part of the alley in Block 29, "Rearrangement Of St.
Louis Park" lying South of the North line of the alley in Block 29, "Rearrangement Of St.
Louis Park" and the same extended West to the West line of said Zarthan Avenue, and
Northwesterly of a line drawn from a point on the Easterly line of Lot 4, Block 30,
"Rearrangement Of St. Louis Park" distant 38.72 feet Northerly from the most Southerly
corner of said Lot 4 to a point on the South line of Lot 20, Block 29, "Rearrangement Of St.
Louis Park" distant 6.7 feet East of the Southwest corner of said Lot 20.
That part of the vacated East-West alley dedicated in Block 29, "Rearrangement Of St. Louis
Park" which lies North of the center line of said alley and between the Southerly extensions of
the West line of Lot 20, said Block and Addition, and the following described line:
Commencing at a point on the Southwesterly line of said Block 30 distant 2.4 feet Southerly,
measured along said Southwesterly line, from the Northwesterly corner of said Block 30;
thence Northeasterly in a straight line to a point on the East line of said Block 30 distant 6.67
feet South, measured along said East line, from the Northeasterly corner of said Block 30;
thence continue Northeasterly along said last described course 56.97 feet; thence Southeasterly
at right angles 20.57 feet; thence Northeasterly at a right angle 86.47 feet to the actual point of
beginning of the line to be described; thence South to a point on the South line of said Lot 20
distant 79 feet East from Southwest corner of said Lot 20.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 25
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Tract 2 (PID No. 16-117-21-31-0076)
(From Pages 1 and 2 of CR Doc. No. 9081732)
Par 1: Lot 11; those parts of Lots 12, 13, 14, 21, 22 and 23, Block 29; those parts of Lots 2
and 11, Block 30; that part of the adjoining vacated north-south alley lying in Block 29, and
vacated Zarthan Avenue, “Rearrangement of St. Louis Park” described as follows:
Commencing at the west quarter corner of Section 6, Township 28 North, Range 24 West of
the 4th Principal Meridian, Hennepin County, Minnesota; thence South 0 degrees 14 minutes
49 seconds East, assumed bearing, along the west line of the Southwest Quarter of said
Section 6 a distance of 492.57 feet to the southerly right of way line of the Canadian Pacific
Railroad, shown as the Chicago, Milwaukee and St. Paul Railway on said plat of
“Rearrangement of St. Louis Park”; thence continuing South 0 degrees 14 minutes 49
seconds East along said west line 80.00 feet; thence South 65 degrees 52 minutes 15 seconds
West 955.17 feet to the east line of said Lot 12 and the point of beginning of the parcel to be
described; thence continuing South 65 degrees 52 minutes 15 seconds West 162.71 feet to
the southerly line of said Lot 14; thence North 88 degrees 58 minutes 35 seconds West 18.23
feet along said southerly line and its westerly extension to the centerline of said alley; thence
North 0 degrees 57 minutes 33 seconds East 4.17 feet along said centerline; thence South 65
degrees 21 minutes 14 seconds West 183.14 (feet); thence North 24 degrees 38 minutes 46
seconds West 20.57 feet; thence South 65 degrees 21 minutes 14 seconds West 252.73 feet to
the southwesterly line of said Lot 11, Block 30; thence North 39 degrees 00 minutes 57
seconds West 2.40 feet along said southwesterly line to the said southerly right of way line;
thence North 64 degrees 17 minutes 59 seconds East 451.50 feet along said southerly right of
way line; thence North 64 degrees 21 minutes 45 seconds East 185.28 feet along said
southerly right of way line to the east line of said Lot 11, Block 29; thence southerly along
the east line of said Lots 11 and 12 to the point of beginning.
Par 2: Lot 6 and those parts of Lots 7, 8, and 11 thru 21, Block 25, “Rearrangement of St.
Louis Park” described as follows:
Commencing at the west quarter corner of Section 6, Township 28 North, Range 24 West of
the 4th Principal Meridian, Hennepin County, Minnesota; thence South 0 degrees 14 minutes
49 seconds East, assumed bearing, along the west line of the Southwest Quarter of said
Section 6 a distance of 492.57 feet to the southerly right of way line of the Canadian Pacific
Railroad, shown as the Chicago, Milwaukee and St. Paul Railway in the plat of
“Rearrangement of St. Louis Park”; thence continuing South 0 degrees 14 minutes 49 seconds
East along said west line 80.00 feet; thence South 65 degrees 52 minutes 15 seconds West
526.90 feet to the east line of said Lot 7 and the point of beginning of the parcel to be
described; thence continuing South 65 degrees 52 minutes 15 seconds West 361.97 feet to the
west line of said Lot 21; thence North 01 degree 03 minutes 00 seconds East 54.70 feet along
said west lot line to said southerly railroad right of way line; thence North 64 degrees 21
minutes 45 seconds East 366.58 feet along said southerly right of way line to the east line of
said Lot 6; thence southerly along the east line of said Lots 6 and 7 to the point of beginning.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 26
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXCEPT
(From Page 2 of CR Doc. No. 9081732)
The segment of land lying beneath unvacated Yosemite Street (Avenue) is expressly excluded.
Soo Line Railroad Company, a corporation under the laws of the State of Minnesota doing
business as Canadian Pacific Railway, reserves all right, title, and interest to platted and
unvacated Yosemite Street (Avenue), subject to its dedication to the City for street purposes. In
the event that City vacates Yosemite Street (Avenue) title will vest in Soo Line Railroad
Company, a corporation under the laws of the State of Minnesota doing business as Canadian
Pacific Railway, per CR Doc. No. 9081732.
Tract 3 (PID No. 16-117-21-31-0002)
(From Page 6 of CR Doc. No. 4928955)
That part of Government Lot 5 of Section 16, Township 117 North, Range 21 West of the Fifth
Principal Meridian, bounded and described as follows: Beginning at a point on the
Southwesterly line of Auditor’s Subdivision 249, distant 50 feet Northwesterly, measured at right
angles, from the center line of the main track of the Minneapolis and St. Louis Railway Company
(now the Chicago and North Western Transportation Company), as said main track center line
was originally located and established over and across said Section 16; thence Southwesterly
parallel with said center line a distance of 600 feet; thence Northwesterly at right angles to the
last described course a distance of 29 feet; thence Northeasterly parallel with said original main
track center line a distance of 600 feet; thence Southeasterly at right angles a distance of 29 feet
to the point of beginning.
Tract 4 (Part of PID No. 16-117-21-31-0005)
(From Pages 6 and 7 of CR Doc. No. 4928955)
That part of Government Lot 5 of Section 16, Township 117 North, Range 21 West of the Fifth
Principal Meridian, bounded and described as follows: Beginning at the intersection of the
Southeasterly line of Block 247, Rearrangement of St. Louis Park, and the Northwesterly
extension of the Southwesterly line of Auditor’s Subdivision 249; thence Northeasterly along the
Southeasterly line of said Block 247 a distance of 205.9 feet to the Southwest corner of Lot 30 in
said Block 247; thence Southeasterly at right angles to the last described course a distance of 10
feet, more or less, to a point distant 175 feet Northwesterly, measured at right angles, from the
center line of the main track of the Minneapolis and St. Louis Railway Company (now the
Chicago and North Western Transportation Company), as said main track center line was
originally located and established over and across said Section 16; thence Southwesterly parallel
with said center line a distance of 205.9 feet to a point on the Southwesterly line of said
Auditor’s Subdivision 249; thence Northwesterly along said Southwesterly line, or the
Northwesterly extension thereof, a distance of 10 feet, more or less, to the point of beginning.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 27
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXHIBIT A-1
Illustration of Properties to be conveyed[EJD1]
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 28
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXHIBIT B
Due Diligence Materials
SURVEYS:
• Most recent “as built” survey
TITLE POLICY AND LEGAL:
• Existing owners title insurance policy
• Copies of all title exception documentation
• Legal description of the Property
SELLER REPORTS:
• Environmental
• Geotechnical
• ADA surveys or letters
EASEMENTS:
• Temporary construction easement
• Permanent construction easement
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 29
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXHIBIT C
DECLARATION OF COVENANTS AND RESTRICTIONS
THIS INSTRUMENT IS EXEMPT FROM REGISTRATION TAX UNDER MINN.STAT.
§287.04(f) Box #362/Hennepin County OPD
Hennepin County Housing and Redevelopment Authority
DECLARATION OF COVENANTS AND RESTRICTIONS
THIS DECLARATION is made on this ______ day of ______, 2017 by the St.
Louis Park Economic Development Authority.
WITNESSETH:
WHEREAS, the St. Louis Park Economic Development Authority ("Declarant") has
purchased certain real property from the Hennepin County Housing and Redevelopment
Authority (“Authority”), which property is situated in the City of St. Louis Park, County of
Hennepin, State of Minnesota and legally described in Exhibit A (the "Premises"); and
WHEREAS, Declarant intends to sell the property for transit oriented development; and
WHEREAS, Declarant has entered into a Purchase and Redevelopment
Agreement (the “Agreement”) with the Authority; and
WHEREAS, as part of the Agreement, Declarant has agreed to this
Declaration of Covenants and Restrictions,
THEREFORE, Declarant makes the following Declaration, hereby
specifying that this Declaration shall constitute covenants to run with the land and
shall be binding on all parties in interest and their successors and assigns:
1. Construction of Minimum Requirements. The project will include:
A. A mix of uses appropriate to the area including, but not limited to, residential and
commercial uses.
B. Maximum density is desired. There will be at least 50 units/acre. The Authority
retains the right to approve lower minimums due to traffic or other concerns
expressed by the City of St. Louis Park (“City”).
C. Any residential component of the project should at a minimum meet, and preferably
exceed, the requirements contained within the City’s Inclusionary Housing Policy.
Mixed income projects are highly encouraged.
D. The design of the buildings on the Premises should be transit oriented and should
complement any operational transit stations. For buildings facing 36th Street, there
should be active uses on the ground floor. Active uses are defined as
commercial/retail uses, live-work units, or a combination of common spaces for
multi-family housing activities such as community rooms, work-out rooms, common
entrances or property management offices.
E. The majority of parking should be located in structure (below or above ground).
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 30
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Reasonably necessary surface and street parking will be allowed. Lower parking
ratios are encouraged. Bicycle parking must meet City code requirements, currently
defined as one bicycle parking space per dwelling unit, plus one bicycle parking
space per ten automobile spaces.
F. The following should be incorporated, when possible, into the project: bike and/or
car sharing and pedestrian connections internal to and along the perimeter of the
Premises to any operational transit stations and the Cedar Lake regional trail.
2. Changes to Minimum Requirements. If the project is substantially changed and the
minimum requirements outlined in section 1 are not met in the revised project, the Buyer
must submit in writing to the Authority a description of the changes and why they are
necessary.
3. Timeline. The Buyer or designated developer must commence construction of a project
meeting the minimum requirements outlined in section 1 (“Minimum Improvements”),
pursuant to a private redevelopment contract, no later than June 1, 2018 and must
complete construction of the Minimum Improvements by December 31, 2019.
If construction of the Minimum Improvements has not been completed by December 31,
2019, and the failure to commence or complete the Minimum Improvements is the result
of a failure of the intended project and not merely a delay subject to amended terms
agreed to by the developer and the Buyer, then the Buyer agrees to remarket the
Premises for disposition and redevelopment that will conform to the minimum
requirements. Failure of the intended project will be evidenced by a cancellation of the
private redevelopment contract governing the project, a copy of which will be delivered
to the Authority. The Authority will be notified of the remarketing of the Premises and
of any agreed-upon alternative project resulting from such remarketing.
In the event the private redevelopment contract is cancelled and the Buyer fails to
negotiate an alternative project meeting the minimum requirements on the Premises
within a period of five years from the date of cancellation, the Authority will have the
option to repurchase the Premises from the Buyer and this Declaration will be released.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 31
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
IN WITNESS WHEREOF, Declarant has caused this Declaration to be executed and
acknowledged this _____ day of _______, 2017.
DECLARANT
ST. LOUIS PARK ECONOMIC DEVELOPMENT
AUTHORITY
By:_____________________________
Its President
By:_____________________________
Its Executive Director
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ___day of ____________2017,
by Anne Mavity and Thomas Harmening, the President and Executive Director of the
St. Louis Park Economic Development Authority, a public body corporate and politic and
political subdivision of the State of Minnesota, on behalf of the political subdivision.
_______________________________________
Notary Public
This document was drafted by: Charles Salter
Hennepin County Attorney's Office A-2000 Government Center
Minneapolis, Minnesota 55487
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 32
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXHIBIT A
LEGAL DESCRIPTION
General Location: East of Wooddale Ave. in St. Louis Park
Property Identification No(s).: 16-117-21-31-0002
Division of 16-117-21-31-0005
16-117-21-31-0076
16-117-21-34-0069
Tract Index (Abstract): Lot 6, Part of Lots 7, 8, and 11 thru 21, Block 25,
Lot 11, Part of Lots 12, 13, 14, 20, 21, 22 and 23, Block 29,
Lots 2, 3, 9, 10 and 11, Part of Lot 4, Block 30,
Part of Lots 9 thru 15 and 29, Block 247,
“Rearrangement of St. Louis Park”;
Part of Government Lot 5,
Section 16, Township 117, Range 21.
Tract Index (Torrens): Certificate of Title No. 1124712.
HCRRA Property Map No(s).: Part of Map No. 5 and other land
Tract 1 (PID No. 16-117-21-34-0069)
(Torrens Certificate of Title No. 1124712)
Par 1: That part of the following described property:
That part of Lots 20, 21, 22 and 23, Block 29, "Rearrangement Of St. Louis Park" and that
part of the adjoining vacated alleys, all described as commencing at a point on the
Southwesterly line of Block 30, "Rearrangement Of St. Louis Park" distant 2.4 feet
Southerly, measured along said Southwesterly line, from the Northwesterly corner of said
Block 30; thence Northeasterly to a point on the East line of said Block 30 distant 6.67 feet
South, measured along said East line from the Northeasterly corner of said Block 30; thence
continuing Northeasterly along the last described course a distance of 56.97 feet; thence
Southeasterly at a right angle 20.57 feet; thence Northeasterly at a right angle 86.47 feet to
the actual point of beginning; thence continuing Northeasterly along the last described course
to the center line of the vacated alley adjoining the East line of said Lots 20, 21, 22 and 23;
thence South along said center line and its extension to the center line of the vacated alley
adjoining the South line of said Lot 20, thence West along the last described center line to its
intersection with the extension South of a line drawn from the actual point of beginning to a
point on the South line of said Lot 20 distant 79 feet East from the Southwest corner of said
Lot 20; thence North to the actual point of beginning;
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 33
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Which lies Westerly of the East line of Lot 7 said Block 29, extended Northerly.
Par 2: Lots 3, 4, 9, 10 and part of Lots 2 and 11, Block 30, "Rearrangement Of St. Louis Park",
and part of Lots 20 to 23, both inclusive, Block 29, "Rearrangement Of St. Louis Park", and that
part of vacated Zarthan Avenue, all being described as follows:
Beginning at a point on the Southwesterly line of said Block 30 distant 2.4 feet Southerly,
measured along said Southwesterly line, from the Northwesterly corner of said Block 30;
thence Northeasterly in a straight line to a point on the East line of said Block 30 distant 6.67
feet South, measured along said East line, from the Northeasterly corner of said Block 30;
thence continue Northeasterly along said last described course 56.97 feet; thence
Southeasterly at right angles 20.57 feet; thence Northeasterly at right angles 86.47 feet;
thence Southerly a distance of 89.59 feet, more or less, to the North line of the alley in Block
29, "Rearrangement Of St. Louis Park", said point being 79 feet East of the Southwest corner
of Lot 20 in said Block 29; thence Westerly along the North line of said alley and the same
extended to the West line of Zarthan Avenue; thence South along the West line of Zarthan
Avenue to the Southerly corner of Lot 4, Block 30, "Rearrangement Of St. Louis Park";
thence Northwesterly along the Southwesterly line of said Lot 4 to the Southeasterly corner
of Lot 9 in said Block 30; thence Southwesterly along the Southeasterly line of said Lot 9 to
the Southwesterly corner of said Lot 9; thence Northwesterly along the Southwesterly line of
said Block 30 to the place of beginning;
Except that part of said Lot 4, Block 30, lying South of a line described as: Commencing at a
point in the Southwest line of said Lot 4, distant 26 feet Northwest of the most Southerly
corner of said Lot 4, thence Northeast to a point in the East line of said Lot 4, distant 29 feet
North of the most Southerly corner.
That part of Zarthan Avenue and that part of the alley in Block 29, "Rearrangement Of St.
Louis Park" lying South of the North line of the alley in Block 29, "Rearrangement Of St.
Louis Park" and the same extended West to the West line of said Zarthan Avenue, and
Northwesterly of a line drawn from a point on the Easterly line of Lot 4, Block 30,
"Rearrangement Of St. Louis Park" distant 38.72 feet Northerly from the most Southerly
corner of said Lot 4 to a point on the South line of Lot 20, Block 29, "Rearrangement Of St.
Louis Park" distant 6.7 feet East of the Southwest corner of said Lot 20.
That part of the vacated East-West alley dedicated in Block 29, "Rearrangement Of St. Louis
Park" which lies North of the center line of said alley and between the Southerly extensions of
the West line of Lot 20, said Block and Addition, and the following described line:
Commencing at a point on the Southwesterly line of said Block 30 distant 2.4 feet Southerly,
measured along said Southwesterly line, from the Northwesterly corner of said Block 30;
thence Northeasterly in a straight line to a point on the East line of said Block 30 distant 6.67
feet South, measured along said East line, from the Northeasterly corner of said Block 30;
thence continue Northeasterly along said last described course 56.97 feet; thence Southeasterly
at right angles 20.57 feet; thence Northeasterly at a right angle 86.47 feet to the actual point of
beginning of the line to be described; thence South to a point on the South line of said Lot 20
distant 79 feet East from Southwest corner of said Lot 20.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 34
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
Tract 2 (PID No. 16-117-21-31-0076)
(From Pages 1 and 2 of CR Doc. No. 9081732)
Par 1: Lot 11; those parts of Lots 12, 13, 14, 21, 22 and 23, Block 29; those parts of Lots 2 and
11, Block 30; that part of the adjoining vacated north-south alley lying in Block 29, and vacated
Zarthan Avenue, “Rearrangement of St. Louis Park” described as follows:
Commencing at the west quarter corner of Section 6, Township 28 North, Range 24 West of
the 4th Principal Meridian, Hennepin County, Minnesota; thence South 0 degrees 14 minutes
49 seconds East, assumed bearing, along the west line of the Southwest Quarter of said
Section 6 a distance of 492.57 feet to the southerly right of way line of the Canadian Pacific
Railroad, shown as the Chicago, Milwaukee and St. Paul Railway on said plat of
“Rearrangement of St. Louis Park”; thence continuing South 0 degrees 14 minutes 49
seconds East along said west line 80.00 feet; thence South 65 degrees 52 minutes 15 seconds
West 955.17 feet to the east line of said Lot 12 and the point of beginning of the parcel to be
described; thence continuing South 65 degrees 52 minutes 15 seconds West 162.71 feet to
the southerly line of said Lot 14; thence North 88 degrees 58 minutes 35 seconds West 18.23
feet along said southerly line and its westerly extension to the centerline of said alley; thence
North 0 degrees 57 minutes 33 seconds East 4.17 feet along said centerline; thence South 65
degrees 21 minutes 14 seconds West 183.14 (feet); thence North 24 degrees 38 minutes 46
seconds West 20.57 feet; thence South 65 degrees 21 minutes 14 seconds West 252.73 feet to
the southwesterly line of said Lot 11, Block 30; thence North 39 degrees 00 minutes 57
seconds West 2.40 feet along said southwesterly line to the said southerly right of way line;
thence North 64 degrees 17 minutes 59 seconds East 451.50 feet along said southerly right of
way line; thence North 64 degrees 21 minutes 45 seconds East 185.28 feet along said
southerly right of way line to the east line of said Lot 11, Block 29; thence southerly along
the east line of said Lots 11 and 12 to the point of beginning.
Par 2: Lot 6 and those parts of Lots 7, 8, and 11 thru 21, Block 25, “Rearrangement of St. Louis
Park” described as follows:
Commencing at the west quarter corner of Section 6, Township 28 North, Range 24 West of
the 4th Principal Meridian, Hennepin County, Minnesota; thence South 0 degrees 14 minutes
49 seconds East, assumed bearing, along the west line of the Southwest Quarter of said
Section 6 a distance of 492.57 feet to the southerly right of way line of the Canadian Pacific
Railroad, shown as the Chicago, Milwaukee and St. Paul Railway in the plat of
“Rearrangement of St. Louis Park”; thence continuing South 0 degrees 14 minutes 49 seconds
East along said west line 80.00 feet; thence South 65 degrees 52 minutes 15 seconds West
526.90 feet to the east line of said Lot 7 and the point of beginning of the parcel to be
described; thence continuing South 65 degrees 52 minutes 15 seconds West 361.97 feet to the
west line of said Lot 21; thence North 01 degree 03 minutes 00 seconds East 54.70 feet along
said west lot line to said southerly railroad right of way line; thence North 64 degrees 21
minutes 45 seconds East 366.58 feet along said southerly right of way line to the east line of
said Lot 6; thence southerly along the east line of said Lots 6 and 7 to the point of beginning.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 35
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXCEPT
(From Page 2 of CR Doc. No. 9081732)
The segment of land lying beneath unvacated Yosemite Street (Avenue) is expressly excluded.
Soo Line Railroad Company, a corporation under the laws of the State of Minnesota doing
business as Canadian Pacific Railway, reserves all right, title, and interest to platted and
unvacated Yosemite Street (Avenue), subject to its dedication to the City for street purposes. In
the event that City vacates Yosemite Street (Avenue) title will vest in Soo Line Railroad
Company, a corporation under the laws of the State of Minnesota doing business as Canadian
Pacific Railway, per CR Doc. No. 9081732.
Tract 3 (PID No. 16-117-21-31-0002)
(From Page 6 of CR Doc. No. 4928955)
That part of Government Lot 5 of Section 16, Township 117 North, Range 21 West of the Fifth
Principal Meridian, bounded and described as follows: Beginning at a point on the
Southwesterly line of Auditor’s Subdivision 249, distant 50 feet Northwesterly, measured at right
angles, from the center line of the main track of the Minneapolis and St. Louis Railway Company
(now the Chicago and North Western Transportation Company), as said main track center line
was originally located and established over and across said Section 16; thence Southwesterly
parallel with said center line a distance of 600 feet; thence Northwesterly at right angles to the
last described course a distance of 29 feet; thence Northeasterly parallel with said original main
track center line a distance of 600 feet; thence Southeasterly at right angles a distance of 29 feet
to the point of beginning.
Tract 4 (Part of PID No. 16-117-21-31-0005)
(From Pages 6 and 7 of CR Doc. No. 4928955)
That part of Government Lot 5 of Section 16, Township 117 North, Range 21 West of the Fifth
Principal Meridian, bounded and described as follows: Beginning at the intersection of the
Southeasterly line of Block 247, Rearrangement of St. Louis Park, and the Northwesterly
extension of the Southwesterly line of Auditor’s Subdivision 249; thence Northeasterly along the
Southeasterly line of said Block 247 a distance of 205.9 feet to the Southwest corner of Lot 30 in
said Block 247; thence Southeasterly at right angles to the last described course a distance of 10
feet, more or less, to a point distant 175 feet Northwesterly, measured at right angles, from the
center line of the main track of the Minneapolis and St. Louis Railway Company (now the
Chicago and North Western Transportation Company), as said main track center line was
originally located and established over and across said Section 16; thence Southwesterly parallel
with said center line a distance of 205.9 feet to a point on the Southwesterly line of said
Auditor’s Subdivision 249; thence Northwesterly along said Southwesterly line, or the
Northwesterly extension thereof, a distance of 10 feet, more or less, to the point of beginning.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7b) Page 36
Title: Purchase Agreement with Hennepin County HRA – Wooddale Station Properties
EXHIBIT D
Environmental Disclosures[EJD2]
Meeting: Economic Development Authority
Meeting Date: April 3, 2017
Action Agenda Item: 7c
EXECUTIVE SUMMARY
TITLE: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
RECOMMENDED ACTION: Motion to Adopt EDA Resolution approving the Collateral
Assignment of the E2 TIF Note between Bader Development, Mandalay Investment and their
lender, Crown Bank.
POLICY CONSIDERATION: Does the EDA find that the proposed Collateral Assignment of
the TIF Note (related to the E2 project) with Bader Development, Mandalay Investment and their
lender, Crown Bank, is in conformance with the Purchase and Redevelopment Contract
(“Contract”) with Ellipse II LLC and to be in the best interest of the city and its residents?
SUMMARY: On February 6, 2012, the EDA entered into a Purchase and Redevelopment Contract
(“Contract”) with Ellipse II LLC (Bader Development and “Redeveloper”) in which the
Redeveloper committed to purchase property from the EDA, remediate the on-site contamination
and prepare the property for redevelopment. Bader was then to construct the second phase of its
Ellipse on Excelsior redevelopment project next door - an upscale apartment building called “E2”
which was subsequently completed in 2013. The Contract included provisions for the issuance of
a TIF Note by the EDA to Ellipse II LLC which subsequently assigned all payments of available
increment under the TIF Note to Bader Development LLC (“Bader”).
The investor entity for E2 is Mandalay Investment, LLC (“Mandalay”), which is under common
ownership with Bader. Mandalay previously received a construction loan for the E2 project (the
“Bank Loan”) and is now in the process of refinancing the Bank Loan. Crown Bank, the lender,
has requested that Mandalay and Bader agree to a collateral assignment (the “Assignment”) of the
TIF Note as security for the refinanced Bank Loan, and that the EDA provide its consent to the
Assignment. Under the proposed Assignment, payments of available increment under the TIF Note
would continue to be made to Bader, unless there was an event of default under the Bank Loan
documents. If Bader/Mandalay defaults under the Bank Loan documents, the lender would notify
the EDA that a default had occurred and that all future payments under the TIF Note should be
made directly to the lender.
This Assignment is substantially similar to other collateral assignments of TIF Note that the EDA
has seen in connection with other development projects supported through tax increment. The
EDA’s rights under the Contract and TIF Note are not affected by the requested consent to the
Assignment. The proposed Assignment has been reviewed by the EDA’s legal counsel who
recommends its approval.
FINANCIAL OR BUDGET CONSIDERATION: None
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: EDA Resolution
Collateral Assignment
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Nancy Deno, Deputy EDA Executive Director and Deputy City Manager
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 2
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
EDA RESOLUTION NO. 17-____
RESOLUTION APPROVING A COLLATERAL ASSIGNMENT OF INTEREST IN
PAYMENTS UNDER TAX INCREMENT REVENUE NOTE, BETWEEN
BADER DEVELOPMENT LLC, MANDALAY INVESTMENT, LLC, AND
CROWN BANK
BE IT RESOLVED By the Board of Commissioners ("Board") of the St. Louis Park
Economic Development Authority ("Authority") as follows:
Section 1. Recitals.
1.01. The Authority is currently administering its Redevelopment Project No. 1 ("Project")
pursuant to Minnesota Statutes, Sections 469.001 to 469.047 ("HRA Act"), and within the Project has
established its Ellipse on Excelsior Tax Increment Financing District (“TIF District”).
1.02. The Authority, the City of St. Louis Park (“City”) and Ellipse II LLC (the
“Redeveloper”) entered into a Purchase and Redevelopment Contract dated as of February 6, 2012
(the “Contract”), regarding redevelopment and construction of certain rental housing (the “Minimum
Improvements”) on a portion of the property within the TIF District.
1.03. Pursuant to the terms of the Contract, the Authority issued its Tax Increment Revenue
Note, Series 2015 (the “TIF Note”) to the Redeveloper. With the consent of the Authority and City,
the Redeveloper subsequently assigned the TIF Note to Bader Development LLC (“Bader”).
1.04. Bader and Mandalay Investment, LLC, an affiliate of Bader (“Mandalay”) have now
negotiated a refinancing of the permanent loan for the Minimum Improvements with Crown Bank
(the “Lender”), and have requested that the Authority and City consent to the terms of a collateral
assignment of payments under the TIF Note to the Lender, as memorialized in a Collateral
Assignment of Interest in Payments under Tax Increment Revenue Note between Bader, Mandalay,
and the Lender (the “Assignment”), in substantially the form presented to the Authority.
1.05. Pursuant to the Contract, the Redeveloper must seek approval from the Authority and
City prior to making any assignment of the Contract or Note.
1.06. The Board has reviewed the Assignment and finds that the approval and execution of
the Authority’s consent thereto are in the best interest of the City and its residents.
Section 2. Authority Approval; Other Proceedings.
2.01. The Assignment, including the consent of the Authority related thereto, as presented
to the Board is hereby in all respects approved, subject to modifications that do not alter the substance
of the transaction and that are approved by the President and Executive Director, provided that
execution of the consent to the Assignment by such officials shall be conclusive evidence of approval.
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 3
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
2.02. The President and Executive Director are hereby authorized to execute on behalf of the
Authority the consent attached to the Assignment and any other documents requiring execution by
the Authority in order to carry out the transaction described in the Assignment.
2.03. Authority staff and consultants are authorized to take any actions necessary to carry
out the intent of this resolution.
Reviewed for Administration: Adopted by the Economic Development
Authority April 3, 2017
Thomas Harmening, Executive Director Anne Mavity, President
Attest
Secretary
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 4
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
COLLATERAL ASSIGNMENT OF INTEREST IN
PAYMENTS UNDER TAX INCREMENT REVENUE NOTE
THIS COLLATERAL ASSIGNMENT OF INTEREST IN PAYMENTS UNDER
TAX INCREMENT REVENUE NOTE (“this Collateral Assignment”) is made as of the ____
day of April, 2017, by and between BADER DEVELOPMENT LLC, a Minnesota limited liability
company (“Bader”), MANDALAY INVESTMENT, LLC, a Delaware limited liability company
(“Borrower”), and CROWN BANK, a Minnesota banking corporation (“Lender”).
RECITALS
Ellipse II LLC, a Delaware limited liability company (“E2”) is the owner of certain real
property located in St. Louis Park, Minnesota, developed as multi-family housing and known as
“Ellipse 2” (“Project”).
The Project is the subject of that certain Tax Increment Revenue Note, Series 2015 that
was issued by the St. Louis Park Economic Development Authority (“Authority”) to E2 in the
original principal amount of Six Hundred Eighty-Six Thousand One Hundred Ninety-Five Dollars
($686,195), bearing an Original Issue date of August 1, 2015 (“TIF Note”), pursuant to the
provisions of that certain Purchase and Redevelopment Contract between the Authority and E2
and dated February 6, 2012 (“Contract”).
E2 assigned the proceeds of the TIF Note to Bader pursuant to that certain Assignment of
Tax Increment Revenue Note dated July 3, 2012 (“Initial Assignment”), as compensation for
Bader’s development services in connection with the Project.
Borrower has substantially the same ownership as Bader.
Borrower is the “borrower” pursuant to that certain Senior Secured Full Recourse
Promissory Note dated January 7, 2015 in the original principal amount of Six Hundred Thousand
Dollars ($600,000) issued by Lender (“2015 Note”), and documents associated therewith (“2015
Loan”).
As of the date of this Collateral Assignment, the principal amount owing pursuant to the
2015 Note is Five Hundred Forty-Eight Thousand and Five Hundred Dollars ($548,500).
Borrower and Lender are negotiating an amendment to the 2015 Loan and the documents
associated therewith (“Loan Documents”), and in connection with such amendment, Borrower has
requested that Lender accept the TIF Note as collateral for the 2015 Note and Lender has requested
that Borrower cause the execution and delivery of this Collateral Assignment.
NOW, THEREFORE, in consideration of the foregoing and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereby
agree as follows:
2. Bader hereby assigns, transfers and sets over unto Lender, for collateral purposes,
all of Bader’s current and future right, title and interest in and to the payments under the
TIF Note, as security for the full, timely and faithful repayment by Borrower of the 2015
Loan, and performance by Borrower of its obligations under the Loan Documents. The
parties agree that this Collateral Assignment is intended for collateral purposes only and
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 5
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
until such time as an Event of Default occurs (as further described in Section 4 of this
Agreement), Bader shall remain entitled to all payments pursuant to the TIF Note.
3. Bader hereby agrees to faithfully observe and perform all of the obligations and
agreements pursuant to the Contract regarding the terms and conditions of the TIF Note,
subject to Bader’s right to reasonably contest observance and performance.
4. Lender will not be deemed in any manner to have assumed any of the obligations
related to the Contract or the TIF Note, nor shall Lender be liable to the Authority by reason
of any default by any party under the Contract or the TIF Note. Borrower agrees to
indemnify and to hold Lender harmless of and from any and all liability, loss or damage
which it may or might incur by reason of any claims or demands against it based on its
alleged assumption of Bader’s duty and obligation to perform and discharge the terms,
covenants and agreements in the Contract or the TIF Note.
5. After the occurrence of an Event of Default (as defined and set forth in the Loan
Documents), subject to applicable grace or cure periods, and if Lender elects to exercise
its rights pursuant to this Collateral Assignment:
Lender shall provide written notice to Bader and to the Authority of Lender’s election to
exercise Bader’s right to payment under the TIF Note (“Election Notice”), without any interference
or objection from Bader or Borrower, and Bader and Borrower shall cooperate in causing the
Authority to comply with all the terms and conditions of the Election Notice.
Following delivery of the Election Notice, Lender shall be entitled to receive payments
under the TIF Note.
Nothing set forth in this Collateral Assignment shall permit or provide Lender with
authority to (i) amend the terms of the TIF Note or the Contract; or (ii) make concessions to the
Authority in connection with the TIF Note or the Contract, it being agreed that this Collateral
Assignment is solely an assignment of the right to payments under the TIF Note.
6. Lender’s exercise of its rights pursuant to this Collateral Agreement shall not limit
Lender’s exercise of any other remedies provided to it in the Loan Documents. Any failure
on the part of the Lender promptly to exercise any option hereby given or reserved shall
not prevent the exercise of any such option at any time thereafter. Lender may pursue and
enforce any remedy or remedies accorded it herein independently of, in conjunction or
concurrently with, or subsequent to its pursuit and enforcement of any remedy or remedies
which it may have under the Loan Documents.
7. Lender is not the agent, partner or joint venturer of Bader, the Borrower or the
Authority.
8. Bader warrants and represents that:
Upon the consent of the Authority, Bader has the right to exercise and deliver this Collateral
Assignment under the terms of the Contract and the TIF Note. The execution of this Collateral
Assignment and performance and observance of its terms hereof have been duly authorized by
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 6
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
necessary company action and do not contravene or violate any provision of Bader’s organizational
documents.
Bader has made no prior assignments of the TIF Note.
Bader will not allow or permit any surrender, termination, material amendment or
modification of the Contract or the TIF Note without the prior written consent of Lender, which
consent shall not be unreasonably withheld.
To Bader’s knowledge, as of the date hereof, the Contract and the TIF Note are in full force
and effect, subject to no defenses, setoffs or counterclaims whatsoever.
To Bader’s knowledge, there exists no event, condition or occurrence which constitutes, or
which with notice and/or the passage of time would constitute, a breach of or default under any
terms or conditions of any of the Contract or the TIF Note.
9. When the context so requires, the singular shall include the plural and conversely,
and use of any gender shall include all genders.
10. This Collateral Assignment shall be governed by and be construed in accordance
with the laws of the State of Minnesota. Whenever possible, each provision of this
Collateral Assignment shall be interpreted in such manner as to be effective and valid under
applicable law, but if any provision of this Collateral Assignment shall be prohibited by or
be invalid under applicable law, such provision shall be ineffective to the extent of such
prohibition or invalidity, without invalidating the remainder of such provisions or the
remaining provisions of this Collateral Assignment.
11. This Collateral Assignment may be executed in counterparts for the convenience
of the parties, which together shall constitute one Collateral Assignment and the
counterpart signature pages may be detached from the various counterparts and attached to
make one copy of this Collateral Assignment.
12. Notices required hereunder shall be by registered or certified mail or hand
delivered, addressed as follows:
If to Bader: Bader Development LLC
c/o Mark E. Jensen
5402 Parkdale Drive, Suite 200
St. Louis Park, MN 55416
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 7
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
If to Borrower: Mandalay Investment, LLC
c/o Mark E. Jensen
5402 Parkdale Drive, Suite 200
St. Louis Park, MN 55416
If to the Authority: St. Louis Park EDA
Attn: Executive Director
5005 Minnetonka Boulevard
St. Louis Park, Minnesota 55416
If to Lender: Crown Bank
Attn: _______________________
601 Marquette Avenue, Suite 125
Minneapolis, MN 55402
or to such other address specified in writing by one party to the other in accordance herewith.
IN AGREEMENT, the parties have has caused this Collateral Assignment to be executed as of
the day and year first above written
[THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK.]
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 8
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
Signature page of Bader Development to Collateral Assignment of Interest in Payments
under Tax Increment Revenue Note
BADER DEVELOPMENT LLC,
a Minnesota limited liability company
By:
Its: Administrative Member
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ of ____________, 2017
by _______________________, the Administrative Member of Bader Development LLC, a
Minnesota limited liability company, on behalf of the limited liability company.
Notary Public
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 9
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
Signature page of Borrower - Mandalay Investment - to Collateral Assignment of Interest in
Payments under Tax Increment Revenue Note
MANDALAY INVESTMENT, LLC,
a Delaware limited liability company
By:
Its: Administrative Member
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ of ____________, 2017
by _______________________, the Administrative Member of Mandalay Investment, LLC, a
Delaware limited liability company, on behalf of the limited liability company.
Notary Public
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 10
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
Signature page of Lender - Crown Bank - to Collateral Assignment of Interest in
Payments under Tax Increment Revenue Note
CROWN BANK,
a Minnesota banking corporation
By:
Its: ____________________________
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ of ____________, 2017
by _______________________, the ______________________ of Crown Bank, a Minnesota
banking corporation, on behalf of the banking corporation.
Notary Public
Economic Development Authority Meeting of April 3, 2017 (Item No. 7c) Page 11
Title: Collateral Assignment of E2 TIF Note –Bader Development to Crown Bank
CONSENT TO COLLATERAL ASSIGNMENT OF INTEREST IN
PAYMENTS UNDER TAX INCREMENT REVENUE NOTE
The St. Louis Park Economic Development Authority (“Authority”) has issued its Tax
Increment Revenue Note, Series 2015 in the principal amount of $686,195 (“the TIF Note”) upon
satisfaction of the terms for issuance of the Note required by that certain Purchase and
Redevelopment Contract between the Authority and Ellipse II LLC, a Delaware limited liability
company (“E2”) and dated February 6, 2012 (“Contract”). The Note has been issued to E2 and
was assigned by E2, with the Authority’s consent, to Bader Development LLC, a Minnesota
limited liability company (“Bader”) and is payable solely from “Available Tax Increment,” as that
term is defined in Section 3 of the Note. The Authority has received a Collateral Assignment of
Interest in Payments under Tax Increment Revenue Note (the “Collateral Assignment”), executed
by Bader which collaterally assigns Bader’s interests in the payment of Available Tax Increment
under the Note to Crown Bank, a Minnesota banking corporation. The Authority consents to such
Assignment pursuant to Section 7 of the Note.
The Authority agrees that upon receipt of an Exercise Notice as defined in the Collateral
Assignment, the Authority shall make all payments under the Note to Crown Bank at the following
address:
Crown Bank
601 Marquette Avenue, Suite 125
Minneapolis, MN 55402
Attn:
Until such time as the Authority receives an Exercise Notice, the Authority shall continue
to make all payments under the Note to Bader.
ST. LOUIS PARK ECONOMIC
DEVELOPMENT AUTHORITY
By:
Its: President
And by:
Its: Executive Director
Meeting: City Council
Meeting Date: April 3, 2017
Consent Agenda Item: 4a
EXECUTIVE SUMMARY
TITLE: Approval of City Disbursements
RECOMMENDED ACTION: Motion to accept for filing City Disbursement Claims for the
period of February 25, 2017 through March 24, 2017.
POLICY CONSIDERATION: Does the City Council desire to approve City disbursements in
accordance with Section 6.11 – Disbursements – How Made, of the City’s Charter?
SUMMARY: The Finance Division prepares this report on a monthly basis for the City Council
to review and approve. The attached reports show both City disbursements paid by physical check
and those by wire transfer or Automated Clearing House (ACH) when applicable.
FINANCIAL OR BUDGET CONSIDERATION: Review and approval of the information
follows the City’s Charter and provides another layer of oversight to further ensure fiscal
stewardship.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: City Disbursements
Prepared by: Kari Mahan, Accounting Clerk
Reviewed by: Tim Simon, Chief Financial Officer
Approved by: Nancy Deno, Deputy City Manager/HR Director
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
1Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
6,102.70 EARL ANDERSEN INC INSTALLATION OTHER IMPROVEMENT SUPPLIES
6,102.70
44.714164 CLUB HOUSE WATER UTILITY G&A GENERAL CUSTOMERS
44.71
1,620.009920 HOTELS LLC ZONING ZONING/SUBDIVISION
1,620.00
58.38A-1 OUTDOOR POWER INC PATCHING-PERMANENT EQUIPMENT PARTS
58.38
143.92ABERNATHY, LISA ORGANIZED REC G & A MILEAGE-PERSONAL CAR
143.92
378.49ABLE HOSE & RUBBER INC WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
602.46SEWER UTILITY G&A OTHER IMPROVEMENT SERVICE
980.95
1,631.95ABRA MN EDEN PRAIRIE UNINSURED LOSS G&A UNINSURED LOSS
1,631.95
478.00ACCUITY INC FINANCE G & A SUBSCRIPTIONS/MEMBERSHIPS
478.00
136.41ACME TOOLS ROUTINE MAINTENANCE SMALL TOOLS
905.53WATER UTILITY G&A SMALL TOOLS
1,041.94
693.00ACROSS THE STREET PRODUCTIONS OPERATIONS TRAINING
693.00
42,882.00ADVANCED DISPOSAL SERVICES SOLID WASTE COLLECTIONS YARD WASTE SERVICE
1,476.28SOLID WASTE DISPOSAL YARD WASTE SERVICE
44,358.28
4,223.62AFFINITY PLUS FCU DWI ENFORCEMENT OTHER CONTRACTUAL SERVICES
4,223.62
19,721.00AIM ELECTRONICS PARK IMPROVE CAPITAL PROJECT IMPROVEMENTS OTHER THAN BUILDI
19,721.00
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 2
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2Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
180.75AIZMAN CHARLOTTE WATER UTILITY G&A GENERAL CUSTOMERS
180.75
124.03ALBRECHT, MARY PROSECUTION OTHER CONTRACTUAL SERVICES
124.03
13,961.00ALLIANCE MECH SRVCS INC FACILITIES MCTE G & A BUILDING MTCE SERVICE
13,961.00
16,855.00ALPHA VIDEO AND AUDIO INC TV PRODUCTION OFFICE FURNITURE & EQUIPMENT
16,855.00
19,825.00AMERICAN ENGINEERING TESTING INC STREET CAPITAL PROJ G & A GENERAL PROFESSIONAL SERVICES
19,825.00
3.75AMERICAN PRESSURE INC GENERAL FUND BALANCE SHEET INVENTORY
3.75
196.00AMERICAN WATER WORKS ASSOC PUBLIC WORKS G & A SUBSCRIPTIONS/MEMBERSHIPS
196.00
140.00ANCOM TECHNICAL CENTER OPERATIONS RADIO COMMUNICATIONS
140.00
15.00ANDERSEN, JENS OPERATIONS TRAINING
15.00
700.96APACHE GROUP OF MINNESOTA REC CENTER BUILDING GENERAL SUPPLIES
700.96
10,445.25AQUATIX LANDSCAPE STRUCTURES INC PARK IMPROVE CAPITAL PROJECT IMPROVEMENTS OTHER THAN BUILDI
10,445.25
71.38ARCCOMMUNITY SUPPORT OPERATIONAL SUPPLIES
71.38
52.00ARMCOM DISTRIBUTING CO FACILITIES MCTE G & A BLDG/STRUCTURE SUPPLIES
52.00
497.50ARTIFEX NORTHWEST INC FACILITIES MCTE G & A GENERAL SUPPLIES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 3
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3Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
497.50
32.40ASPEN MILLS OPERATIONS SMALL TOOLS
1,672.56OPERATIONSUNIFORMS
1,470.40OPERATIONSPROTECTIVE CLOTHING
188.62-OPERATIONS EMERGENCY PREPAREDNESS
2,986.74
285.00ASSOCIATED CLINIC OF PSYCHOLOGY FACILITY ROOM RENTAL RENT REVENUE
285.00
19.75AT HOME TITLE WATER UTILITY G&A GENERAL CUSTOMERS
19.75
81.12AT&T MOBILITY CELLPHONES, IPADS, ETC.OFFICE EQUIPMENT
81.12
4,872.91ATIR ELECTRIC CORPORATION FACILITIES MCTE G & A BUILDING MTCE SERVICE
237.94MUNICIPAL BLDG IMPROVEMENTS OTHER THAN BUILDI
5,110.85
500.00ATOMPOLICE G & A TRAINING
500.00
53.56AUTO PLUS GENERAL FUND BALANCE SHEET INVENTORY
53.56
557.00AUTOMATIC SYSTEMS CO.WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
557.00
110.96BACHMAN SHIRLEY WATER UTILITY G&A GENERAL CUSTOMERS
110.96
77.92BADGER METER INC WATER UTILITY G&A SMALL TOOLS
1,700.03WATER UTILITY G&A LICENSES
1,777.95
2,205.00BARNA, GUZY & STEFFEN LTD HUMAN RESOURCES GENERAL PROFESSIONAL SERVICES
2,205.00
72.90BATTERIES + BULBS GENERAL FUND BALANCE SHEET INVENTORY
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 4
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
4Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
38.85GENERAL BUILDING MAINTENANCE GENERAL SUPPLIES
156.13WATER UTILITY G&A GENERAL SUPPLIES
267.88
57,968.90BEAUPRE AERIAL EQUIPMENT INC GENERAL FUND BALANCE SHEET INVENTORY
57,968.90
92,421.50BECKER ARENA PRODUCTS PARK IMPROVE CAPITAL PROJECT BUILDINGS & STRUCTURES
228.00UNINSURED LOSS G&A UNINSURED LOSS
2,644.61ARENA MAINTENANCE OPERATIONAL SUPPLIES
2,462.50RECREATION OUTDOOR CENTER OTHER
97,756.61
50.00BELDEN JULIE GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
50.00
116.43BENJAMIN FRANKLIN PLUMBING INSPECTIONS G & A PLUMBING
116.43
40.00BETHKE, DAVID INSPECTIONS G & A LICENSES
40.00
1,000.00BG CONSULTING INC ADMINISTRATION G & A TRAINING
1,000.00HUMAN RESOURCES ORGANIZATIONAL DEVELOPMENT
250.00CONSTRUCTION MATERIAL OTHER CONTRACTUAL SERVICES
2,250.00
154.15BISPO BRAD WATER UTILITY G&A GENERAL CUSTOMERS
154.15
4,416.00BLOOMINGTON, CITY OF GENERAL FUND G&A GENERAL PROFESSIONAL SERVICES
5,473.47REILLY BUDGET OTHER CONTRACTUAL SERVICES
9,889.47
44.00BOB SABLE SERVICES INSPECTIONS G & A PLUMBING
44.00
50.00BOLL CRAIG GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
50.00
1,050.86BOUND TREE MEDICAL, LLC OPERATIONS OPERATIONAL SUPPLIES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 5
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
1,050.86
1,025.00BRIN NORTHWESTERN GLASS CO FACILITIES MCTE G & A BUILDING MTCE SERVICE
1,025.00
500.00BROOKSIDE MINNOCO PREVENTATIVE MAINTENANCE EQUIPMENT MTCE SERVICE
500.00
166.27BROOKSIDE NEIGHBORHOOD HOUSING REHAB BALANCE SHEET CONTRACTS PAYABLE
166.27
1,406.38BROWNDALE NRIGHBORHOOD ASSN.HOUSING REHAB BALANCE SHEET CONTRACTS PAYABLE
1,406.38
5.63BUCHMAN DEBORAH WATER UTILITY G&A GENERAL CUSTOMERS
5.63
96.00BUDGET SIGN & GRAPHICS COMM & MARKETING G & A OTHER
96.00
60.00BURNS TOM BASKETBALL PROGRAM REVENUE
60.00
550.07BUSINESS ESSENTIALS COMM & MARKETING G & A OFFICE SUPPLIES
550.07
741.00CALHOUN TOWERS LLC OPERATIONS RADIO COMMUNICATIONS
741.00
9,246.85CAMPBELL KNUTSON PROF ASSOC ADMINISTRATION G & A LEGAL SERVICES
775.50ENGINEERING G & A LEGAL SERVICES
506.00CABLE TV G & A LEGAL SERVICES
231.00EXCESS PUBLIC LAND LEGAL SERVICES
1,243.22STREET CAPITAL PROJ G & A LEGAL SERVICES
2,326.93STREET CAPITAL PROJ G & A IMPROVEMENTS OTHER THAN BUILDI
165.00WATER UTILITY G&A GENERAL PROFESSIONAL SERVICES
33.00WATER UTILITY G&A LEGAL SERVICES
99.00SOLID WASTE G&A LEGAL SERVICES
14,626.50
23.99CAPITAL ONE COMMERCIAL WESTWOOD G & A GENERAL SUPPLIES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 6
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
23.99
75.80CDW GOVERNMENT INC IT G & A EQUIPMENT MTCE SERVICE
15,327.30TECHNOLOGY REPLACEMENT OFFICE EQUIPMENT
15,403.10
4,014.11CENTERPOINT ENERGY FACILITY OPERATIONS HEATING GAS
4,884.43WATER UTILITY G&A HEATING GAS
244.80REILLY G & A HEATING GAS
149.51SEWER UTILITY G&A ELECTRIC SERVICE
271.67SEWER UTILITY G&A HEATING GAS
1,162.36PARK MAINTENANCE G & A HEATING GAS
159.63WESTWOOD G & A HEATING GAS
188.26NATURALIST PROGRAMMER HEATING GAS
11,074.77
6,158.30CENTERPOINT ENERGY SERVICES INC FACILITY OPERATIONS HEATING GAS
6,624.22REC CENTER BUILDING HEATING GAS
12,782.52
10,800.00CENTRAL PENSION FUND EMPLOYEE FLEXIBLE SPENDING B/S OTHER RETIREMENT
10,800.00
261.60CENTURY LINK CELLPHONES, IPADS, ETC.TELEPHONE
261.60
197.50CERTIFIED PLUMBING INC WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
197.50
596.00CHET'S SHOES INC PUBLIC WORKS OPS G & A OPERATIONAL SUPPLIES
1,135.00WATER UTILITY G&A OPERATIONAL SUPPLIES
1,246.00PARK MAINTENANCE G & A OPERATIONAL SUPPLIES
160.00REC CENTER SALARIES OPERATIONAL SUPPLIES
200.00VEHICLE MAINTENANCE G&A OPERATIONAL SUPPLIES
3,337.00
197.14CINTAS CORPORATION FACILITIES MCTE G & A OPERATIONAL SUPPLIES
91.59FACILITIES MCTE G & A OTHER CONTRACTUAL SERVICES
485.43VEHICLE MAINTENANCE G&A OPERATIONAL SUPPLIES
774.16
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 7
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
120.00CITIZENS INDEPENDENT BANK ADMINISTRATION G & A SUBSCRIPTIONS/MEMBERSHIPS
590.00ADMINISTRATION G & A SEMINARS/CONFERENCES/PRESENTAT
867.04ADMINISTRATION G & A MEETING EXPENSE
26.00HUMAN RESOURCES GENERAL PROFESSIONAL SERVICES
599.07HUMAN RESOURCES RECRUITMENT
120.87HUMAN RESOURCES ORGANIZATIONAL DEVELOPMENT
508.29HUMAN RESOURCES RECOGNITION
33.43HUMAN RESOURCES MEETING EXPENSE
852.67FACILITIES MCTE G & A GENERAL SUPPLIES
17.99POLICE G & A OFFICE SUPPLIES
109.90POLICE G & A OPERATIONAL SUPPLIES
73.86POLICE G & A POLICE EQUIPMENT
8.01POLICE G & A MAINTENANCE
10.80POLICE G & A SUBSCRIPTIONS/MEMBERSHIPS
1,971.37POLICE G & A TRAINING
1,120.56POLICE G & A TRAVEL/MEETINGS
40.95POLICE G & A MEETING EXPENSE
219.00COMMUNICATIONS/GV REIMBURSEABL TRAINING
107.26OPERATIONSOFFICE SUPPLIES
83.67OPERATIONSGENERAL SUPPLIES
731.44OPERATIONSOPERATIONAL SUPPLIES
107.71OPERATIONSSMALL TOOLS
165.10OPERATIONSUNIFORMS
234.00OPERATIONSSUBSCRIPTIONS/MEMBERSHIPS
574.18OPERATIONSTRAINING
1,064.76OPERATIONSSEMINARS/CONFERENCES/PRESENTAT
200.75PUBLIC WORKS G & A OFFICE SUPPLIES
365.00ENGINEERING G & A SEMINARS/CONFERENCES/PRESENTAT
21.99ENGINEERING G & A MEETING EXPENSE
693.78WATER UTILITY G&A GENERAL SUPPLIES
368.90WATER UTILITY G&A TRAINING
1,048.60SEWER UTILITY G&A OPERATIONAL SUPPLIES
277.50MUNICIPAL BLDG IMPROVEMENTS OTHER THAN BUILDI
60.00ORGANIZED REC G & A SUBSCRIPTIONS/MEMBERSHIPS
179.97PLAYGROUNDSGENERAL SUPPLIES
429.09LITTLE TOT PLAYTIME GENERAL SUPPLIES
25.00WARMING HOUSES GENERAL SUPPLIES
225.00PARK MAINTENANCE G & A GENERAL SUPPLIES
222.76PARK MAINTENANCE G & A TRAINING
11.00NATURAL RESOURCES G & A TRAINING
35.08-BEAUTIFICATION / FLOWERS LANDSCAPING MATERIALS
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 8
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
795.00WESTWOOD G & A TRAINING
146.00REC CENTER BUILDING GENERAL SUPPLIES
175.00ARENA MAINTENANCE SUBSCRIPTIONS/MEMBERSHIPS
384.00ARENA MAINTENANCE SEMINARS/CONFERENCES/PRESENTAT
398.00INSTRUCTIONAL SKATING LESSONS SEMINARS/CONFERENCES/PRESENTAT
21.65-VEHICLE MAINTENANCE G&A OFFICE SUPPLIES
195.65VEHICLE MAINTENANCE G&A OPERATIONAL SUPPLIES
68.50VEHICLE MAINTENANCE G&A SUBSCRIPTIONS/MEMBERSHIPS
360.00VEHICLE MAINTENANCE G&A TRAINING
35.00VEHICLE MAINTENANCE G&A SEMINARS/CONFERENCES/PRESENTAT
16,987.69
16,903.90COLICH & ASSOCIATES ADMINISTRATION G & A LEGAL SERVICES
16,903.90
60.93COMCASTOPERATIONSEMERGENCY PREPAREDNESS
19.06OTHER CITY DEPARTMENTS OTHER CONTRACTUAL SERVICES
284.55WATER UTILITY G&A OTHER CONTRACTUAL SERVICES
13.63REC CENTER BUILDING OTHER CONTRACTUAL SERVICES
378.17
79,805.37COMMERCIAL REFRIGERATION SYSTEMS INC PARK IMPROVE BALANCE SHEET RETAINED PERCENTAGE
29,757.35PARK IMPROVE CAPITAL PROJECT OTHER CONTRACTUAL SERVICES
109,562.72
100.00COMMISSIONER OF TRANSPORTATION ENGINEERING G & A TRAINING
100.00
3,938.07COMMUNITY ACTION PARTNERSHIP SUB HENN EMERGENCY REPAIR GRANT OTHER CONTRACTUAL SERVICES
3,938.07
149.00COMMUNITY REINVESTMENT FUND MOVE-UP PROGRAM OTHER CONTRACTUAL SERVICES
149.00
29,478.34COMPASS MINERALS AMERICA SANDING/SALTING OTHER IMPROVEMENT SUPPLIES
29,478.34
452.14CONNEY SAFETY PRODUCTS INSPECTIONS G & A GENERAL SUPPLIES
452.14
947.69CONTINENTAL RESEARCH CORP REC CENTER BUILDING GENERAL SUPPLIES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 9
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
947.69
1,598.00CORPORATE MECHANICAL UNINSURED LOSS G&A UNINSURED LOSS
1,598.00
110.00COSTCO WHOLESALE MEMBERSHIP ORGANIZED REC G & A SUBSCRIPTIONS/MEMBERSHIPS
110.00WESTWOOD G & A SUBSCRIPTIONS/MEMBERSHIPS
220.00
10,530.00COVERALL OF THE TWIN CITIES FACILITIES MCTE G & A OTHER CONTRACTUAL SERVICES
10,530.00
168.42CUB FOODS POLICE G & A SUBSISTENCE SUPPLIES
168.42
1,889.75CUMMINS INC FACILITIES MCTE G & A OTHER CONTRACTUAL SERVICES
318.00GENERAL REPAIR EQUIPMENT MTCE SERVICE
2,207.75
50.08CURRENT JAMES WATER UTILITY G&A GENERAL CUSTOMERS
50.08
4,879.86DALCO ENTERPRISES INC FACILITIES MCTE G & A CLEANING/WASTE REMOVAL SUPPLY
4,879.86
1,504.75DEPARTMENT OF HUMAN SERVICES ARENA MAINTENANCE OTHER CONTRACTUAL SERVICES
1,504.75
5,543.99DEPARTMENT OF LABOR & INDUSTRY INSPECTIONS G & A DUE TO OTHER GOVTS
10.00WATER UTILITY G&A OTHER CONTRACTUAL SERVICES
5,553.99
2,393.73DEPARTMENT OF MOTOR VEHICLES VEHICLE MAINTENANCE G&A LICENSES
2,393.73
2,530.00DESIGN 1 OF EDEN PRAIRIE LLC WATER UTILITY G&A GENERAL PROFESSIONAL SERVICES
2,530.00
129.78DISCOUNT STEEL INC PARK GROUNDS MAINTENANCE GENERAL SUPPLIES
165.10SKATING RINK MAINTENANCE OTHER IMPROVEMENT SUPPLIES
294.88
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 10
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
3,380.84DJ ELECTRIC SERVICES INC REC CENTER BUILDING BUILDING MTCE SERVICE
3,380.84
2,017,047.70DMD PROPERTIES LLC MCGARVEY COFFEE SITE BOND PRINCIPAL
6,723.49MCGARVEY COFFEE SITE BOND INTEREST
2,023,771.19
250.00DOESCHER TRAIN NICOLE GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
250.00
24,708.10DO-GOOD.BIZ INC COMM & MARKETING G & A POSTAGE
1,457.18COMM & MARKETING G & A PRINTING & PUBLISHING
26,165.28
1,417.04ECM PUBLISHERS INC ADMINISTRATION G & A LEGAL NOTICES
1,417.04
65.98EDINA REALTY WATER UTILITY G&A GENERAL CUSTOMERS
65.98
42.57EDSTROM, JENNIE SOLID WASTE G&A OPERATIONAL SUPPLIES
42.57
499.00EDUCATION & TRAINING SERVICES PUBLIC WORKS OPS G & A TRAINING
998.00WATER UTILITY G&A TRAINING
499.00REC CENTER BUILDING TRAINING
1,996.00
323.16EGAN COMPANIES INC FACILITIES MCTE G & A BUILDING MTCE SERVICE
161.58WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
951.68SEWER UTILITY G&A OTHER IMPROVEMENT SERVICE
1,436.42
1,375.00EHLERS & ASSOCIATES INC ESCROWS PLACE
1,375.00
421.86ELECTRIC MOTOR REPAIR UNINSURED LOSS G&A UNINSURED LOSS
401.13REC CENTER BUILDING BUILDING MTCE SERVICE
822.99
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 11
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
1,532.50ELECTRIC PUMP INC SEWER UTILITY G&A OTHER IMPROVEMENT SERVICE
1,532.50
1,000.00ELLINGBOE MARILYN ESCROWS PMC ESCROW
1,000.00
464.89EMERGENCY AUTOMOTIVE TECHNOLOGIES INC GENERAL FUND BALANCE SHEET INVENTORY
464.89
188.75ENDRUD, KIRSTEN HOUSING REHAB BALANCE SHEET CONTRACTS PAYABLE
188.75
5,258.56ENTERPRISE FM TRUST EQUIP/VEHICLE REPLACEMENT RENTAL EQUIPMENT
5,258.56
70.22ER SOLUTIONS LLC WATER UTILITY G&A GENERAL CUSTOMERS
70.22
200.00ESCOBEDO TONY BROOMBALL OTHER CONTRACTUAL SERVICES
200.00
974.98EVERGREEN LAND SERVICES CO STREET CAPITAL PROJ G & A GENERAL PROFESSIONAL SERVICES
974.98
111.79EVIDENT INC POLICE G & A OPERATIONAL SUPPLIES
111.79
772.28FACTORY MOTOR PARTS CO GENERAL FUND BALANCE SHEET INVENTORY
379.99PREVENTATIVE MAINTENANCE CLEANING/WASTE REMOVAL SUPPLY
30.24GENERAL REPAIR GENERAL SUPPLIES
1,182.51
109,996.31FAEGRE BAKER DANIELS LLP STREET CAPITAL PROJ G & A LEGAL SERVICES
109,996.31
4,717.50FARBER SOUND LLC TECHNOLOGY REPLACEMENT OFFICE FURNITURE & EQUIPMENT
4,717.50
42.02FASTENAL COMPANY SEWER UTILITY G&A SMALL TOOLS
4.97PARK MAINTENANCE G & A GENERAL SUPPLIES
27.06PARK EQUIPMENT MAINTENANCE GENERAL SUPPLIES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 12
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
18.81REC CENTER BUILDING GENERAL SUPPLIES
92.86
715.01FERGUSON WATERWORKS WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
715.01
737,460.98FIRE SAFETY USA INC GENERAL FUND BALANCE SHEET INVENTORY
86.95OPERATIONSSMALL TOOLS
15.00OPERATIONSPROTECTIVE CLOTHING
737,562.93
32.00FIRST ADVANTAGE HUMAN RESOURCES GENERAL PROFESSIONAL SERVICES
32.00
207.00FLEX COMPENSATION INC EMPLOYEE FLEX SPEND G&A GENERAL PROFESSIONAL SERVICES
207.00
33.00FLOYD TOTAL SECURITY REC CENTER BUILDING GENERAL SUPPLIES
33.00
8.82FORCE AMERICA DISTRIBUTING LLC GENERAL FUND BALANCE SHEET INVENTORY
8.82
226.60FORKLIFTS OF MN INC.PREVENTATIVE MAINTENANCE EQUIPMENT MTCE SERVICE
1,021.80GENERAL REPAIR EQUIPMENT MTCE SERVICE
1,248.40
71.87FORRET LINDA WATER UTILITY G&A GENERAL CUSTOMERS
71.87
2,500.00FORTMEYER BRIAN ESCROWS PMC ESCROW
2,500.00
70.98FRATTALLONE'S HARDWARE GENERAL FUND BALANCE SHEET INVENTORY
20.97WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
8.49VEHICLE MAINTENANCE G&A GENERAL SUPPLIES
100.44
52.08FRATTALONE'S/SAINT LOUIS PARK VEHICLE MAINTENANCE G&A GENERAL SUPPLIES
52.08
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 13
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
1,105.44FRAUENSHUH COMPANIES WATER UTILITY G&A GENERAL CUSTOMERS
1,105.44
384.50FUN2RAISE MARKETING AND EVENTS WESTWOOD G & A PRINTING & PUBLISHING
384.50AQUATIC PARK G & A PRINTING & PUBLISHING
769.00
44.68G & K SERVICES REC CENTER BUILDING OTHER CONTRACTUAL SERVICES
44.68
575.00GARY L FISCHLER & ASSOCIATES PA POLICE G & A GENERAL PROFESSIONAL SERVICES
575.00COMMUNICATIONS/GV REIMBURSEABL GENERAL PROFESSIONAL SERVICES
1,150.00
191.10GEAR WASH LLC OPERATIONS OPERATIONAL SUPPLIES
191.10
850.00GELLERMAN CONSTRUCTION CO INC FACILITIES MCTE G & A BUILDING MTCE SERVICE
850.00
3,763.00GERTENSPARK BUILDING MAINTENANCE OTHER IMPROVEMENT SUPPLIES
3,763.00
3,500.00GOLDEN VALLEY, CITY OF STREET CAPITAL PROJ G & A GENERAL PROFESSIONAL SERVICES
3,500.00
295.65GOPHER STATE ONE-CALL INC WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
295.65
114.72GRAINGER INC, WW FACILITIES MCTE G & A GENERAL SUPPLIES
112.48WATER UTILITY G&A GENERAL SUPPLIES
166.95PARK MAINTENANCE G & A GENERAL SUPPLIES
394.15
1,295.00GRANT'S PRECISION PAINTING LLC FACILITIES MCTE G & A BUILDING MTCE SERVICE
1,295.00
478.80GROUP HEALTH INC - WORKSITE EMPLOYEE FLEX SPEND G&A HEALTH INSURANCE
478.80
225.00GUNSTAD, MARK GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 14
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
225.00
460.24HACH CO WATER UTILITY G&A GENERAL SUPPLIES
460.24
5,946.58HAWKINS INC WATER UTILITY G&A OPERATIONAL SUPPLIES
5,946.58
188.27HAYDEN, AMY & CHRIS REFORESTATION FUND OTHER CONTRACTUAL SERVICES
188.27
1,268.00HEALTHPARTNERSHUMAN RESOURCES RECRUITMENT
1,268.00
247.50HEDBERG AGGREGATES INC WATER UTILITY G&A EQUIPMENT PARTS
247.50
17.50HEJNY ROBERT INSPECTIONS G & A DUE TO OTHER GOVTS
715.50INSPECTIONS G & A BUILDING
733.00
243.00HENNEPIN COUNTY TREASURER GENERAL BUILDING MAINTENANCE OTHER CONTRACTUAL SERVICES
1,043.20POLICE G & A SUBSISTENCE SERVICE
797.23PARK MAINTENANCE G & A GARBAGE/REFUSE SERVICE
61.00REC CENTER BUILDING LICENSES
2,144.43
1,003.98HENNEPIN TECHNICAL COLLEGE OPERATIONS TRAINING
1,003.98
1,172.62HENRICKSEN PSG FACILITIES MCTE G & A OTHER
1,172.62
600.00HIRSHFIELDSWATER UTILITY G&A BLDG/STRUCTURE SUPPLIES
600.00
18,494.28HMA LLC GENERAL FUND BALANCE SHEET INVENTORY
18,494.28
55.37HOIGAARD VILLAGE MGMT WATER UTILITY G&A GENERAL CUSTOMERS
55.37
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 15
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
2,000.00HOLDING PLAZA INC ESCROWS PMC ESCROW
2,000.00
475.00HOLIDAY STATION STORE GENERAL FUND BALANCE SHEET CLEARING ACCOUNT
475.00
387.43HOME DEPOT CREDIT SERVICES FACILITIES MCTE G & A GENERAL SUPPLIES
38.94ROUTINE MAINTENANCE OPERATIONAL SUPPLIES
11.67ROUTINE MAINTENANCE SMALL TOOLS
23.96ROUTINE MAINTENANCE EQUIPMENT PARTS
53.86DAMAGE REPAIR GENERAL SUPPLIES
25.17INSTALLATIONOTHER IMPROVEMENT SUPPLIES
49.88PARK IMPROVE CAPITAL PROJECT IMPROVEMENTS OTHER THAN BUILDI
608.68WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
34.33PARK MAINTENANCE G & A GENERAL SUPPLIES
128.79PARK MAINTENANCE G & A SMALL TOOLS
123.74PARK BUILDING MAINTENANCE BLDG/STRUCTURE SUPPLIES
44.57PARK EQUIPMENT MAINTENANCE OTHER IMPROVEMENT SUPPLIES
152.55SKATING RINK MAINTENANCE GENERAL SUPPLIES
8.98WOLFE PARK AMPHITHEATER GENERAL SUPPLIES
84.96NATURAL RESOURCES G & A GENERAL SUPPLIES
481.08REC CENTER BUILDING GENERAL SUPPLIES
2,258.59
4,068.80HOME DEPOT CREDIT SRVCS PARK IMPROVE CAPITAL PROJECT OTHER CONTRACTUAL SERVICES
148.97WW RENTAL HOUSE (1322)OTHER IMPROVEMENT SUPPLIES
9.99WESTWOOD G & A GENERAL SUPPLIES
4,227.76
58,294.85HTPO INC STREET CAPITAL PROJ G & A IMPROVEMENTS OTHER THAN BUILDI
58,294.85
1,660.90I.U.O.E. LOCAL NO 49 EMPLOYEE FLEXIBLE SPENDING B/S UNION DUES
1,660.90
150.00IAPMOINSPECTIONS G & A SUBSCRIPTIONS/MEMBERSHIPS
150.00
19.00IATNVEHICLE MAINTENANCE G&A SUBSCRIPTIONS/MEMBERSHIPS
19.00
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 16
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
16Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
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Amount
ObjectVendorBU Description
632.23IMPACT PROVEN SOLUTIONS WATER UTILITY G&A POSTAGE
632.23SEWER UTILITY G&A POSTAGE
632.23SOLID WASTE G&A POSTAGE
632.23STORM WATER UTILITY G&A POSTAGE
614.03NATURAL RESOURCES G & A OFFICE SUPPLIES
3,142.95
2,223.09INTEGRA TELECOM IT G & A TELEPHONE
2,223.09
420.00INTELLIGERECOMM & MARKETING G & A GENERAL PROFESSIONAL SERVICES
420.00
375.00INTERNATIONAL ASSOC. FOR PROPERTY & EVID POLICE G & A TRAINING
375.00
257.85INVER GROVE FORD GENERAL FUND BALANCE SHEET INVENTORY
257.85
175.00ISAPARK MAINTENANCE G & A SUBSCRIPTIONS/MEMBERSHIPS
175.00
1,371.72I-STATE TRUCK CENTER GENERAL FUND BALANCE SHEET INVENTORY
114.57UNINSURED LOSS G&A UNINSURED LOSS
1,486.29
525.00ITERIS INC PUBLIC WORKS OPS G & A SUBSCRIPTIONS/MEMBERSHIPS
525.00
26.25J & F REDDY RENTS WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
26.25
3,533.88JEFFERSON FIRE & SAFETY INC OPERATIONS PROTECTIVE CLOTHING
16,231.10EQUIP/VEHICLE REPLACEMENT FIRE EQUIPMENT
19,764.98
5.37JERRY'S HARDWARE POLICE G & A OPERATIONAL SUPPLIES
15.29DAMAGE REPAIR OTHER IMPROVEMENT SUPPLIES
10.04FABRICATIONOTHER IMPROVEMENT SUPPLIES
20.22WATER UTILITY G&A EQUIPMENT PARTS
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 17
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
21.48MUNICIPAL BLDG IMPROVEMENTS OTHER THAN BUILDI
183.07PARK MAINTENANCE G & A GENERAL SUPPLIES
255.47
1,227.00JESSEN PRESS INC COMM & MARKETING G & A PRINTING & PUBLISHING
1,227.00
43.52JIRAK MARK WATER UTILITY G&A GENERAL CUSTOMERS
43.52
225.00JOHN BERGFORD ARCHITECTURE GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
225.00
2,000.00JOHNSON J EVANS ESCROWS PMC ESCROW
2,000.00
755.99JONES KATRINA EMPLOYEE FLEX SPEND G&A TUITION
755.99
300.00KALPIN STEPHEN WATER UTILITY G&A GENERAL CUSTOMERS
300.00
1,111.99KEEPRS INC POLICE G & A POLICE EQUIPMENT
1,111.99
503.08KELLER, JASMINE Z EMPLOYEE FLEXIBLE SPENDING B/S WAGE GARNISHMENTS
503.08
532.00KENNEDY & GRAVEN ESCROWS PLACE
532.00
252.90KILLMER ELECTRIC CO INC SYSTEM REPAIR OTHER CONTRACTUAL SERVICES
252.90
45,459.21KIMLEY-HORN AND ASSOCIATES, INC STREET CAPITAL PROJ G & A GENERAL PROFESSIONAL SERVICES
45,459.21
362.50KING, RYAN BROOMBALL OTHER CONTRACTUAL SERVICES
362.50
3,820.00KLM ENGINEERING INC.WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 18
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
18Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
3,820.00
298.75KRISS PREMIUM PRODUCTS INC REC CENTER BUILDING GENERAL SUPPLIES
102.11REC CENTER BUILDING OPERATIONAL SUPPLIES
400.86
38.17KUSHINSKI RAYMOND WATER UTILITY G&A GENERAL CUSTOMERS
38.17
17.35LAKES GAS CO OPERATIONS GENERAL SUPPLIES
34.71PATCHING-PERMANENT OTHER IMPROVEMENT SUPPLIES
17.35WATER UTILITY G&A OTHER IMPROVEMENT SUPPLIES
17.35PARK MAINTENANCE G & A GENERAL SUPPLIES
86.76
93.79LAKEVIEW CLINIC HUMAN RESOURCES GENERAL PROFESSIONAL SERVICES
93.79
35.00LAUMANN, JOHN WATER UTILITY G&A LICENSES
35.00
2,821.05LAW ENFORCEMENT LABOR SERVICES INC EMPLOYEE FLEXIBLE SPENDING B/S UNION DUES
2,821.05
92.51LAWSON PRODUCTS INC REC CENTER BUILDING GENERAL SUPPLIES
92.51
7,518.00LEAGUE OF MN CITIES INSURANCE TRUST EMPLOYEE FLEX SPEND G&A League of MN Cities dept'l exp
193.55UNINSURED LOSS G&A UNINSURED LOSS
7,711.55
100.00LEAGUE OF MN HUMAN RIGHT'S COMMISSION HUMAN RIGHTS SUBSCRIPTIONS/MEMBERSHIPS
100.00
312.65LEONARD, COLLEEN HOUSING REHAB BALANCE SHEET CONTRACTS PAYABLE
312.65
95.65LINAADMINISTRATION G & A LIFE INSURANCE
70.35ADMINISTRATION G & A LONG TERM DISABILITY
115.07HUMAN RESOURCES LIFE INSURANCE
81.59HUMAN RESOURCES LONG TERM DISABILITY
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 19
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
62.90COMM & MARKETING G & A LIFE INSURANCE
42.91COMM & MARKETING G & A LONG TERM DISABILITY
18.69COMMUNITY OUTREACH G & A LIFE INSURANCE
12.75COMMUNITY OUTREACH G & A LONG TERM DISABILITY
171.68IT G & A LIFE INSURANCE
117.96IT G & A LONG TERM DISABILITY
123.03ASSESSING G & A LIFE INSURANCE
83.99ASSESSING G & A LONG TERM DISABILITY
143.19FINANCE G & A LIFE INSURANCE
97.63FINANCE G & A LONG TERM DISABILITY
347.06COMM DEV G & A LIFE INSURANCE
247.41COMM DEV G & A LONG TERM DISABILITY
82.88FACILITIES MCTE G & A LIFE INSURANCE
56.60FACILITIES MCTE G & A LONG TERM DISABILITY
1,312.76POLICE G & A LIFE INSURANCE
884.08POLICE G & A LONG TERM DISABILITY
126.36COMMUNICATIONS/GV REIMBURSEABL LIFE INSURANCE
85.77COMMUNICATIONS/GV REIMBURSEABL LONG TERM DISABILITY
606.80OPERATIONSLIFE INSURANCE
425.96OPERATIONSLONG TERM DISABILITY
373.33INSPECTIONS G & A LIFE INSURANCE
280.03INSPECTIONS G & A LONG TERM DISABILITY
149.85PUBLIC WORKS G & A LIFE INSURANCE
91.78PUBLIC WORKS G & A LONG TERM DISABILITY
308.95ENGINEERING G & A LIFE INSURANCE
216.58ENGINEERING G & A LONG TERM DISABILITY
264.74PUBLIC WORKS OPS G & A LIFE INSURANCE
192.07PUBLIC WORKS OPS G & A LONG TERM DISABILITY
63.09CABLE TV G & A LIFE INSURANCE
46.63CABLE TV G & A LONG TERM DISABILITY
27.38HOUSING REHAB G & A LIFE INSURANCE
18.64HOUSING REHAB G & A LONG TERM DISABILITY
158.17WATER UTILITY G&A LIFE INSURANCE
111.12WATER UTILITY G&A LONG TERM DISABILITY
82.14SEWER UTILITY G&A LIFE INSURANCE
67.08SEWER UTILITY G&A LONG TERM DISABILITY
33.49SOLID WASTE G&A LIFE INSURANCE
22.79SOLID WASTE G&A LONG TERM DISABILITY
22.02ENVIRONMENT & SUSTAINABILITY LIFE INSURANCE
14.96ENVIRONMENT & SUSTAINABILITY LONG TERM DISABILITY
85.84STORM WATER UTILITY G&A LIFE INSURANCE
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 20
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
47.65STORM WATER UTILITY G&A LONG TERM DISABILITY
8,580.30EMPLOYEE FLEX SPEND G&A LIFE INSURANCE
171.13ORGANIZED REC G & A LIFE INSURANCE
120.17ORGANIZED REC G & A LONG TERM DISABILITY
214.60PARK MAINTENANCE G & A LIFE INSURANCE
135.41PARK MAINTENANCE G & A LONG TERM DISABILITY
27.75NATURAL RESOURCES G & A LIFE INSURANCE
18.96NATURAL RESOURCES G & A LONG TERM DISABILITY
86.21WESTWOOD G & A LIFE INSURANCE
52.18WESTWOOD G & A LONG TERM DISABILITY
130.06REC CTR DIV NON DPT BUDGET LIFE INSURANCE
88.88REC CENTER SALARIES LONG TERM DISABILITY
105.45VEHICLE MAINTENANCE G&A LIFE INSURANCE
78.92VEHICLE MAINTENANCE G&A LONG TERM DISABILITY
17,901.42
3,500.00LINDWELL PROPERTIES ESCROWS PMC ESCROW
3,500.00
591.61LITIN PAPER, PACKAGING & CONVERTING SOLID WASTE G&A OPERATIONAL SUPPLIES
591.61
430.18LITTLE FALLS MACHINE INC GENERAL FUND BALANCE SHEET INVENTORY
430.18
5,674.00LOCKRIDGE GRINDAL NAUEN PLLP REILLY G & A LEGAL SERVICES
5,674.00
3,345.06LOFFLER COMPANIES IT G & A OFFICE EQUIPMENT
5,000.00POLICE G & A OFFICE EQUIPMENT
600.54POLICE G & A EQUIPMENT MTCE SERVICE
8,945.60
44,574.67LOGISIT G & A COMPUTER SERVICES
8,518.45TECHNOLOGY REPLACEMENT OFFICE EQUIPMENT
53,093.12
83.21LOMBARDI, JIM ORGANIZED REC G & A MILEAGE-PERSONAL CAR
83.21
425.00LUBBERS TRAVIS & KARIN GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 21
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
425.00
2,890.35LUBE-TECH & PARTNERS LLC GENERAL FUND BALANCE SHEET INVENTORY
255.00BLDG/GROUNDS OPS & MAINT BUILDING MTCE SERVICE
3,145.35
62.29LUBKE, SAWYER WATER UTILITY G&A GENERAL CUSTOMERS
62.29
37.43MACHOVECOPERATIONSSMALL TOOLS
37.43
1,682.09MACQUEEN EQUIP CO GENERAL FUND BALANCE SHEET INVENTORY
833.19GENERAL REPAIR EQUIPMENT MTCE SERVICE
2,515.28
130.00MAGCTV PRODUCTION OTHER CONTRACTUAL SERVICES
130.00
14,605.77MANSFIELD OIL COMPANY GENERAL FUND BALANCE SHEET INVENTORY
14,605.77
667.00MAPLEWOOD CITY OF GENERAL FUND G&A GENERAL PROFESSIONAL SERVICES
667.00
2,250.00MASA CONSULTING OPERATIONS TRAINING
2,250.00
47.08MAURER JUSTIN WATER UTILITY G&A MILEAGE-PERSONAL CAR
47.08
225.00MCMONIGAL ARCHITECTS LLC GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
225.00
176.99MELL, LINDA BEAUTIFICATION / FLOWERS LANDSCAPING MATERIALS
176.99
119.32MENARDSWATER UTILITY G&A GENERAL SUPPLIES
23.94PARK BUILDING MAINTENANCE BLDG/STRUCTURE SUPPLIES
80.08WESTWOOD G & A GENERAL SUPPLIES
4.99WESTWOOD G & A SMALL TOOLS
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 22
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
228.33
690.00METRO VOLLEYBALL OFFICIALS VOLLEYBALL OTHER CONTRACTUAL SERVICES
690.00
1,700.00METRON-FARNIER LLC WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
1,700.00
36,902.25METROPOLITAN COUNCIL INSPECTIONS G & A DUE TO OTHER GOVTS
9,849.84REILLY BUDGET CLEANING/WASTE REMOVAL SERVICE
355,300.85OPERATIONSCLEANING/WASTE REMOVAL SERVICE
402,052.94
39.99MICRO CENTER WATER UTILITY G&A GENERAL SUPPLIES
89.99CELLPHONES, IPADS, ETC.OFFICE EQUIPMENT
129.98
36,092.00MIDWAY FORD GENERAL FUND BALANCE SHEET INVENTORY
36,092.00
20.72MIKESH SCOTT WATER UTILITY G&A GENERAL CUSTOMERS
20.72
316.00MILLERBERND MFG CO SYSTEM REPAIR OTHER IMPROVEMENT SUPPLIES
316.00
444.60MINNEAPOLIS FINANCE DEPT PAWN FEES OTHER CONTRACTUAL SERVICES
444.60
15.00MINNEAPOLIS WINDOW SHADE CO FACILITIES MCTE G & A BUILDING MTCE SERVICE
15.00
900.00MINNESOTA AWWA WATER UTILITY G&A SEMINARS/CONFERENCES/PRESENTAT
900.00
170.43MINNESOTA BENEFIT ASSOC EMPLOYEE FLEXIBLE SPENDING B/S ACCRUED OTHER BENEFITS
170.43
147.66MINNESOTA CHILD SUPPORT PYT CTR EMPLOYEE FLEXIBLE SPENDING B/S WAGE GARNISHMENTS
147.66
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 23
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
150.00MINNESOTA DEPT OF HEALTH STREET CAPITAL PROJ G & A GENERAL PROFESSIONAL SERVICES
150.00
230.00MINNESOTA FIRE SVC CERT BD OPERATIONS TRAINING
230.00
314.00MINNESOTA WANNER COMPANY SNOW PLOWING EQUIPMENT PARTS
314.00
220.00MINUTEMAN PRESS COMM & MARKETING G & A OFFICE SUPPLIES
220.00
695.00MISSION CRITICAL CONCEPTS POLICE G & A TRAINING
695.00
2,530.00MN TACTICAL OFFICERS ASSOC.ERU TRAINING
2,530.00
836.00MN TRANSPORTATION ALLIANCE ENGINEERING G & A SUBSCRIPTIONS/MEMBERSHIPS
836.00
175.00MNCCSOLID WASTE G&A SUBSCRIPTIONS/MEMBERSHIPS
175.00
36.00MNFIAM BOOK SALES OPERATIONS TRAINING
36.00
250.00MOZQUEDA EDUARDO GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
250.00
1,187.50MPCASTORM WATER UTILITY G&A OTHER CONTRACTUAL SERVICES
1,187.50
160.00MPSTMAPARK MAINTENANCE G & A TRAINING
160.00
195.00MRPABASKETBALLSUBSCRIPTIONS/MEMBERSHIPS
195.00
10.25MSC INDUSTRIAL SUPPLY CO GENERAL FUND BALANCE SHEET INVENTORY
10.25
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 24
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
12,754.40MSC INDUSTRIAL SUPPLY CO.GENERAL FUND BALANCE SHEET INVENTORY
38.64VEHICLE MAINTENANCE G&A GENERAL SUPPLIES
44.72VEHICLE MAINTENANCE G&A SMALL TOOLS
91.69BLDG/GROUNDS OPS & MAINT BLDG/STRUCTURE SUPPLIES
12,929.45
574.67MTI DISTRIBUTING CO GENERAL FUND BALANCE SHEET INVENTORY
574.67
25.00MUNICI-PALS HUMAN RESOURCES TRAINING
25.00
1,982.07NAPA (GENUINE PARTS CO)GENERAL FUND BALANCE SHEET INVENTORY
14.99ROUTINE MAINTENANCE OTHER IMPROVEMENT SUPPLIES
104.49WATER UTILITY G&A EQUIPMENT PARTS
421.03VEHICLE MAINTENANCE G&A GENERAL SUPPLIES
6.36VEHICLE MAINTENANCE G&A SMALL TOOLS
2,528.94
30.14NATION CORPORATE HOUSING WATER UTILITY G&A GENERAL CUSTOMERS
30.14
174.74NATIONAL SPORTS PRODUCTS PARK EQUIPMENT MAINTENANCE GENERAL SUPPLIES
174.74
1,865.00NATURAL REFLECTIONS VII LLC SSD 1 G&A OTHER CONTRACTUAL SERVICES
1,865.00SSD 2 G&A OTHER CONTRACTUAL SERVICES
1,865.00SSD 3 G&A OTHER CONTRACTUAL SERVICES
575.00SSD #4 G&A OTHER CONTRACTUAL SERVICES
775.00SSD #5 G&A OTHER CONTRACTUAL SERVICES
6,945.00
379.40ND CHILD SUPPORT DIVISION EMPLOYEE FLEXIBLE SPENDING B/S WAGE GARNISHMENTS
379.40
262.50NEFF NANCY GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
262.50
802.47NEP CORP PARK MAINTENANCE G & A SMALL TOOLS
207.11VEHICLE MAINTENANCE G&A GENERAL SUPPLIES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 25
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
1,009.58
1,000.00NEUMANN, NEAL BROOMBALL OTHER CONTRACTUAL SERVICES
1,000.00
191.96NGUYEN NU VAN WATER UTILITY G&A GENERAL CUSTOMERS
191.96
76.24NORTH AMERICAN SAFETY INC PARK MAINTENANCE G & A OPERATIONAL SUPPLIES
76.24
119.00NORTH AMERICAN TITLE WATER UTILITY G&A GENERAL CUSTOMERS
119.00
368.88NORTHERN SAFETY TECHNOLOGY INC GENERAL FUND BALANCE SHEET INVENTORY
368.88
165.00NRPAREC CENTER BUILDING SUBSCRIPTIONS/MEMBERSHIPS
165.00
600.00OAK KNOLL ANIMAL HOSPITAL POLICE G & A OTHER CONTRACTUAL SERVICES
600.00
1,000.00OCHS MARINA ESCROWS PMC ESCROW
1,000.00
21.00OFFICE DEPOT ADMINISTRATION G & A OFFICE SUPPLIES
507.00COMM & MARKETING G & A POSTAGE
63.64COMM & MARKETING G & A PRINTING & PUBLISHING
195.09FINANCE G & A OFFICE SUPPLIES
32.81GENERAL INFORMATION OFFICE SUPPLIES
174.74POLICE G & A OFFICE SUPPLIES
114.41POLICE G & A OPERATIONAL SUPPLIES
59.70OPERATIONSOFFICE SUPPLIES
272.73INSPECTIONS G & A GENERAL SUPPLIES
332.94PUBLIC WORKS G & A OFFICE SUPPLIES
7.20HOUSING REHAB G & A OFFICE SUPPLIES
56.34WATER UTILITY G&A OFFICE SUPPLIES
119.68ORGANIZED REC G & A CONCESSION SUPPLIES
91.81WESTWOOD G & A OFFICE SUPPLIES
341.03VEHICLE MAINTENANCE G&A OFFICE SUPPLIES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 26
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
2,390.12
5,430.00OFFICE TEAM COMM & MARKETING G & A GENERAL PROFESSIONAL SERVICES
6,575.10INSPECTIONS G & A GENERAL PROFESSIONAL SERVICES
12,005.10
705.57OLSEN CHAIN & CABLE CO INC GENERAL FUND BALANCE SHEET INVENTORY
705.57
53.00ON SITE SANITATION FIELD MAINT OTHER CONTRACTUAL SERVICES
103.50OFF-LEASH DOG PARK OTHER CONTRACTUAL SERVICES
156.50
2,000.00OSTROOT, ANDREA ESCROWS PMC ESCROW
2,000.00
235.42OXYGEN SERVICE COMPANY INC OPERATIONS OPERATIONAL SUPPLIES
235.42
835.00PACE ANALYTICAL SERVICES INC REILLY BUDGET OTHER CONTRACTUAL SERVICES
835.00
30.22PALMEN LISA SOLID WASTE G&A OPERATIONAL SUPPLIES
30.22
8,000.00PARKTACULARCOMMUNITY PARTNERSHIPS OTHER CONTRACTUAL SERVICES
8,000.00
21,400.13PARSONS ELECTRIC WATER UTILITY G&A GENERAL PROFESSIONAL SERVICES
628.28TECHNOLOGY REPLACEMENT OFFICE EQUIPMENT
22,028.41
350.00PATRIOT 2000 INC PATCHING-PERMANENT EQUIPMENT PARTS
350.00
141.00PCS RESIDENTIAL INSPECTIONS G & A BUILDING
141.00
34.76PELLITER DENNIS WATER UTILITY G&A GENERAL CUSTOMERS
34.76
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 27
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
11.80PEREZ MARCIA WATER UTILITY G&A GENERAL CUSTOMERS
11.80
275.00PERNSTEINER CREATIVE GROUP INC COMM & MARKETING G & A GENERAL PROFESSIONAL SERVICES
275.00
100.00PETERSON CAROL WATER UTILITY G&A GENERAL CUSTOMERS
100.00
30.00PETTY CASH POLICE G & A TRAVEL/MEETINGS
30.00
126.07PEVZNER BORIS WATER UTILITY G&A GENERAL CUSTOMERS
126.07
3,556.99PFM ASSET MANAGEMENT CITY POOLED INVESTMENTS BANK CHARGES/CREDIT CD FEES
3,556.99
1,919.70PLANT & FLANGED EQUIPMENT SEWER UTILITY G&A OTHER IMPROVEMENT SERVICE
1,919.70
35.00PLEAAPOLICE G & A SUBSCRIPTIONS/MEMBERSHIPS
35.00
888.90POMP'S TIRE SERVICE INC GENERAL FUND BALANCE SHEET INVENTORY
888.90
130.78POPP.COM INC PARK MAINTENANCE G & A TELEPHONE
130.78
2,450.00POSTMASTERCOMM & MARKETING G & A POSTAGE
40,000.00RESIDENTIAL/BUSINESS COMMUNIC POSTAGE
42,450.00
13.47PRCHAL ERIC WATER UTILITY G&A GENERAL CUSTOMERS
13.47
242.45PRECISE MRM LLC PUBLIC WORKS OPS G & A MACHINERY & AUTO EQUIPMENT
242.45WATER UTILITY G&A MACHINERY & AUTO EQUIPMENT
242.45SEWER UTILITY G&A MACHINERY & AUTO EQUIPMENT
242.45STORM WATER UTILITY G&A MACHINERY & AUTO EQUIPMENT
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 28
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
969.80
140.00PRINTERS SERVICE INC ARENA MAINTENANCE EQUIPMENT MTCE SERVICE
140.00
384.00PROS OF THE ROPE LLC FITNESS PROGRAMS OTHER CONTRACTUAL SERVICES
384.00
259.11QUEST ENGINEERING INC GENERAL FUND BALANCE SHEET INVENTORY
259.11
18.56QUICKSILVER EXPRESS COURIER HUMAN RESOURCES GENERAL SUPPLIES
241.73VEHICLE MAINTENANCE G&A POSTAGE
260.29
1,674.03R & R SPECIALTIES ARENA MAINTENANCE EQUIPMENT MTCE SERVICE
1,674.03
614.93RAILROAD MANAGEMENT COMPANY III LLC WATER UTILITY G&A LICENSES
614.93
3,114.53RANDY'S ENVIORMENTAL SERVICES FACILITIES MCTE G & A GARBAGE/REFUSE SERVICE
1,604.84REC CENTER BUILDING GARBAGE/REFUSE SERVICE
4,719.37
92.75REGENCY BUSINESS SOLUTIONS POLICE G & A OFFICE SUPPLIES
92.75
70.00REGENTS OF THE UNIVERSITY OF MINNESOTA SOLID WASTE G&A TRAINING
70.00
564.17-REHRIG PACIFIC CO SOLID WASTE COLLECTIONS REFUNDS & REIMBURSEMENTS
43,901.00SOLID WASTE COLLECTIONS OTHER
43,336.83
212.50REID ALEXANDER GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
212.50
4,000.00RENOVATIVE HOMES LLC ESCROWS PMC ESCROW
4,000.00
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 29
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
3,462.38RICOH USA INC IT G & A EQUIPMENT MTCE SERVICE
3,462.38
595.53RIGID HITCH INC GENERAL FUND BALANCE SHEET INVENTORY
595.53
2,737.50ROGERS, KYLE BROOMBALL OTHER CONTRACTUAL SERVICES
2,737.50
72.00ROTO-ROOTER INSPECTIONS G & A PLUMBING
72.00
60,000.00S & S TREE AND HORTICULTURAL SPECIALISTS TREE MAINTENANCE OTHER CONTRACTUAL SERVICES
60,000.00
75.00SATHER ROBERT GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
75.00
250.00SAURER MATTHEW GREEN REMODELING PROGRAM OTHER CONTRACTUAL SERVICES
250.00
5,440.00SAVATREETREE DISEASE PRIVATE CLEANING/WASTE REMOVAL SERVICE
5,440.00
28.50SCHERBRING AARON WATER UTILITY G&A GENERAL CUSTOMERS
28.50
233.25SCHWAB VOLLHABER LUBRATT SERVICE CORP GENERAL BUILDING MAINTENANCE BLDG/STRUCTURE SUPPLIES
233.25
27,797.39SEHSTREET CAPITAL PROJ G & A GENERAL PROFESSIONAL SERVICES
27,797.39
12.44SELLS, NANCY GENERAL INFORMATION OFFICE SUPPLIES
12.44
918.05SERVICE MASTER SEWER UTILITY G&A OTHER IMPROVEMENT SERVICE
918.05
145.12SHERWIN WILLIAMS PARK BUILDING MAINTENANCE BLDG/STRUCTURE SUPPLIES
145.12
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 30
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
34.62SHERWIN-WILLIAMS CO ROUTINE MAINTENANCE OTHER IMPROVEMENT SUPPLIES
34.62
58,330.00SHITECHNOLOGY REPLACEMENT OFFICE EQUIPMENT
58,330.00
14.12SHRED-IT ADMINISTRATION G & A GENERAL PROFESSIONAL SERVICES
12.95FINANCE G & A GENERAL PROFESSIONAL SERVICES
70.58POLICE G & A OTHER CONTRACTUAL SERVICES
14.12INSPECTIONS G & A GENERAL PROFESSIONAL SERVICES
14.12ORGANIZED REC G & A GENERAL PROFESSIONAL SERVICES
125.89
199.00SHRMHUMAN RESOURCES SUBSCRIPTIONS/MEMBERSHIPS
199.00
5,000.00SINAR LLC ESCROWS PMC ESCROW
5,000.00
53.81SKB ENVIRONMENTAL DAMAGE REPAIR OTHER IMPROVEMENT SUPPLIES
53.81
114.52SKELLY, GABRIEL HOUSING REHAB BALANCE SHEET CONTRACTS PAYABLE
114.52
1,471.04SLP FF ASSOC IAFF LOCAL #993 EMPLOYEE FLEXIBLE SPENDING B/S UNION DUES
1,471.04
3,665.00SNYDER ELECTRIC PARK BUILDING MAINTENANCE OTHER IMPROVEMENT SUPPLIES
487.59PARK EQUIPMENT MAINTENANCE OTHER CONTRACTUAL SERVICES
4,152.59
930.00SOLARWINDSTECHNOLOGY REPLACEMENT OFFICE EQUIPMENT
930.00
152.46SOYKA JULIE WATER UTILITY G&A GENERAL CUSTOMERS
152.46
4,715.29SPRINTCELLPHONES, IPADS, ETC.OFFICE EQUIPMENT
4,715.29
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 31
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
48,627.81ST LOUIS PARK CONV & VISITORS BUREAU CONVENTION & VISITORS BUREAU COST REIMBURSEMENT-CVB
48,627.81
324.51STANLEY ACCESS TECH LLC REC CENTER BUILDING BUILDING MTCE SERVICE
324.51
37.90STAR TRIBUNE SOLID WASTE G&A SUBSCRIPTIONS/MEMBERSHIPS
37.90
100.00STATE OF MINNESOTA DEPT OF PUBLIC SAFETY WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
100.00
490.59STEVENS ENGINEERS INC PARK IMPROVE CAPITAL PROJECT OTHER CONTRACTUAL SERVICES
490.59
92.00STINSON SERVICES INSPECTIONS G & A BUILDING
92.00
7,652.00STONEBROOKE EQUIPMENT INC GENERAL FUND BALANCE SHEET INVENTORY
7,652.00
129.99STREICHER'S GENERAL FUND BALANCE SHEET INVENTORY
328.79OPERATIONSUNIFORMS
104.99WATER UTILITY G&A SMALL TOOLS
563.77
723.34SUBURBAN RATE AUTHORITY WATER UTILITY G&A SUBSCRIPTIONS/MEMBERSHIPS
723.33SEWER UTILITY G&A SUBSCRIPTIONS/MEMBERSHIPS
723.33STORM WATER UTILITY G&A SUBSCRIPTIONS/MEMBERSHIPS
2,170.00
19,435.11SUMMIT ENVIROSOLUTIONS INC REILLY BUDGET GENERAL PROFESSIONAL SERVICES
19,435.11
4,688.12TARGETSOLUTIONS LEARNING OPERATIONS TRAINING
4,688.12
500.00TAUSCHECK JENNA WATER UTILITY G&A GENERAL CUSTOMERS
500.00
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 32
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
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Amount
ObjectVendorBU Description
104.49TELELANGUAGE INC ADMINISTRATION G & A OTHER CONTRACTUAL SERVICES
104.49
485.15TENNANT SALES AND SERVICE CO.REC CENTER BUILDING EQUIPMENT MTCE SERVICE
129.75GENERAL REPAIR GENERAL SUPPLIES
246.81GENERAL REPAIR EQUIPMENT MTCE SERVICE
861.71
468.60TERMINAL SUPPLY CO VEHICLE MAINTENANCE G&A GENERAL SUPPLIES
468.60
116.93TERMINIX INT REC CENTER BUILDING BUILDING MTCE SERVICE
116.93
40.00TEXA TONKA TAILORING OPERATIONS GENERAL PROFESSIONAL SERVICES
40.00
1,008.00THE CREATIVE GROUP COMM & MARKETING G & A SALARIES - TEMPORARY EMPLOYEES
3,353.25CABLE TV G & A GENERAL PROFESSIONAL SERVICES
4,361.25
466.70THE SHERWINN WILLIAMS CO PARK EQUIPMENT MAINTENANCE BLDG/STRUCTURE SUPPLIES
466.70
1,170.00THE SIGN PRODUCERS RECREATION OUTDOOR CENTER ADVERTISING
1,170.00
237.00THINK GREAT TRAINING TRAINING
237.00
263.25THOMSON REUTERS WEST PAYMENT CENTER POLICE G & A OTHER CONTRACTUAL SERVICES
263.25
1,000.00TIGER OAK MEDIA COMM & MARKETING G & A ADVERTISING
1,000.00
86,885.10-TIMBER SYSTEMS PARK IMPROVE BALANCE SHEET RETAINED PERCENTAGE
1,709,999.90PARK IMPROVE CAPITAL PROJECT BUILDINGS & STRUCTURES
1,623,114.80
1,197.63TIMESAVER OFF SITE SECRETARIAL ADMINISTRATION G & A OTHER CONTRACTUAL SERVICES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 33
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
33Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
1,197.63
48.48TITLE CHOICE LLC WATER UTILITY G&A GENERAL CUSTOMERS
48.48
95.71TOURDOT- WALKER KIMBERLY WATER UTILITY G&A GENERAL CUSTOMERS
95.71
240.35TOWMASTERGENERAL FUND BALANCE SHEET INVENTORY
240.35
1,595.00TOWN & COUNTRY FENCE INC MUNICIPAL BLDG IMPROVEMENTS OTHER THAN BUILDI
1,595.00
9,879.72TREE TRUST PARK IMPROVE CAPITAL PROJECT IMPROVEMENTS OTHER THAN BUILDI
9,879.72
15.19TRI STATE BOBCAT GENERAL FUND BALANCE SHEET INVENTORY
15.19
150.00TWIN CITIES ORGANIZED RETAIL CRIME ASSOC POLICE G & A TRAINING
150.00
972.84TWIN CITY GARAGE DOOR CO FACILITIES MCTE G & A BUILDING MTCE SERVICE
972.84
99.00TWIN CITY HARDWARE UNINSURED LOSS G&A UNINSURED LOSS
99.00
350.00TWIN CITY SCALE CO INC SOLID WASTE G&A OPERATIONAL SUPPLIES
350.00
300.00TWIN CITY SIGN INSTALLATIONS SSD 1 G&A OTHER CONTRACTUAL SERVICES
250.00SSD 2 G&A OTHER CONTRACTUAL SERVICES
200.00SSD 3 G&A OTHER CONTRACTUAL SERVICES
150.00SSD #4 G&A OTHER CONTRACTUAL SERVICES
1,000.00SSD #6 G&A OTHER CONTRACTUAL SERVICES
1,900.00
1,014.00UHL CO INC FACILITIES MCTE G & A BUILDING MTCE SERVICE
25,671.00PARK IMPROVE CAPITAL PROJECT BUILDINGS & STRUCTURES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 34
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
34Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
26,685.00
2,211.99UNIFORMS UNLIMITED (PD)SUPERVISORY OPERATIONAL SUPPLIES
1,742.88PATROLOPERATIONAL SUPPLIES
75.03RESERVESOPERATIONAL SUPPLIES
2,908.30COMMUNITY SERVICE OFFICER OPERATIONAL SUPPLIES
6,938.20
106.00UNITED WAY OF MINNEAPOLIS AREA EMPLOYEE FLEXIBLE SPENDING B/S UNITED WAY
106.00
180.00UNO DOS TRES COMMUNICATIONS POLICE G & A OTHER CONTRACTUAL SERVICES
180.00
45.54UPS FREIGHT SOLID WASTE G&A OTHER
45.54
17.06UPS STORE SYSTEM REPAIR OTHER IMPROVEMENT SUPPLIES
17.06
1,976.61USA BLUE BOOK SEWER UTILITY G&A OTHER IMPROVEMENT SERVICE
1,976.61
500.00VASUNDHRA SHAILESH ESCROWS PMC ESCROW
500.00
101.65VAUGHAN, JIM NATURAL RESOURCES G & A MILEAGE-PERSONAL CAR
101.65
768.00VERDE ENVIRONMENTAL TECHNOLOGIES OPERATIONS EMERGENCY PREPAREDNESS
768.00
50.04VERIZON WIRELESS SEWER UTILITY G&A TELEPHONE
11,838.73CELLPHONES, IPADS, ETC.OFFICE EQUIPMENT
69.98CELLPHONES, IPADS, ETC.TELEPHONE
11,958.75
726.43VIKING INDUSTRIAL CTR WATER UTILITY G&A OPERATIONAL SUPPLIES
726.43
14,885.00VISION TECHNOLOGY SOLUTIONS LLC TECHNOLOGY REPLACEMENT OFFICE EQUIPMENT
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 35
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
35Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
14,885.00
12.47VOLK JANNETTE WATER UTILITY G&A GENERAL CUSTOMERS
12.47
953.81W P & R S MARS CO PUBLIC WORKS OPS G & A GENERAL SUPPLIES
953.81
32,074.15WALDEN WOODS WATER UTILITY G&A GENERAL CUSTOMERS
32,074.15
19.63WALLEN STEVE WATER UTILITY G&A GENERAL CUSTOMERS
19.63
675.00WALTENBERG DAN BROOMBALL OTHER CONTRACTUAL SERVICES
675.00
196.92WARNING LITES OF MN INC INSTALLATION OTHER IMPROVEMENT SUPPLIES
278.40WATER UTILITY G&A OTHER IMPROVEMENT SERVICE
186.96SEWER UTILITY G&A OTHER IMPROVEMENT SERVICE
662.28
16.20WATERMARK TITLE AGENCY WATER UTILITY G&A GENERAL CUSTOMERS
16.20
75.00WEBRE CHRISTOPHER INSPECTIONS G & A DOGS
75.00
163.71WEST, JASON ORGANIZED REC G & A MILEAGE-PERSONAL CAR
163.71
5,040.00WESTWOOD SPORTS SOFTBALL GENERAL SUPPLIES
5,040.00
72.00WILLENBRING, ANDY OPERATIONS SEMINARS/CONFERENCES/PRESENTAT
72.00
2,026.35WINSUPPLY OF EDEN PRAIRIE SYSTEM REPAIR OTHER IMPROVEMENT SUPPLIES
2,026.35
180.00WRAP CITY GRAPHICS PARK IMPROVE CAPITAL PROJECT GENERAL SUPPLIES
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 36
3/27/2017CITY OF ST LOUIS PARK 10:48:16R55CKS2 LOGIS400V
36Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
3/24/20172/25/2017 -
Amount
ObjectVendorBU Description
180.00
7,200.00WSB ASSOC INC PARK IMPROVE CAPITAL PROJECT GENERAL PROFESSIONAL SERVICES
274.00STREET CAPITAL PROJ G & A GENERAL PROFESSIONAL SERVICES
1,290.50STORM WATER UTILITY G&A OTHER CONTRACTUAL SERVICES
8,764.50
696.98WYATT, LISA HOUSING REHAB BALANCE SHEET CONTRACTS PAYABLE
696.98
14,932.36XCEL ENERGY FACILITIES MCTE G & A ELECTRIC SERVICE
24.03OPERATIONSEMERGENCY PREPAREDNESS
27,104.77PUBLIC WORKS OPS G & A ELECTRIC SERVICE
18,938.88WATER UTILITY G&A ELECTRIC SERVICE
1,990.38REILLY BUDGET ELECTRIC SERVICE
999.33SEWER UTILITY G&A ELECTRIC SERVICE
448.79STORM WATER UTILITY G&A ELECTRIC SERVICE
4,364.76PARK MAINTENANCE G & A ELECTRIC SERVICE
37.57BRICK HOUSE (1324)ELECTRIC SERVICE
54.37WW RENTAL HOUSE (1322)ELECTRIC SERVICE
450.84WESTWOOD G & A ELECTRIC SERVICE
18,472.26REC CENTER BUILDING ELECTRIC SERVICE
87,818.34
262.86YOUNGBLOOD LUMBER CO POLICE G & A BLDG/STRUCTURE SUPPLIES
262.86
200.00YOUTH FRONTIERS FACILITY ROOM RENTAL RENT REVENUE
200.00
340.64ZIP PRINTING ASSESSING G & A OFFICE SUPPLIES
340.64
Report Totals 6,616,983.96
City Council Meeting of April 3, 2017 (Item No. 4a)
Title: Approval of City Disbursements Page 37
Meeting: City Council
Meeting Date: April 3, 2017
Consent Agenda Item: 4b
EXECUTIVE SUMMARY
TITLE: Bid Tabulation: 2017 Pavement Management and Connect the Park Project (4017-
1000 & 4017-2000)
RECOMMENDED ACTION: Motion to designate C&L Excavating, Inc. the lowest responsible
bidder and authorize execution of a contract with the firm in the amount of $5,430,986.28 for the
2017 Pavement Management and Connect the Park Project No. 4017-1000 & 4017-2000.
POLICY CONSIDERATION: Does the City Council wish to continue to implement our
Pavement Management and Connect the Park program?
SUMMARY:
Pavement Management and Connect the Park Project Bid Tabulation
A total of six (6) bids were received for this project. A summary of the bid results is as follows:
CONTRACTOR BID AMOUNT
C&L Excavating, Inc. $5,430,986.28
C.S. McCrossan Construction, Inc.$5,604,613.48
Northwest Asphalt, Inc.$5,799,367.84
Northdale Construction Company $5,853,963,81
Park Construction Company ** $5,871,747.15
RL Larson Excavating, Inc.$5,922,254.59
Engineer’s Estimate $5,880,132.95
**Denotes corrected amount
A review of the bids indicates C&L Excavating, Inc. submitted the lowest bid. C&L Excavating,
Inc. is a reputable contractor. Staff recommends that a contract be awarded to the firm in the
amount of $5,430,986.28.
FINANCIAL OR BUDGET CONSIDERATION: These projects are included in the City’s
Capital Improvement Plan (CIP) for 2017. Funding will be provided by the following sources:
Franchise fee, water utility, storm water utility, sanitary sewer, and General Obligation Bonds.
Additional information on the breakdown of the funding can be found later in this report.
VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged
community.
SUPPORTING DOCUMENTS: Discussion
Prepared by: Aaron Wiesen, Project Engineer
Reviewed by: Debra Heiser, Engineering Director
Approved by: Nancy Deno, Deputy City Manager/HR Director
City Council Meeting of April 3, 2017 (Item No. 4b) Page 2
Title: Bid Tab: 2017 Pavement Management and Connect the Park Projects (4017-1000 & 4017-2000)
DISCUSSION
BACKGROUND: Bids were received on March 21, 2017 for the 2017 Pavement Management
and Connect the Park project. The 2017 construction season will be the thirteenth year of
implementing the City’s Pavement Management Program and the fourth year of implementing the
City’s Connect the Park sidewalk initiative.
This year’s work, Projects 4017-1000 and 4017-2000, will be performed in Area 4 of the City’s
eight pavement management areas. It includes work in the Sorensen and Birchwood
Neighborhoods. Selection was based on street condition surveys and field evaluations to determine
current conditions of the pavement, curb and gutter, and the city’s underground utilities. City staff
worked together to select streets and to recommend appropriate rehabilitation techniques for
inclusion in this year’s Pavement Management Project.
An advertisement for bids was published in the St. Louis Park Sun-Sailor on February 23rd, 2017.
In addition, plans and specifications are noticed on the City Website and are made available
electronically via the internet by our vendor QuestCDN.com.
Sixty one (61) contractors/vendors purchased plan sets.
Funding Details
Staff has analyzed the bids and determined that C&L Excavating, Inc. is a qualified contractor that
can complete this work during the 2017 construction season. The low bid does not exceed the
funding levels approved for these projects in the City’s 2017 CIP.
Based on the low bid received, cost and funding details are as follows:
2017 CIP Low Bid
Construction Cost $6,486,113.50 $5,430,986.28
Contingencies (10%) NA $543,098.63
Engineering & Administration $1,084,971.36 $712,135.87
Total $7,571,084.86 $6,686,220.78
Funding Sources
Pavement Management Fund $3,311,080.00 $2,194,821.71
Watermain Fund $2,612,404.86 $2,739,338.71
Storm Sewer Fund $346,000.00 $388,742.26
Sanitary Sewer Fund $220,000.00 $353,607.50
General Obligation Bonds (Sidewalk) $1,081,600.00 $740,210.60
General Obligation Bonds (Fiber) $250,000.00 $269,500.00
Total $7,821,084.86 $6,686,220.78
Construction Timeline:
Construction is anticipated to begin in late April/early May and should be completed by November
2017.
Meeting: City Council
Meeting Date: April 3, 2017
Consent Agenda Item: 4c
EXECUTIVE SUMMARY
TITLE: 2017 Alley Reconstruction – Approve Plans & Specifications and Authorize
Advertisement for Bids
RECOMMENDED ACTION: Motion to Adopt Resolution approving final plans and
specifications, and authorizing advertisement for bids (Project No. 4017-1500).
POLICY CONSIDERATION: Does the City Council wish to implement our Alley
Rehabilitation program?
SUMMARY: On August 1, 2016, the City Council updated the city’s Assessment Policy. The
updated policy changed the assessment for reconstructing alleys from 100% assessed to benefiting
property owners, to 0% assessment, with the City fully funding the projects using franchise fees.
As a result staff developed a 10 year plan to reconstruct all gravel and bituminous alleyways to
concrete pavement. Project 4017-1500 is the first of these projects and includes four alleys in the
Lenox neighborhood approximately 1,921 feet in length. The project involves shaping the alleys
to improve drainage and the construction of 10 foot wide concrete alleys.
Construction is anticipated to begin in May with each alley taking between 2-3 weeks to complete.
All items are expected to be completed with final restoration by November of 2017.
FINANCIAL OR BUDGET CONSIDERATION: This project is included in the City’s Capital
Improvement Plan (CIP) for 2017. Funding will be provided using Pavement Management
(franchise fees) and storm water utility with no assessments to residents.
VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged
community.
SUPPORTING DOCUMENTS: Discussion
Resolution
Location Map
Prepared by: Phillip Elkin, Senior Engineering Project Manager
Reviewed by: Debra Heiser, Engineering Director
Approved by: Nancy Deno, Deputy City Manager/HR Director
Page 2 City Council Meeting of April 3, 2017 (Item No. 4c)
Title: 2017 Alley Construction – Approve Plans and Specifications and Authorize Advertisement for Bids
DISCUSSION
BACKGROUND: There are 21.25 miles of alleys throughout the City. These alleys are broken
down into two categories, improved and unimproved. According to City policy, for an alley to be
considered improved, it is constructed of concrete. 16 miles of alleys have a concrete surface and
meet the minimum standard for an improved alley. 5.2 miles of these alleys are considered
unimproved. Of the unimproved alleys, 2.36 miles are asphalt and 2.85 miles are gravel.
On August 1, 2016, the City of St. Louis Park City Council adopted Resolution 16-094 which
updated the city’s assessment policy for infrastructure improvements. The updated policy changed
the assessment for reconstructing alleys from 100% assessed to benefiting property owners, to 0%
assessment, with the City fully funding the project. To proactively address alleys staff developed
a 10 year plan to reconstruct all unimproved alleys in the city. This is the first year for this initiative.
The majority of our alleys were improved before 1980. Our oldest concrete alley was constructed
in 1958. There have been 17 alley improvement projects since 1990. The life expectancy of a
concrete alley is 50-70 years.
This year’s project will update four sections of alleys in the Lenox neighborhood that are currently
gravel. 67 homes and businesses abut the alleys and will be impacted by the project. Improvements
to the alley include grading, storm sewer installation for better drainage, and an 8 inch concrete
pavement.
An informational meeting was held on March 16, in which 9 people were in attendance
representing five homes and two businesses in the project area. Overall, the project was received
well by the property owners.
Financial Consideration:
This project was included in the City’s Capital Improvement Plan (CIP) for 2017. Below is a
summary of the estimated costs and funding sources.
Estimated Cost
Construction costs $414,287.00
Contingency (10%) $41,428.00
Engineering and administration (10%) $45,571.50
Total $501,286.50
Funding Sources
Stormwater Utility fund $136,827.28
Pavement Management fund $364,459.22
Total $501,286.50
Proposed Schedule:
The following is the proposed schedule:
Open Bids May 8, 2017
City Council approves construction contract May 17, 2017
City Contract to Reconstruct Texas Avenue begins
Construction complete
May/ June 2017
November 2017
Page 3 City Council Meeting of April 3, 2017 (Item No. 4c)
Title: 2017 Alley Construction – Approve Plans and Specifications and Authorize Advertisement for Bids
RESOLUTION NO. 17-
RESOLUTION APPROVING
FINAL PLANS AND SPECIFICATIONS,
AND AUTHORIZING ADVERTISEMENT FOR BIDS
FOR IMPROVEMENT PROJECT NO. 4017-1500
WHEREAS, the City Council of the City of St. Louis Park accepted the report from the
Project Manager related to the 2017 Alley Reconstruction - Project No. 4017-1500 on April 3,
2017; and
NOW THEREFORE BE IT RESOLVED by the City Council of the City of St. Louis
Park, Minnesota, that:
1.The final plans and specifications to construct these improvements, as prepared under the
direction of the Project Manager, or designee, are approved.
2.The City Clerk shall prepare and cause to be inserted at least two weeks in the official City
newspaper and in relevant industry publications and advertisement for bids for the making
of said improvements under said-approved plans and specifications. The advertisement
shall appear not less than ten (10) days prior to the date and time bids will be received by
the City Clerk, and that no bids will be considered unless sealed and filed with the City
Clerk and accompanied by a bid bond payable to the City for five (5) percent of the amount
of the bid.
3.The Project Manager, or designee, shall report the receipt of bids to the City Council shortly
after the letting date. The report shall include a tabulation of the bid results and a
recommendation to the City Council.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
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¯
2017 Alley Rehab
Legend
Proposed Concrete Alleys
Alley Rehab Area
Parcels
City Council Meeting of April 3, 2017 (Item No. 4c)
Title: 2017 Alley Construction – Approve Plans and Specifications and Authorize Advertisement for Bids Page 4
Meeting: City Council
Meeting Date: April 3, 2017
Consent Agenda Item: 4d
EXECUTIVE SUMMARY
TITLE: 2017-2018 Minnesota GreenCorps Host Site Application Resolution
RECOMMENDED ACTION: Motion to Adopt Resolution Supporting the City of St. Louis Park
becoming a 2017-2018 Minnesota GreenCorps Member Host Site.
POLICY CONSIDERATION: Does the Council wish to support the City staff’s application to
be a host site for the 2017-2018 Minnesota GreenCorps program year?
SUMMARY: Minnesota GreenCorps is an environmentally focused AmeriCorps program
coordinated by the Minnesota Pollution Control Agency (MPCA), which places members with
organizations around the state to spend a year of service addressing critical environmental issues,
while gaining experience and learning valuable job skills.
Solid Waste staff has submitted an application to the MPCA to be Minnesota GreenCorps member
host site. The proposed service project is primarily focused on recycling and organics recycling.
City staff are working to improve traditional recycling in multi-family and public parks, as well as
organics recycling in our residential collection program. A Minnesota GreenCorps member would
provide critical assistance to this effort, particularly through outreach and education to multi-
family residents and parks users, which staff have thus far been unable to do.
FINANCIAL OR BUDGET CONSIDERATION: The MPCA provides GreenCorps members
with a stipend and educational award. The only cost to the City would be $500 for additional
training during the member’s service period.
VISION CONSIDERATION: St. Louis Park is committed to being a leader in environmental
stewardship. We will increase environmental consciousness and responsibility in all areas of city
business.
SUPPORTING DOCUMENTS: Resolution
Prepared by: Emily Barker, Solid Waste Program Specialist
Reviewed by: Scott Merkley, Public Works Services Manager
Cynthia S. Walsh, Director of Operations & Recreation
Approved by: Nancy Deno, Deputy City Manager/HR Director
City Council Meeting of April 3, 2017 (Item No. 4d) Page 2
Title: 2017-2018 Minnesota GreenCorps Host Site Application Resolution
RESOLUTION NO. 17-____
RESOLUTION SUPPORTING CITY OF ST. LOUIS PARK BECOMING A
2017-2018 MINNESOTA GREENCORPS MEMBER HOST SITE
WHEREAS, the City of St. Louis Park (City) has applied to host an AmeriCorps member
from the Minnesota GreenCorps, a program of the Minnesota Pollution Control Agency (MPCA),
for the 2017-2018 program year; and
WHEREAS, the MPCA requires a City Council resolution in support of the GreenCorps
host site application, indicating the organization’s commitment to host a Minnesota GreenCorps
member; and
WHEREAS, if the MPCA selects the City to host a Minnesota GreenCorps member, the
City is committed to implementing the proposed project as described in the host site application,
and in accordance with pre-scoped position description; and
WHEREAS, the MPCA requires that the City enter into a host site agreement with the
MPCA that identifies the terms, conditions, roles and responsibilities; and
WHEREAS, the proposed Minnesota GreenCorps member position for the City is to
include solid waste duties related to multi-family recycling, the city’s organics recycling program,
and parks recycling;
THEREFORE, BE IT RESOLVED that the City of St. Louis Park hereby agrees to enter
into and sign a host site agreement with the MPCA to carry out the member activities specified
therein and to comply with all of the terms, conditions, and matching provisions of the host site
agreement and authorizes and directs the City to sign the grant agreement on its behalf.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
Meeting: City Council
Meeting Date: April 3, 2017
Consent Agenda Item: 4e
EXECUTIVE SUMMARY
TITLE: Fund Equity Transfers and Interfund Loan
RECOMMENDED ACTION: Motion to Adopt Resolution authorizing fund equity transfers
and Adopt Resolution authorizing interfund loan.
POLICY CONSIDERATION:
•Does the City Council concur with the staff recommendation regarding the level of fund
balance in the General Fund and the proposed equity transfers to the Pavement Management
Fund, Employee Benefits Fund and Development Fund?
•Does the Council concur with authorizing a short-term interfund loan to cover potential cash
flow needs in the Water Fund?
SUMMARY: This report includes information on the projected level of fund balance in the
General Fund and proposed transfers between funds for the year ending December 31, 2016. A
proposed interfund loan between utility funds is also discussed.
The need for transfers or interfund loans between funds is analyzed each year and information is
forwarded to Council for approval prior to the audit. Transferring out excess fund balance to
other funds ensures that funds align with the City’s fund balance policy and Long Range
Financial Management Plan and provides appropriate funding for one-time expenditures with
one-time revenue. Interfund loans between utility funds are a common occurrence given
fluctuations and timing in capital projects from year to year. The City has routinely made equity
transfers from the General Fund in the past, as well as occasional interfund loans between utility
funds.
FINANCIAL OR BUDGET CONSIDERATION: The proposed transfers and interfund loan
will direct resources to funds where needed and help to attain long-term financial sustainability.
VISION CONSIDERATION: All Vision areas are taken into consideration.
SUPPORTING DOCUMENTS: Discussion
Resolutions
Prepared by: Darla Monson, Senior Accountant
Reviewed by: Tim Simon, Chief Financial Officer
Approved by: Nancy Deno, Deputy City Manager/HR Director
City Council Meeting of April 3, 2017 (Item No. 4e) Page 2
Title: Fund Equity Transfers and Interfund Loan
DISCUSSION
BACKGROUND: At the end of each calendar year, funds are analyzed along with the Long
Range Financial Management Plan to determine if transfers should be recommended or interfund
loans may be necessary to meet fund balance policy requirements and to assist with long-term
sustainability of other funds.
PRESENT CONSIDERATIONS:
Equity Transfers
As per the December 31, 2015 Comprehensive Annual Financial Report (CAFR), the unassigned
fund balance in the General Fund was $15,242,009, which was equal to 44.7% of the 2016
budgeted expenditures. The City’s Fund Balance Policy states that the City will strive to
maintain an unassigned fund balance in the General Fund that is within a range of 40% to 50% of
the following year’s budgeted expenditures with a target of 45%, and that any excess amount can
be transferred to other funds, primarily for one-time expenditures. The City’s policy follows the
Office of the State Auditor’s recommended fund balance guidelines and aligns with that of AAA
rated cities.
Staff anticipates that the unassigned fund balance in the General Fund for the year ending
December 31, 2016 will increase to approximately 50% of the 2017 budgeted expenditures. As
approved previously, we issued bonds for a portion of the 2016 indoor and outdoor recreation
projects. As part of the project budget, a transfer of $679,000 was planned from the General
Fund. Since we received a premium of $171,000 on the bond sale, we will reduce the transfer to
$508,000. After this transfer, approximately $1.365 million will be available to transfer to other
funds to maintain the 45% targeted reserve of the subsequent year’s budgeted expenditures.
After discussions and review of the most current Long Range Financial Management Plan, Staff
is recommending a transfer of $450,000 to the Pavement Management Fund, $200,000 to the
Employee Benefits Fund, and $715,000 to the Development Fund.
With the recommended transfers to these funds, the unassigned fund balance within the General
Fund for the year ending December 31, 2016 is projected to be approximately 45% of the 2017
budgeted expenditures.
Pavement Management Fund – Transfer in of $450,000:
The Pavement Management Fund provides funding for pavement rehabilitation projects within
the City. The primary funding source for Pavement Management is gas and electric franchise
fees. With the expansion of the Pavement Management program and the number of projects, an
equity transfer of $450,000 from the General Fund to the Pavement Management Fund is
proposed in 2016. This transfer should help to stabilize the fund for the next 10 years.
Employee Benefits Fund – Transfer in of $200,000:
The Employee Benefits Fund covers personnel related costs such as workers compensation,
tuition reimbursement, unemployment, retirement flex leave payouts, wellness and other
employee initiatives. This fund began receiving a property tax allocation in 2012, as it did not
previously have a dedicated funding source and relied on periodic transfers from the General
Fund. A transfer of $200,000 is recommended in 2016 to plan for anticipated future retirement
payouts.
City Council Meeting of April 3, 2017 (Item No. 4e) Page 3
Title: Fund Equity Transfers and Interfund Loan
Development Fund – Transfer in of $715,000:
The Development Fund provides a source of financing that can be used for a wide range of
public and private development and redevelopment activities with the City. A cash contribution
for SWLRT will be needed beginning in 2018. An equity transfer in the amount of $715,000
from the General Fund to the Development Fund is recommended for this project. The amount
will be assigned fund balance in the Development Fund for SWLRT.
Interfund Loan
Previous utility rate studies have indicated that the Water Fund would need to increase rates and
also issue debt in order to fund all planned capital improvement projects over the next 10 years.
In order to cover a potential cash deficit, which happens from time to time, in the Water Fund at
December 31, 2016, staff is recommending that an interfund loan resolution be adopted. The
Solid Waste Utility Fund will have sufficient cash available for this proposed interfund loan.
Staff plans to discuss the need to issue utility revenue bonds in 2017 for a number of projects.
As with our other interfund loans, the Water Utility will repay the loan with 4% interest to the
Solid Waste Utility Fund when sufficient resources are available.
Fund Maximum Loan
Water Utility $500,000
City Council Meeting of April 3, 2017 (Item No. 4e) Page 4
Title: Fund Equity Transfers and Interfund Loan
RESOLUTION NO. 17-____
RESOLUTION AUTHORIZING FUND EQUITY TRANSFERS
WHEREAS, the City of St. Louis Park has created various special purpose funds; and
WHEREAS, some of those funds rely on transfers from other funds for their continued
operation;
NOW, THEREFORE, BE IT RESOLVED, by the St. Louis Park City Council:
Approval is hereby given to the Chief Financial Officer to transfer the following sums of money
as of the year ending December 31, 2016 from the General Fund to the Pavement Management
Fund, Employee Benefits Fund, and Development Fund as shown.
Transferring Fund Receiving Fund Amount
General Fund Pavement Management Fund $ 450,000
General Fund Employee Benefits Fund 200,000
General Fund Development Fund 715,000
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of April 3, 2017 (Item No. 4e) Page 5
Title: Fund Equity Transfers and Interfund Loan
RESOLUTION NO. 17-____
RESOLUTION AUTHORIZING AN INTERFUND LOAN
WHEREAS, the City of St. Louis Park has created various special purpose funds; and
WHEREAS, some of those funds may at times run a short term deficit and require an
interfund loan;
NOW THEREFORE BE IT RESOLVED by the City of St. Louis Park City Council:
1. The following interfund loan is approved from the Solid Waste Utility Fund to the
Water Utility Fund as needed:
Loaning Fund Borrowing Fund Maximum Loan
Solid Waste Utility Water Utility $500,000
2. Such loan is to be repaid with 4% interest when sufficient resources are available.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
Meeting: City Council
Meeting Date: April 3, 2017
Consent Agenda Item: 4f
OFFICIAL MINUTES OF DECEMBER 22, 2016
BOARD OF ZONING APPEALS
CITY OF ST. LOUIS PARK
The St. Louis Park Board of Zoning Appeals conducted a meeting on December 22, 2016 at St.
Louis Park City Hall, 5005 Minnetonka Boulevard, St. Louis Park, Minnesota – Council
Chambers.
Members Present: Susan Bloyer, James Gainsley, Henry Solmer
Members Absent: Justin Kaufman, Paul Roberts
Staff Present: Gary Morrison, Assistant Zoning Administrator
1. Call to Order – Roll Call
The meeting was called to order at 6:00 p.m. Commissioner Gainsley served as chair.
2. Approval of Minutes of November 29, 2016
Commissioner Solmer made a motion recommending approval of the minutes of
November 29, 2016. The motion passed on a vote of 3-0.
3. CONSENT AGENDA: None
4. PUBLIC HEARINGS
A. Variance: Side and rear yards
Location: 3951 Quentin Avenue South
Applicant: Kim Erickson
Case No.: 16-43-VAR
Gary Morrison, Assistant Zoning Administrator, presented the staff report. He stated that
the applicant, Kim Erickson, has requested a 20.7 foot variance to the required 25 foot
rear yard and a 2.0 foot variance to the required 7.4 foot side yard to construct an addition
to the home and garage. The purpose of the addition is to expand the kitchen and attached
garage.
Mr. Morrison discussed existing conditions of the property. He noted that it is a corner
lot. He reviewed R-2 District standards comparison. Mr. Morrison reviewed the remodel
proposal. He presented the property survey with proposed addition.
Mr. Morrison discussed the property being a corner lot and in this case the front of the
house does not face the front yard. The front yard is along Vallacher because it is the
shorter of the two property lines. He explained by code the Vallacher property line is the
front lot line and thereby the front yard. He indicated the property lot lines, setbacks and
City Council Meeting of April 3, 2017 (Item No. 4f) Page 2
Title: Board of Zoning Appeals Meeting Minutes of December 22, 2016
buildable area. He said the house currently encroaches into the rear yard. It’s a legally
non-conforming situation which can continue to exist but cannot be expanded upon
without a variance.
Mr. Morrison presented the floor plan of the existing home. He presented the proposed
remodel area. The goal of the kitchen remodel is to make it more useable. The garage
addition would remain a one car garage with more space for lawn equipment, trash cans
and snowblower.
Mr. Morrison reviewed the staff analysis of each variance criteria. Staff recommendation
is for denial. He said there are criteria staff could agree with but staff looked at the fact
that there are options available and that the side yard variance does infringe on the open
space of the neighbor’s property.
Commissioner Bloyer asked about the buildable area for the detached garage.
Mr. Morrison responded that the drawing presented was a little misleading because
detached garages work under a different set of rules. He explained those rules.
Commissioner Bloyer asked about minimum side yard, interior side. She asked for the
current setback.
Mr. Morrison showed the side yard setbacks, adding that a wall would continue to
maintain the 5.4 setback.
Commissioner Gainsley commented that options have been given to the applicant which
would not require a variance. He said there is no hardship.
Mr. Morrison said the applicant can speak to it but staff heard from the applicant hardship
is due to irregular shaped lot. Primarily the reason the applicant chose this design for the
remodel is due to the small kitchen.
Commissioner Gainsley opened the public hearing.
Kim Erickson, applicant, said she has lived in the home 15 years. The hardship is due to
the small kitchen they are not able to eat in the kitchen. Most of the time they eat their
meals sitting on the sofa in the living room. The porch is a three season porch and they’ve
been able to eat in the porch only two months of the year.
Ms. Erickson said a standard size single car garage has about 288 sq. ft. She said for
whatever reason her garage was built 4 ft. shorter with 223 sq. ft. Once trash cans,
lawnmower, snowblower, grill, etc., are in the garage there is not room for a car. She said
she wanted to make her garage bigger without losing her backyard. Ms. Erickson said she
appreciates the city suggesting options for a two car garage but then she wouldn’t have a
backyard. She wouldn’t even be able to see the backyard. She would lose garden and if
grandchildren were to play back there she wouldn’t even be able to see them. Ms.
Erickson explained that in bumping out the area from the porch she is trying basically to
get the fridge in line with the counters. She distributed photographs to the board. She
distributed two letters to the board in support of the variance from Carol Olson, 3961
City Council Meeting of April 3, 2017 (Item No. 4f) Page 3
Title: Board of Zoning Appeals Meeting Minutes of December 22, 2016
Quentin, and Cameron Stromme, 4921 Vallacher. Ms. Erickson stated that she wants the
size of a single car garage and she is willing to scale that back so that there would be 5
feet to appear like a side yard setback.
Commissioner Gainsley asked if Ms. Erickson designed the house.
Ms. Erickson said it was built in 1947 and she doesn’t know who the builder was. There
have been three previous owners.
Commissioner Solmer asked how many bedrooms the home has.
Ms. Erickson responded it is a 3-bedroom house. She said the bedrooms are all on the
Vallacher side of the house.
Shawn Nelson, New Spaces, contractor for the applicant, said they looked at various
design proposals to meet their needs. He believes the plan meets the zoning intent as well
as the goals of the Comprehensive Plan. He spoke about the very irregularly shaped lot.
He spoke about the side yard. He said the applicant is willing to redesign that side of the
garage to be at the 5 ft. setback which meets the intent of zoning regulations to have a
minimum of 10 ft. between adjacent properties. He said doing the attached garage in that
way does allow for open space behind the property, which is their backyard.
Mr. Nelson said the kitchen proposal would provide the space needed to provide seating
in the kitchen. He said the refrigerator is in their living room now. They are looking for a
kitchen that would meet their basic needs. The addition doesn’t encroach any further on
the neighbor’s property. Mr. Nelson said the minimum normally between two buildings is
10 ft. They have greater than that. If it was considered rear yard to side yard there would
be a minimum of 30 ft. Where it is added on there is in excess of 30 ft. of open space
behind that because of how their building extends. They are meeting the intent of the
zoning regulations. It is consistent with the character of the community. He said the
proposal does not negatively impact neighbors or the neighborhood in any way.
Mr. Nelson spoke about attached versus detached garage during cold weather. It isn’t
simply an economic decision. There are considerations like safety, security and less
shoveling. He said the reality with a two car garage option is that almost the entire rear
yard would be paved over increasing amount of impervious surface on the lot. The single
car garage would be beneficial as well as consistent with the intent of the zoning code.
Commissioner Gainsley said the city and state have developed guidelines for pervious
and impervious surfaces. He asked if there is any concern about square feet of impervious
surface.
Mr. Nelson said he isn’t concerned about impervious for the plan they’ve proposed but
said he is concerned about a two car detached garage.
Commissioner Solmer asked how many cars are routinely kept at the residence.
Ms. Erickson said currently they have three cars.
City Council Meeting of April 3, 2017 (Item No. 4f) Page 4
Title: Board of Zoning Appeals Meeting Minutes of December 22, 2016
Commissioner Solmer asked if there is no parking on Quentin.
Ms. Erickson responded that is correct during snow emergency. Quentin is one of the
main streets plowed regularly. She said three cars can squeeze in the drive if they are
parked right up to the garage door. Which means they can’t remove their snowblower
easily.
Commissioner Gainsley closed public hearing.
Commissioner Bloyer said the hardship is the shape of the lot. Besides the fact of
reducing visibility and reducing their own rear yard with a detached garage it would
create an incentive for small children to play in the neighbor’s back yard rather than their
own legal backyard. She asked why anyone would play behind the garage. A storage shed
on the Vallacher side wouldn’t be appreciated by the neighbor. Commissioner Bloyer
stated she thinks there is a hardship that warrants giving a variance.
Commissioner Solmer said he could see approving the 2 ft. setback along the side by
porch for usable space because it’s next to neighbor’s backyard, not their living space.
But the 5 ft. setback proposed for the garage makes it directly closer to the windows on
the neighbor’s house and cuts off their light. Commissioner Solmer commented that as
noted by applicant, parking is an issue. The city tries to promote two car garages. There is
no way this one car garage can be expanded into a two car garage. There is no perfect
solution given the shape of the lot. He said it is possible to put in a generous sized two car
garage without a variance. Commissioner Solmer said he could see expanding the
existing kitchen but he has trouble with the garage proposal. It’s already non-conforming
and a garage expansion would make it worse for the neighbors. He said the present
neighbor may not object but of course they won’t be there forever.
Commissioner Gainsley said he agreed with Commissioner Solmer and parts of
Commissioner Bloyer’s reasoning. He said he is reluctant to give variances where there
are viable options which could mostly serve the applicant’s need and meet the city’s
requirements. He said he sees the need from the applicant’s point of view but is not sure
he sees it from the city’s point of view. He added that variances aren’t really necessary
when other options exist.
Commissioner Solmer said he agreed.
Commissioner Gainsley made a motion to adopt a resolution denying an application for a
20.7 foot variance to the required 25.0 foot rear yard and a 2.0 foot variance to the
required 7.4 foot side yard required for property located at 3951 Quentin Ave. S. The
motion passed on a vote of 2-1 (Bloyer opposed).
Mr. Morrison read the statement regarding appeal to the City Council. The 10-day appeal
period ends on January 3, 2017.
5. Unfinished Business
6. New Business
City Council Meeting of April 3, 2017 (Item No. 4f) Page 5
Title: Board of Zoning Appeals Meeting Minutes of December 22, 2016
A. 2016 Annual Report
Mr. Morrison said he would add this evening’s variance case to the annual report and
email the revised version to the board.
Commissioner Bloyer noted a minor correction to be made on the 3338 Library Lane
report.
Commissioner Gainsley made a motion to accept the report as amended. The motion
passed on a vote of 3-0.
7. Communications
8. Adjournment
The meeting was adjourned at 6:50 p.m.
Respectfully submitted,
Nancy Sells
Recording Secretary
Meeting: City Council
Meeting Date: April 3, 2017
Consent Agenda Item: 4g
OFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
FEBRUARY 1, 2017 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Lynne Carper, Torrey Kanne,
Richard Person, Carl Robertson, Joe Tatalovich,
Ethan Rickert (youth member)
MEMBERS ABSENT: Claudia Johnston-Madison, Lisa Peilen
STAFF PRESENT: Jennifer Monson, Gary Morrison, Sean Walther
1. Call to Order – Roll Call
Vice Chair Robertson called the meeting to order.
2. Approval of Minutes of January 18, 2017
Commissioner Person made a motion to approve the minutes of January 18, 2017.
Commissioner Carper seconded the motion, and the motion passed on a vote of 5-0.
3. Public Hearings
A. Preliminary and Final Plat and Preliminary and Final PUD
The Elmwood Redevelopment
Location: 5605 36th Street W.
Applicant: 36th Street LLC
Case Nos.: 16-47-S and 16-48-PUD
Jennifer Monson, Planner, presented the staff report. The applicant proposes to demolish
the existing building and construct a 6-story, mixed-use building with 85 residential units,
20% of which will be affordable at 60% area median income, 4,400 square feet of
commercial space, and 196 parking stalls.
Ms. Monson discussed the preliminary and final plat. She noted that the applicant has
requested to vacate the alley that lies between the south property line and the Burlington
Coat Factory parcel. Staff supports vacating the northern eight feet of the alley.
Ms. Monson presented the zoning analysis for the PUD request.
Ms. Monson spoke about the traffic study. She said normally a study is not done for a
project of this size but due to the increase in density they wanted to see how a
development for ages 55 + compares to a market rate development. She said the study
found that in the afternoon peak, a 70-unit senior housing development generates the
City Council Meeting of April 3, 2017 (Item No. 4g) Page 2
Title: Planning Commission Meeting Minutes of February 1, 2017
same amount of traffic as a 50-unit market rate housing development. Furthermore, the
peak hour traffic generation is about the same as the existing American Legion and
commercial office space.
Ms. Monson discussed landscaping. She explained that the project does not meet the
number of tree and shrub plantings required by the city, so the plan provides alternative
landscaping measures in order to meet the landscaping ordinance. These measures
include outdoor fireplaces, pergola structures, outdoor space on the roof and public art.
Ms. Monson discussed the Designed Outdoor Recreation Area (DORA). The plan
exceeds the City’s minimum 12% DORA requirements and provides approximately
21.6% of the project.
Ms. Monson stated that a neighborhood meeting was held on November 29, 2016.
Concerns included parking and compliance with zoning code regarding building façade.
Comments were also expressed about height. Concerns were lessened when it was
determined that the proposed building was only 10 feet higher than Hoigaard Village
across the street.
Commissioner Carper asked if there would be a rain garden or underground storage.
Ms. Monson said the site is under one acre so they are not required to do any on-site
stormwater retention. They are reducing the amount of impervious surface to about 72%.
She added that the applicant will be paying for a portion of the Hoigaard Village pond
which the city constructed.
Commissioner Carper commented on the shadow study. Ms. Monson explained that the
ordinance allows up to 50% of the building wall to be covered for up to two hours a day
between the hours of 9 a.m. and 3 p.m. for up to 60 days. The applicant supplemented
their original shadow study to show that it meets that requirement. The Hoigaard Village
Harmony Vista south building wall will never be shadowed more than 50% during the
hours of 9 a.m. and 3 p.m. by The Elmwood building.
Commissioner Carper asked about pets, community garden, electric charging stations and
recycling of demolition materials.
Commissioner Kanne spoke about alternative landscaping measures being used to help
meet the intent of the landscaping ordinance. She spoke about outdoor structures aging,
and being less desirable than trees.
Ms. Monson said the zoning ordinance requires one tree per unit which would be 85 trees
for this site. She said there isn’t enough room for 85 trees with this development. Staff
looks at the cost of all components of DORA and amenities to see if that is approximately
the same as what they would be required to pay for trees and planting. They found that it
is similar. She said as regards aging of pergolas, outdoor fireplaces, etc., they will have to
keep up with the property maintenance so it looks and remains functional for the life of
the building.
Commissioner Tatalovich asked for more information about the alley.
City Council Meeting of April 3, 2017 (Item No. 4g) Page 3
Title: Planning Commission Meeting Minutes of February 1, 2017
Ms. Monson said there is currently an unused platted alley between the Burlington site
and the Elmwood site. The southern 8 feet of the alley is planted with trees. The city
supports vacating the northern half of the alley.
Don Kasbohm, 36th Street LLC, said the building will be marketed as a 55+ building. He
noted that one person signing a lease for a unit must be 55+.
Dean Dovolis, DJR Architecture, spoke about the design and landscaping. He said the
building has the capacity for expansion of retail on street level.
Scott England, DJR Architecture, said the DORA is extensive. He said there is some
potential on the north side to do a small, narrow rain garden. He spoke about south side
DORA which could be available for residents to garden. He spoke about recycling
measures within the building. Mr. England said the materials used for outdoor hardscape
amenities will be very durable, long lasting pre-conditioned aluminum. He said they will
be recycling existing materials and construction debris.
Commissioner Kanne said she thought some landscaping could be shorter, flowering
trees with width to try to get the tree number back up. Maybe there could be less shrubs
and more flowering trees.
Commissioner Kanne commented that many 55+ people are working and that should be
considered in the traffic study. She said many 55+ tenants may be moving back to St.
Louis Park to be closer to their children and grandchildren. She asked if there were open
places for grandparents to watch children during the day. She said such open areas would
be a selling point.
Mr. England replied that there are parks in the neighborhood. He spoke about the
hardscape areas of the DORA which includes grass, raised planters and some trees.
Mr. Dovolis spoke about the availability of SWLRT transit close by for the development
residents.
Commissioner Person and Mr. Kasbohm discussed the 60% area median income and how
it relates to the 55 + population.
Mr. England stated that electric stations for cars will be available.
Commissioner Robertson asked about flexibility to convert units to condominiums.
Mr. England said the physical structure is set up in such a way that units could be
converted.
Mr. Kasbohm added that his intent is not to convert to condominiums. He said he is a
long-term holder of apartment buildings in good locations.
Commissioner Rickert and Mr. England spoke about the haul route for construction
materials.
City Council Meeting of April 3, 2017 (Item No. 4g) Page 4
Title: Planning Commission Meeting Minutes of February 1, 2017
Vice Chair Robertson opened the public hearing. He closed the public hearing as no one
was present wishing to speak.
Commissioner Carper stated he liked the project design. He commented on the variety of
landscaping, adding that more trees could be added as recommended. He said he was
very much in favor of the project.
Commissioner Kanne spoke about the emphasis on children and the elderly in the city
and she really likes that part of the proposal. She commented on the street needing a
facelift and she likes having new life and landscaping added to that area. She said overall
she finds that it is a really good project.
Vice Chair Robertson said the design and amenities are top notch. He said he does have
an issue with the project as the area is guided as Mixed Use in the Comprehensive Plan.
He said it isn’t really a mixed-use project. He said he brought this up at the Commission
study session. He said when he looks at the designation of mixed-use this project is too
short on commercial on the lower level. He said it is a strong street and he’d like to keep
the commercial strength of it at the street level. He said he can’t get over that hurdle.
Mr. Dovolis said they designed the first floor to be flexible so that as the street evolves
more commercial intensive the building could adapt with it. It is sized for the present
situation. But over time the commercial mixed-use could be strengthened.
Vice Chair Robertson said that is a step in the right direction but he’d prefer to see the
commercial aspect emphasized at this stage rather than later.
Mr. Kasbohm spoke about the difficulty of the commercial market, including commercial
at Hoigaard Village and Excelsior & Grand. He said he believes in the location and
creating a destination.
Commissioner Carper made a motion to recommend approval of the preliminary and final
plat. Commissioner Kanne seconded the motion, and the motion passed on a vote of 5-0.
Commissioner Carper made a motion to recommend approval of the preliminary and final
planned unit development. Commissioner Person seconded the motion, and the motion
passed on a vote of 4-1 (Robertson opposed).
B. Zoning Text Amendment
Dwelling Units as Accessory Use to Religious Institutions
Applicant: Tracy Schultz, Thai Buddhist Center of Minnesota
Case No.: 17-01-ZA
Gary Morrison, Assistant Zoning Administrator, presented the staff report. He explained
that the applicant purchased the former church property at 2544 State Highway 100. The
applicant is requesting an amendment to the Zoning Ordinance to allow up to 15 people
to live at a religious institution in the R-1 Single-Family Residence Zoning District. Mr.
Morrison noted that if the zoning code is amended, staff has recommended the
regulations apply to all residential zoning districts.
City Council Meeting of April 3, 2017 (Item No. 4g) Page 5
Title: Planning Commission Meeting Minutes of February 1, 2017
Mr. Morrison reviewed the applicant’s intent to renovate the building into a Thai
Buddhist Temple that will serve as a place of worship and meditation. He explained the
tradition to have monks living at the temple for varying lengths of time. He reviewed
zoning regulations for R-1 Single Family Residential District. He reviewed current
conditions for religious institutions in Residence Districts by Conditional Use Permit. He
reviewed proposed provisions for accessory dwelling units or living quarters affiliated
with a Religious Institution.
Commissioner Robertson asked how the 15 person cap was determined, commenting that
certain properties were large enough to accommodate more than 15.
Mr. Morrison responded there is a little bit of flexibility in that number. The applicant is
requesting up to 15. When staff calculates the density for this property it is just over 15
dwelling units. Looking at potential uses in the future staff is comfortable with this
number.
Sean Walther, Planning and Zoning Administrator, added that this is relatively new for
the city. He said the cap of 15 people seems appropriate. The principal use of the property
should remain the religious institution, and the dwelling units remain an accessory use.
Allowing too many people could change that balance.
Commissioner Carper asked about other religious institutions in St. Louis Park that have
clergy living on site.
Mr. Morrison spoke about two parishes with clergy living on site. He also mentioned the
Yeshiva of Mpls. boy’s high school and dormitory.
Tracy Schultz, applicant, and Yin Srichoochat board director Wat Thai of Minnesota,
introduced themselves.
Commissioner Person asked if the average occupancy would be less than 15.
Ms. Srichoochat said normally there are about five monks living on site.
Vice Chair Robertson opened the public hearing.
Sharon Lehrman, 2610 Vernon Ave. S., said she is thrilled to welcome their new
neighbors. She asked about any new structures on the site to house monks.
Mr. Morrison said if the zoning text amendment is adopted the applicant will be
submitting a conditional use permit. Detailed drawings would be available at that time.
He said he understood plans were currently being drawn up and would be presented at a
neighborhood meeting.
Ms. Schultz said currently there are no plans to build an accessory structure. She
discussed the community garden and said it is their intention to work with the
neighborhood to retain some of that.
City Council Meeting of April 3, 2017 (Item No. 4g) Page 6
Title: Planning Commission Meeting Minutes of February 1, 2017
Amy McTavish, 2624 Yosemite Ave. S., said the garden plots were plowed away last
year.
Mr. Walther stated that the city’s Natural Resources Coordinator, Jim Vaughan, will
coordinate with the new owners on replacing the garden plots.
Vice Chair Robertson closed the public hearing. He said the proposal works very well
and strengthens the neighborhood.
Commissioner Person spoke about the interior of the building. He said he is very much
in favor of the proposal.
Commissioner Kanne said that she is very pleased with the proposal.
Commissioner Person made a motion to recommend approval of the zoning ordinance
amendment pertaining to Religious Institutions. Commissioner Kanne seconded the
motion, and the motion passed on a vote of 5-0.
4. Other Business: None
5. Communications
Mr. Walther reminded commissioners about the February 27 Boards and Commissions
annual meeting.
Mr. Walther spoke about the Vision 3.0 process. He provided information about the
upcoming Facilitator Training and the first Town Hall meeting.
6. Adjournment
The meeting was adjourned at 7:25 p.m.
STUDY SESSION NOTES
Commissioners Present: Carl Robertson, Lynne Carper, Torrey Kanne,
Joe Tatalovich, Ethan Rickert
Staff Present: Sean Walther, Jack Sullivan, Jennifer Monson
Others Present: Heather Kienitz, SEH
PLACE Project Team: Chris Velasco, Stuart Krahn, Alex Monarez,
Elizabeth Bowling, Alice Hiniker
Traffic Study Review (Jack Sullivan)
Traffic Study
Jack Sullivan reviewed the traffic studies that have been completed for W 36th Street and
Wooddale Avenue. Mr. Sullivan presented four options that were identified to remedy any traffic
concerns in the area. The best option to fix traffic issues in the area is to widen the Wooddale
Ave bridge over Hwy 7 to better accommodate pedestrians and bicycles. The bridge widening
City Council Meeting of April 3, 2017 (Item No. 4g) Page 7
Title: Planning Commission Meeting Minutes of February 1, 2017
project will be completed as part of the SWLRT project, and signalized intersections at the on
and off ramps will be installed.
A discussion of Level of Service (LOS) occurred. The city’s policy is to maintain an overall LOS
Level D. The PLACE development provides LOS D on opening day 2020, and continues to
operate at LOS D in 2030 and 2040.
A summary of the evolution of PLACE’s site plan was presented. The original project was all
located on the north side of the SWLRT line and the traffic numbers did not work. The current
proposal splits the site north and south of the SWLRT line, and the project maintains an
acceptable LOS.
Mobility Plan Review
Chris Velasco representing PLACE presented the non-profit’s mission of creating great places
and transforming communities, and how they plan to accomplish that mission in St. Louis Park
by providing a transit oriented development. The goal is to have people live and work on site so
they do not have to rely on vehicle, but can use alternate transportation. The mobility plan
includes car free living, on site job opportunities, car shares, bike shares, a stipend for car free
living, and a local shuttle service until LRT opens.
A discussion occurred on the normal factors a traffic study takes into consideration. Heather
mentioned the traffic study did account for proximity to transit and shared uses, but did not
include discounts for the additional mobility plan elements. These mobility plan elements reduce
the traffic impact PLACE has on area traffic.
Parking Study
PLACE is providing significantly less parking than is normally required for development in St.
Louis Park. Discussions included a summary of parking analysis done by city staff and an
independent parking analysis completed by Walker Parking Consultants. St. Louis Park’s
standard parking requirements do not allow for discounts for proximity to a highly reliable transit
system like LRT. The city staff and consulting firm analysis show that adequate parking is being
provided by PLACE. However, since this is a large change in what is normally required in the
city, a proof of parking plan will be required.
The city will need to manage/regulate parking around LRT stations regardless of PLACE.
The study session was adjourned at 9:00 p.m.
Respectfully submitted,
Nancy Sells
Recording Secretary
Meeting: City Council
Meeting Date: April 3, 2017
Action Agenda Item: 8a
EXECUTIVE SUMMARY
TITLE: Carpenter Park Regional Stormwater Improvement
RECOMMENDED ACTION:
•Motion to Adopt Resolution granting a Conditional Use Permit (CUP) for the City of St. Louis
Park allowing the excavation of 6,000 cubic yards of material to construct an underground
stormwater detention system at 5005 Minnetonka Blvd, subject to conditions.
•Motion to Adopt Resolution approving final plans and specifications, and authorizing
advertisement for bids (Project No. 4014-4001).
POLICY CONSIDERATION: Does the CUP request meet the criteria of the Zoning Ordinance?
Does the City Council wish to implement the stormwater improvement project?
SUMMARY: The City of St. Louis Park is requesting a conditional use permit to construct an
underground stormwater detention vault at the southwest corner of Carpenter Park. As part of this
project, the Engineering Department is collaborating with the Operations and Recreation
Department which proposes to construct a skate park that is approximately 6,000 square feet in
area over top of the stormwater detention vault.
The underground stormwater detention vault will provide stormwater treatment and rate control to
a 42-acre sub-watershed which currently drains untreated water to the basin in Bass Lake Preserve.
This detention facility will improve the water quality of the runoff that discharges to Bass Lake
Preserve. In addition, the stormwater treatment credits from this project will be applied to the
future redevelopment project located at the EDA/ SWLRT Park and Ride Location near the
Beltline Station. Finally, this a historically flood prone area, and improvement will help the
usability and drainage of the existing play fields in Carpenter Park. The proposed project also
relocates a city skate park which was removed from The Rec Center to make room for a new
recreation outdoor center (The ROC). City Council has already given direction that the skate park
should be relocated to Carpenter Park.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable for the Conditional Use
Permit. The construction of this regional stormwater treatment facility is included in the 2017
CIP. Funding will be provided by storm water utility and Environmental Response Fund (ERF)
award from Hennepin County. Additional details are in the discussion section of this report.
VISION CONSIDERATION: St. Louis Park is committed to being a leader in environmental
stewardship. We will increase environmental consciousness and responsibility in all areas of city
business.
SUPPORTING DOCUMENTS: Discussion
Resolutions
Official Planning Commission Meeting Minutes
Development Plans
Prepared by: Jennifer Monson, Planner; Phillip Elkin, Sr Engineering Project Manager
Reviewed by: Michele Schnitker, Deputy CD Director; Debra Heiser, Engineering Director;
Sean Walther, Planning & Zoning Supervisor
Approved by: Nancy Deno, Deputy City Manager/HR Director
City Council Meeting of April 3, 2017 (Item No. 8a) Page 2
Title: Carpenter Park Regional Stormwater Improvement
DISCUSSION
BACKGROUND: The proposed project is to construct an underground stormwater vault for the
purpose of detaining and filtering stormwater. The proposed system is located at the southwest
corner of Carpenter Park, and requires the excavation of approximately 6,000 cubic yards of
material from the site. The project will disturb approximately 1 acre of the park.
The Engineering Department is coordinating with the Operations and Recreation Department to
relocate the city Skate Park as part of the project. Because the stormwater system is below ground,
the city proposes constructing the skate park on top of the stormwater system. The skate park will
be poured in place concrete, with no moveable parts. There are no lights, signage, or additional
parking proposed or required for the project.
The regional stormwater improvement is comprised of an upstream sub-surface stormwater
treatment facility for a 42 acre watershed which is projected to remove 27.6 pounds of total
phosphorus from the watershed annually.
This regional stormwater improvement would offset the stormwater treatment requirements of the
future mixed used development on a city-owned EDA site near the Beltline station of the
Southwest Light Rail Transit (SWLRT) project. Previous engineering studies by the city have
found that it is infeasible to treat stormwater at this location or downstream due to high
groundwater and contaminated soils.
The concept application was submitted to the Minnehaha Creek Watershed District (MCWD) for
review and modeled an 80% impervious build out scenario of the EDA site to demonstrate that the
water quality impacts would be mitigated by the Carpenter Park stormwater treatment and still
result in a net reduction in the sediment and nutrient load to the basin in Bass Lake Preserve.
The MCWD Board of Managers unanimously approved resolution 17-027, accepting the
stormwater treatment credit at their March 23, 2017 regular meeting.
[Remainder of page left blank intentionally]
City Council Meeting of April 3, 2017 (Item No. 8a) Page 3
Title: Carpenter Park Regional Stormwater Improvement
Location:
Zoning Analysis:
Comprehensive Plan: PRK Parks and Open Space
Zoning District(s): POS Parks and Open Space
Neighborhood: Triangle Neighborhood
Existing Park Conditions: The existing storm sewer extends from Minnetonka Boulevard at the
northern boundary of Carpenter Park, to the frontage road south of Carpenter Park, collecting water
from a 42.2-acre drainage area (see attached Drainage Map). Stormwater from this drainage area
flows into a central discharge point located just south of the pedestrian bridge. It then continues
east to Ottawa Avenue before crossing Highway 7. No phosphorus or sediment removal is
provided prior to the water being discharged from the sub-watershed.
During large storm events, flooding occurs within the City Hall parking lot, in Carpenter Park, and
along Raleigh Avenue.
Conditional Use Permit for Excavating: A conditional use permit is required to import or export
more than 400 cubic yards of soil. The proposed plan requires the excavation of approximately
6,000 cubic yards of soil. It is anticipated that it will take approximately 600 trucks to remove the
material. Primary haul routes include CSAH 25 Frontage Road and CSAH 25.
City Council Meeting of April 3, 2017 (Item No. 8a) Page 4
Title: Carpenter Park Regional Stormwater Improvement
Construction Hours: City Ordinance allows construction to occur Monday through Friday 7 a.m.
to 10 p.m. and is allowed on weekends from 9 a.m. to 10 p.m. However, the Engineering
Department proposes to limit construction to Monday through Friday from 7 a.m. to 8 p.m. unless
special circumstances require otherwise.
Construction for the stormwater system is proposed to begin in June with a late August completion
date. The skate park is scheduled to begin upon completion of the underground stormwater facility.
Site Plan: The proposed underground stormwater detention system and skate park will be located
in the southwest corner of Carpenter Park.
Landscaping: City Code requires significant trees removed from public land to be replaced in at
a one-to-one caliper inch ratio. The stormwater and skate park would require five significant trees
be removed from the park, for a total of 50 caliper inches. The applicant is proposing to plant 20
2.5 inch caliper replacement trees to the site. The trees will be located along the multi-use path
running through Carpenter Park. The tree species include: American Linden, Boulevard Linden,
Chokecherry, Hackberry, Honey Locust, Ironwood, Kentucky Coffee Tree, and Serviceberry.
Staff finds that the landscaping plan meets the requirements.
Neighborhood Meeting: A meeting with residents near Carpenter Park was held on January 11,
2017 to discuss the stormwater detention system and the skate park. Approximately 21 people
attended. Although the residents commented that they are in support of the skate park, they had
some concerns about adding to traffic on the frontage road, parking congestion and loss of green
space.
Neighbors asked if other locations had been explored for the skate park, how this location was
selected, and if it would be convenient for users. They asked if there would be enough green space
remaining for informal soccer games in the park. Other skate park questions related to potential
conflicts with park users of the walking trails, baseball fields and play areas, including dog walkers,
senior citizens and small children.
In addition to Engineering, Operations and Recreation, and Community Development staff, two
skate park users attended the meeting and shared their knowledge with those in attendance. Staff
informed residents that the green space is not actively used and non-programmable due to the
flooding and wet conditions. Also, there would still be adequate green space to accommodate the
informal uses (pick-up soccer or football games) that happen there now. The skate park at the Rec
Center was 12,000 square feet. The new skate park is more compact and higher quality than the
existing equipment.
Staff and skate park users present at the meeting shared that the users of the skate park do not
generally drive to the park. Parking at the skate park in years past has typically consisted of 4-5
cars at a time. If this new use at Carpenter Park does create in an increase in parking demands,
there is the ability to add 8-10 parking spots along the frontage road.
Other questions were regarding the stormwater improvements. Most people asked questions to
better understand the scope and purpose of the project. Nearly all were supportive of the
improvements, recognizing the benefits to reduce pollution going into the Bass Lake Preserve and
flooding issues the park currently experiences. A couple representatives of the Friends of Bass
City Council Meeting of April 3, 2017 (Item No. 8a) Page 5
Title: Carpenter Park Regional Stormwater Improvement
Lake reiterated questions about the project and concerns that these stormwater improvements were
not happening closer to the Bass Lake Preserve.
All the questions and comments raised were addressed at the meeting.
Planning Commission: The Planning Commission held a public hearing on January 18, 2017.
One person spoke at the meeting expressing support for the stormwater system, but had concerns
about the relocation of the skate park due to increased traffic.
The Planning Commission voted 7 to 0 to recommend approval of the Conditional Use Permit for
6,000 cubic yards of excavation to allow construction of the underground stormwater detention
system and city skate park.
Staff Recommendation: Staff recommends approval of the Conditional Use Permit for 6,000
cubic yards of excavation to allow construction of the underground stormwater detention system
and city skate park.
1. The site shall be developed, used and maintained in conformance with the Official Exhibits.
a. Exhibit A: Site Development Plans
i. Existing Conditions and Removals
ii. Site and Grading Plan
iii. Utility Plan and Profile
iv. Vault Layout, Elevation, and Cross Section View
v. Diversion Structure and Lift Station Details
vi. Stormwater Pollution Prevention Plan
vii. Erosion Control and Restoration
viii. Tree Preservation Plan
ix. Landscape Plan
2. All required permits shall be obtained prior to starting construction, including but not limited
to:
a. NPDES Grading/Construction Permit.
b. City of St. Louis Park Erosion Control and Building Permits.
c. A stormwater management permit from the Minnehaha Creek Watershed District.
3. Stormwater Management:
a. The drainage system shall be owned and maintained by the City of St. Louis Park.
b. A complete soils report shall be submitted prior to permitting.
c. Stormwater discharge shall be coordinated with the Minnehaha Creek Watershed District.
[Remainder of page left blank intentionally]
City Council Meeting of April 3, 2017 (Item No. 8a) Page 6
Title: Carpenter Park Regional Stormwater Improvement
Financial Consideration:
This project was included in the City’s Capital Improvement Plan (CIP) for 2017. The total
budgeted amount is $1,505,000. Below is a summary of the estimated costs and funding sources.
Estimated Cost
Construction costs $1,058,818.18
Contingency (10%) $116,470.00
Engineering and administration (20%) $232,940.00
Total $1,397,640.00
Funding Sources
Stormwater Utility fund $1,231,640.00
Environmental Response Funds (ERF) $166,000.00
Total $1,397,640.00
Proposed Schedule:
The following is the proposed schedule:
Open Bids May 8, 2017
City Council approves construction contract May 17, 2017
Construction begins
Construction complete
May/ June 2017
September 2017
City Council Meeting of April 3, 2017 (Item No. 8a) Page 7
Title: Carpenter Park Regional Stormwater Improvement
RESOLUTION NO. 17-____
A RESOLUTION GRANTING CONDITIONAL USE PERMIT UNDER
SECTION 36-79(b) OF THE ST. LOUIS PARK ORDINANCE CODE
RELATING TO ZONING TO PERMIT EXCAVATION OF FILL FOR
PROPERTY ZONED POS PARKS AND OPEN SPACE ZONING
DISTRICT LOCATED AT 5005 MINNETONKA BLVD.
BE IT RESOLVED BY the City Council of the City of St. Louis Park:
Findings
1. The City of St. Louis Park has made application to the City Council for a Conditional Use
Permit under Section 36-79(b) of the St. Louis Park Ordinance Code for the purpose of excavation
of fill within a POS Parks and Open Space Zoning District located at 5005 Minnetonka Boulevard
for the legal description as follows, to-wit:
In the following described land situated in the County of Hennepin and State of
Minnesota: The West 10 feet of that part of the North 363 feet of the Northeast
Quarter of the Northeast Quarter of the Northwest Quarter of Section 6, Township
28, Range 24 lying East of the extension North of the most Westerly line of Block 1
"Mazey & Langan's Addition to St. Louis Park" and Southerly of the following
described line: Beginning at a point on the West line of said tract distant 210 feet
South of the North line of said Northwest Quarter as measured along said Line;
thence run East at right angles to said line for a distance of 10 feet and there
terminating.
2. The City Council has considered the advice and recommendation of the Planning
Commission (Case No. 16-46-CUP) and the effect of the proposed excavation of 6,000 cubic yards
of material on the health, safety and welfare of the occupants of the surrounding lands, existing
and anticipated traffic conditions, the effect on values of properties in the surrounding area, the
effect of the use on the Comprehensive Plan, and compliance with the intent of the Zoning
Ordinance.
3. The Council has determined that the excavation of 6,000 cubic yards of material will not be
detrimental to the health, safety, or general welfare of the community nor will it cause serious
traffic congestion nor hazards, nor will it seriously depreciate surrounding property values, and the
proposed stormwater system is in harmony with the general purpose and intent of the Zoning
Ordinance and the Comprehensive Plan.
4. The contents of Planning Case File 16-46-CUP are hereby entered into and made part of
the public hearing record and the record of decision for this case.
Conclusion
The Conditional Use Permit to permit export 6,000 cubic yards of material at the location
described is granted based on the findings set forth above and subject to the following conditions:
City Council Meeting of April 3, 2017 (Item No. 8a) Page 8
Title: Carpenter Park Regional Stormwater Improvement
1. The site shall be developed, used and maintained in conformance with the Official Exhibits.
a. Exhibit A: Site Development Plans
i. Existing Conditions and Removals
ii. Site and Grading Plan
iii. Utility Plan and Profile
iv. Vault Layout, Elevation, and Cross Section View
v. Diversion Structure and Lift Station Details
vi. Stormwater Pollution Prevention Plan
vii. Erosion Control and Restoration
viii. Tree Preservation Plan
ix. Landscape Plan
2. All required permits shall be obtained prior to starting construction, including but not
limited to:
a. NPDES Grading/Construction Permit.
b. City of St. Louis Park Erosion Control and Building Permits.
c. A stormwater management permit from the Minnehaha Creek Watershed
District.
3. Stormwater Management:
a. The drainage system shall be owned and maintained by the City of St. Louis
Park.
b. A complete soils report shall be submitted prior to permitting.
c. Pond discharge shall be coordinated with the Minnehaha Creek Watershed
District.
4. Prior to issuance of an erosion control permit, the developer and contractor shall follow the
procedures and requirements for this development for Demolition and New Construction
to single-family homes as required under City Code 6-71 Construction Management Plan.
In addition to any other remedies, the developer or owner shall pay an administrative fee
of $750 per violation of any condition of this approval.
Under the Zoning Ordinance Code, this permit shall be revoked and cancelled if the
building or structure for which the conditional use permit is granted is removed.
Assent form and official exhibits must be signed by applicant (or applicant and owner if
applicant is different from owner) prior to issuance of a building permit.
Approval of a Building Permit, which may impose additional requirements.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of April 3, 2017 (Item No. 8a) Page 9
Title: Carpenter Park Regional Stormwater Improvement
RESOLUTION NO. 17-____
RESOLUTION APPROVING
FINAL PLANS AND SPECIFICATIONS,
AND AUTHORIZING ADVERTISEMENT FOR BIDS
FOR IMPROVEMENT PROJECT NO. 4014-4001
WHEREAS, the City Council of the City of St. Louis Park accepted the report from the
Project Manager related to the Carpenter Park Stormwater Improvement - Project No. 4017-4001
on April 3, 2017; and
NOW THEREFORE BE IT RESOLVED by the City Council of the City of St. Louis
Park, Minnesota, that:
1. The final plans and specifications to construct these improvements, as prepared under the
direction of the Project Manager, or designee, are approved.
2. The City Clerk shall prepare and cause to be inserted at least two weeks in the official City
newspaper and in relevant industry publications and advertisement for bids for the making
of said improvements under said-approved plans and specifications. The advertisement
shall appear not less than ten (10) days prior to the date and time bids will be received by
the City Clerk, and that no bids will be considered unless sealed and filed with the City
Clerk and accompanied by a bid bond payable to the City for five (5) percent of the amount
of the bid.
3. The Project Manager, or designee, shall report the receipt of bids to the City Council shortly
after the letting date. The report shall include a tabulation of the bid results and a
recommendation to the City Council.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager
Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of April 3, 2017 (Item No. 8a) Page 10
Title: Carpenter Park Regional Stormwater Improvement
OFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
January 18, 2017 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Torrey Kanne,
Lisa Peilen, Richard Person, Carl Robertson,
Joe Tatalovich, Ethan Rickert (youth member)
MEMBERS ABSENT: None
STAFF PRESENT: Jennifer Monson, Sean Walther, Phil Elkin, Jason West
1. Call to Order – Roll Call
2. Approval of Minutes of December 7, 2016
Commissioner Peilen made a motion to approve the minutes of December 7, 2016. The
motion passed on a vote of 5-0.
Commissioner Person arrived at 6:05 p.m. Commissioner Tatalovich arrived at 6:12 p.m.
3. Public Hearings
A. Carpenter Park Stormwater and Skate Park – Conditional Use Permit
Location: 5005 Minnetonka Blvd. – Carpenter Park
Applicant: City of St. Louis Park
Case No.: 16-46-CUP
Jennifer Monson, Planner, presented the staff report. She stated that the request for a
conditional use permit is for excavation of soil in order to construct an underground
stormwater detention system at the southwest corner of Carpenter Park. As part of the
project the Engineering Dept. is working with the Operations and Recreation Dept. to
construct a skate park that is 6,000 – 9,000 square feet in area over the top of the stormwater
detention vault.
Ms. Monson described existing park conditions. She reviewed construction hours,
construction plans and landscaping.
Ms. Monson spoke about the January 11 neighborhood meeting held to discuss the
stormwater detention system and the skate park. She said 21 people attended. There was
general support for both projects. Some concern was expressed regarding traffic, parking
congestion and the loss of green space. Ms. Monson said that staff and skate park users
present at the meeting spoke about skate parks being self-regulating. They can only hold a
certain amount of people at the same time so if there isn’t enough space skaters will go
elsewhere. They also said most skaters do not drive to the skate board parks, so there is
City Council Meeting of April 3, 2017 (Item No. 8a) Page 11
Title: Carpenter Park Regional Stormwater Improvement
less of a traffic concern. She noted that the Engineering Dept. stated at the meeting that
there is the ability to add 8-10 parking spots along the frontage road.
Ms. Monson stated that some representatives of the Friends of Bass Lake were present at
the neighborhood meeting. They indicated that they wished the stormwater project was
located closer to the Bass Lake Preserve.
Commissioner Carper asked about the surface level at Bass Lake and the surface level of
the proposed retention basin. He asked if a lift station would be necessary.
Phil Elkin, Sr. Engineering Project Manager, responded that the proposed system will have
a lift station.
Commissioner Carper had questions about the tree mix proposed for landscaping. He asked
why more significant tree choices, such as maples, were not made.
Ms. Monson responded she can bring this comment to the city Environmental Coordinator
who determined the tree mix.
Chair Johnston-Madison opened the public hearing.
Chris James, 3117 Salem Ave. S., said he supports the stormwater system improvement.
He said he doesn’t like the relocation of the skate park to Carpenter Park. He said it is a
very busy area with two Little League baseball parks which take up a lot of space and
parking. He said in the summer parking wraps up all along the service road and up to and
including Salem Ave. He said the service road is narrower than a regular city street. There
are lots of pedestrians, runners and bikers on the trail and visibility can be a problem. The
sidewalk ends at Salem Ave. before the trail connection. Bikers ride around the parked
traffic to get to the trail. He said there must be parks with less traffic that would be a better
location for a skate park.
Mr. James said he noticed problems with the weir at Bass Lake and asked if that would be
upgraded at the same time.
Mr. Elkin said that is a separate project. He spoke about the progress being made with that
project.
Chair Johnston-Madison closed the public hearing.
Commissioner Person spoke about the narrow service road. He asked if there were any
plans to upgrade that road.
Mr. Elkin responded that there are no plans and no funds for the service road, other than
adding some parking spaces. He said as the pavement management plans catch up with this
area staff would look at the condition of the road, the width of the road and parking.
Jason West, Recreation Superintendent, noted that staff is looking at a trail connection to
the skate park so the skate park won’t abut to the sidewalk as it currently does. He added
that vehicle traffic to the former skate park was consistently very light.
City Council Meeting of April 3, 2017 (Item No. 8a) Page 12
Title: Carpenter Park Regional Stormwater Improvement
Commissioner Peilen made a motion recommending approval of the Conditional Use
Permit for 6,000 cubic yards of excavation to allow construction of the underground
stormwater detention system and city skate park. Commissioner Robertson seconded the
motion, and the motion passed on a vote of 7-0.
4.Other Business
A.Election of Chair and Vice Chair
Lisa Peilen made a motion to serve as Chair. Claudia Johnston-Madison seconded
the motion, and the motion passed on a vote of 7-0.
Lisa Peilen made a motion to nominate Carl Robertson as Vice Chair. Claudia
Johnston-Madison seconded the motion, and the motion passed on a vote of 7-0.
5. Communications
A.Boards and Commissions Annual Meeting – Feb. 27
Sean Walther, Planning and Zoning Supervisor, discussed the annual meeting
planned for February 27, 5:30 p.m. Commissioners will be receiving formal
invitations soon.
B.Vision Process
Mr. Walther discussed the St. Louis Park Vision process which has just commenced
with a Steering Committee meeting held on January 17. He spoke about upcoming
events for community participation in the process.
6. Adjournment
The meeting was adjourned at 6:30 p.m.
Detailed Description for the Request of a Conditional Use Permit
The City of St. Louis Park is always looking for opportunities to improve water quality within the city and
to provide its residents with excellence amenities within its parks.
The city has identified a project located within Carpenter Park that will provide an opportunity to
provide stormwater quality treatment and rate control and to provide a new skate park. The
intertwining of these two projects will maintain the park landuse and will provide the city considerable
benefit. In addition, the stormwater treatment project may also facilitate the redevelopment of the
Beltline Southwest Light Rail Transit Station by potentially providing stormwater mitigation credits.
The prosed stormwater project will trigger a Conditional Use Permit (CUP) by excavating approximately
6,000 cubic yards of material and disturb an area of about one acre. This excavation is required in order
to set the concrete underground storage structure at an elevation where stormwater may passively
enter the system from the adjacent existing storm sewer system. A Phase II Environmental Study has
been completed as part of this project, based on Carpenter Park being an historic bump area, and the
material to be excavated has been found to be mixed fill with a considerable amount of debris. There
are elevated concentrations of contaminants and will need to disposed of into a landfill. The Phase II
Environmental Assessment is available upon request.
It is anticipated that it will take approximately 600 trucks to remove the 6,000 cubic yards of material. In
addition, proposed project features would be constructed by, but not limited to, dozers, excavators,
dump trucks, skid and frontend loaders. Work hours will be consistent with city ordinance, Monday
through Friday 7:00 am to 10:00 PM. Special permission will have to be granted for work over the
weekend.
The Carpenter Park is scheduled to go out for bids in April and to begin construction in early May, with a
completion date of Late June. The skate park is scheduled to begin upon completion of the underground
stormwater facility with a completion date of September 2017.
Materials hauled to or from the site would be transported via designated haul routes, including the
Highway 7 Service Drive, Beltline Boulevard, and County Road 25 (Highway 7). Excavated material will be
disposed of at an approved location appropriate for the material type.
Site safety would be maintained through site fencing, designated staging areas, and restricting site
access to contractor and engineering staff only. The contractor will be required to implement the
erosion and sediment control plan, which will include daily housekeeping, pollution prevention, and
keeping the streets clean at all time.
Both the underground structure and the skate park will be constructed of concrete and the potential for
fire is limited by the contractor will be required to limit and control the potential for fire.
It is anticipated that during the construction process wildlife would be deterred from the project area
but would return upon completion of the project. Any nuisance wildlife that may occur during
construction will be managed on a case-by-case basis.
Maintenance of the underground stormwater facility will occur annually and will include the removal of
sediment and debris with little to no impact to the park area. Little maintenance will be required for the
new skate park.
City Council Meeting of April 3, 2017 (Item No. 8a)
Title: Carpenter Park Regional Stormwater Improvement Page 13
The proposed projects are consistent with the City of St. Louis Park’s 2030 Comprehensive Plan and
would not be detrimental to the health, safety, and welfare of the surrounding community. The
proposed projects have been planned under the direction of a civil engineer in the State of Minnesota.
In addition, the project is consistent with current utility plans and zoning ordinances.
City Council Meeting of April 3, 2017 (Item No. 8a)
Title: Carpenter Park Regional Stormwater Improvement Page 14
wsbeng.comK:\03336-000\Cad\Plan\03336-00 TS.dwg
9-11City Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 15
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 ExCnd.dwg
EXISTING CONDITIONSAND REMOVALSCity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 16
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Notes.dwg
MISC NOTES ANDTABULATIONSCity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 17
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Opt 2_Plan.dwg
SITE AND GRADING PLANCity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 18
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Opt 2.dwg
UTILITY PLAN AND PROFILECity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 19
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Opt 2.dwg
UTILITY PLAN AND PROFILECity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 20
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 ContechPlan.dwg
VAULT LAYOUT, ELEVATIONAND CROSS SECTION VIEW(16'-0")(8'-0")30--(6'-0")-- 972.90976.57979.50City Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 21
STRUCTURE 5000SECTIONPLANPROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 DS Details.dwg
LIFT STATION MANHOLESEE SPECIFICATIONS FOR PUMP INFORMATIONCity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 22
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 SWPPP.dwg
STORMWATER POLLUTIONAL PREVENTION PLANCity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 23
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 SWPPP.dwg
STORMWATER POLLUTIONAL PREVENTION PLANCity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 24
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 SWPPP.dwg
STORMWATER POLLUTIONAL PREVENTION PLANCity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 25
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 EroCntl.dwg
EROSION CONTROLAND RESTORATIONCity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 26
Carpenter ParkImprovement Project
Project Location
CO. Rd. 25 RALEIGH AVE SMINNETONKA BLVD
SALEM AVE SSERVICE DR
H
W
Y
7
S
HI
G
H
W
A
Y
1
0
0
NATCHEZ AVE SSERVICE DR HWY 7 N
BELT LINE BLVD31ST ST W OTTAWA AVE S31ST ST W
SERVICE DR HWY 7 SSERVI
C
E
D
R
H
W
Y
7
SSALEM AVE SNATCHEZ AVE SNATCHEZ AVE SMINNETONKA BLVD
SERVICE D
R
H
W
Y
7
N
31ST ST W
Legend
City Limits
Proposed Underground Stormwater Facility
Skate Park
Property Boundaries
Ü 0 100 20050
Feet
Project LocationMap
City Council Meeting of April 3, 2017 (Item No. 8a)
Title: Carpenter Park Regional Stormwater Improvement Page 27
TREE PRESERVATION PLANPROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Tree Preserve.dwg
EXHIBIT ACity Council Meeting of April 3, 2017 (Item No. 8a) Title: Carpenter Park Regional Stormwater ImprovementPage 28
Carpenter ParkImprovement Project
So
Disturbed area
to be sodded
to match existing
turf grass
D
DDD
D
5 Trees to be removed
(Total tree diameter of 50" to be removed)
892894896898900902904906 908880
910
9
1
2914
888890
882
8
8
6
878
884
880898886902880878884878894884 890906886884890 878884904
878
882886 882
87
8892 886888
884882882
880
884912 888
878
890
888882880896882878880
880900898882882878910914
886
8
8
8890908878
CO. Rd. 25RALEIGH AVE SOTTAWA AVE SSERVICE DR H
W
Y
7
S
BELT LINE BLVD31ST ST W
QUENTIN AVE SSERVICE DR
H
W
Y
7
N
SERVICE DR HWY 7 S
Legend
Replacement Trees (20)
Common Tree Name
American Linden
Boulevard Linden
Chokecherry
Hackberry
Honeylocust
Ironwood
Kentucky coffee tree
Serviceberry
Proposed Underground Stormwater Facility
Proposed Skate Park Area
Vegetation Restoration Area
Index
Intermediate
Property Boundaries
Ü 0 50 10025
Feet
LandscapingPlan
LegendExisting TreesCommon Tree Name
American Basswood
Amur Maple
Autumn Blaze Maple
Black Walnut
Blvd Linden
Canada Cherry
Colorado Blue Spruce
Cottonwood
Crabapple
Green Ash
Hackberry
Hawthorn
Ironwood
Japanese Lilac
Norway Maple
Ohio Buckeye
Red Pine
Russian-Olive
Sapporo Elm
Sienna Glen Maple
Silver Maple
White Oak
White Spruce
Project Notes:
Trees surveyed summer of 2016
5 trees are scheduled to be removed prior to construction having a total diameter of 50 inches
Proposed trees will be bag and burlap 2.5 inch trees, which will require a total of 20 trees to be planted
Existing trees are to be protected at canopy drip line with construction fencing
Contractor will be responsible for protecting existing trees and will be required to trim or replace trees as necessary
Proposed trees are to be planted per city specifications and have deer protection covers and watering bags
All disturbed areas will be sodded or reseeded and erosion control blanket installed and watered for 30 days
City Council Meeting of April 3, 2017 (Item No. 8a)
Title: Carpenter Park Regional Stormwater Improvement Page 29
Carpenter ParkImprovement Project
Project Location
Proposed Haul RouteRALEIGH AVE SOTTAWA AVE SSALEM AVE SBELT LINE BLVD31ST ST WSALEM AVE S31ST ST W
Legend
City Limits
Proposed Underground Stormwater Facility
Skate Park
Property Boundaries
Ü 0 50 10025
Feet
ProposedHaul Route
City Council Meeting of April 3, 2017 (Item No. 8a)
Title: Carpenter Park Regional Stormwater Improvement Page 30
Meeting: City Council
Meeting Date: April 3, 2017
Action Agenda Item: 8b
EXECUTIVE SUMMARY
TITLE: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
RECOMMENDED ACTION: Motion to Adopt Resolution approving Preliminary Planned Unit
Development, subject to conditions and Adopt Resolution approving a Preliminary Plat with
Variances.
POLICY CONSIDERATION: Does city council support this proposed redevelopment of the
subject properties.
SUMMARY: The site is located at 4424 and 4400 Excelsior Boulevard, and 3743 Monterey
Drive. The current applications were submitted on July 10, 2015. The applicant waived the review
deadline to act upon the proposed plans. Planning Commission held a public hearing and
recommended approval of the applications on March 16, 2016.
Council last discussed the development at a study session on October 24, 2016. Since that meeting
Dominium further reduce the proposed number of apartments to 149 units, and reduced the
affordable housing to 8% of the units at 50% of area median income (AMI). No other changes are
proposed to the height, scale, or access since city council’s last discussion.
When Planning Commission recommended approval, the site and building designs were similar to
the current proposal, but several revisions have been made since then, including:
•Reduced from 167 to 148 dwelling units (reducing the density from 69.9 to 61.9 units/acre).
•Removed units from the sixth floor on the northeast building corner to step down in height.
•Changed the commercial access on Monterey Drive across from Park Commons Drive to
an “entrance only” driveway.
•Added a raised landscape planter in the boulevard of Monterey Drive to encourage
pedestrians to cross at the signalized intersection.
•Reduced the number of affordable units at 50% of AMI from 33 (20%) to 12 (8%).
The redevelopment continues to include 17,500 square feet of commercial space on the ground
floor, with Bridgewater Bank occupying 10,000 square feet of that space. It continues to include
three levels of structured parking. The building continues to range from three to six stories tall.
The plan continues to provide for a wider sidewalk and more landscaping along Monterey Drive.
FINANCIAL OR BUDGET CONSIDERATION: The preliminary plat and preliminary PUD
applications do not have financial implications; however, the developer requests $4.5 million in
TIF. The city will evaluate the TIF application in further if the council grants preliminary approvals.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Discussion, Resolutions, Draft PUD Ordinance, Excerpt of
Planning Commission Minutes, Zoning Map Amendment Exhibit, Development Plans, Traffic Study
Prepared by: Sean Walther, Planning & Zoning Supervisor
Reviewed by: Michele Schnitker, Deputy Community Development Director
Approved by: Nancy Deno, Deputy City Manager/HR Director
City Council Meeting of April 3, 2017 (Item No. 8b) Page 2
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
DISCUSSION
REQUEST: St. Louis Park Leased Housing Associates I, LLC requests approvals of a Preliminary
Plat with Variances and Preliminary PUD. The preliminary plat would combine the three parcels
at 4400 and 4424 Excelsior Boulevard and 3743 Monterey Drive and create two new parcels. The
PUD is a rezoning and zoning text amendment of the property under the City’s PUD ordinance.
The proposed development is a mixed used building that ranges from three to six stories tall. The
first floor of the development will be commercial, with the upper floors being comprised of
multifamily residential rental housing.
The residential portion of the project includes 148 dwelling units, and least 8% of the units will be
affordable at to households earning 50% of the area median income (AMI). There will be
approximately 17,500 square feet of commercial space on the first floor, and Bridgewater Bank
intends to occupy 10,000 square feet of that space. Three levels of structured parking will be
provided under the building.
BACKGROUND: Bridgewater Bank purchased 4424 Excelsior Boulevard and 4400 Excelsior
Boulevard. The Economic Development Authority (EDA) owns 3743 Monterey Drive and has
indicated to Bridgewater Bank and Dominium Development that it would be willing to sell the
property in order to facilitate a proposed redevelopment. Bridgewater Bank and Dominium
Development are owner partners in this project, with Dominium Development leading the
redevelopment of the properties.
Existing Site Conditions: The site is on the northeast corner of Excelsior Boulevard and Monterey
Drive. The proposed development is in the Wolfe Park Neighborhood. Nearby parks and open
space amenities include Wolfe Park and Bass Lake Preserve. The site is served by Metro Transit
Bus Route 12 and others along Excelsior Boulevard. The site is just over one-half mile from the
Cedar Lake LRT Regional Trail and the future Beltline Boulevard Southwest Light Rail Transit
Station (Green Line Extension).
The three combined parcels are 2.39 acres in size. Two of the parcels host an existing one-story
tall multiple tenant commercial building and a two-story tall building that was recently renovated
and where Bridgewater Bank has opened a local branch. There is also a surface parking lot on the
north side of the site. The St. Louis Park Economic Development Authority owns the vacant
wooded lot on the northwest side of the site.
There is a large grade change on the site, with the northern portion of the site lying approximately
20 feet below the grade of Excelsior Boulevard. The site is generally flat along Excelsior
Boulevard and Monterey Drive. The northern portions of the site are also generally flat and used
for a surface parking lot. There is an existing 20 foot tall retaining wall on the property.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 3
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Site Location Map.
Site Area: 2.89 acres; excluding proposed road right-of-way the combined site will be 2.39 acres
Current Zoning Districts: C2 – General Commercial, R4 – Multiple Family Residence
Proposed Zoning District: PUD – Planned Unit Development
Comprehensive Plan Designation: MX – Mixed-Use
Current Use: Multi-tenant retail, Bridgewater Bank, and a wooded vacant lot
Adjacent Uses:
North: 3-story tall multi-family residential, nursing home, single family dwellings, 36½ St W
East: car wash, single family residential, Kipling Ave S
South: Excelsior Blvd, 1- and 2-story tall commercial buildings
West: Monterey Dr, 5-story tall mixed-use building, 3-story tall multiple family residential
PRELIMINARY PLAT WITH VARIANCES ANALYSIS:
The preliminary plat combines three existing parcels, creates into two new parcels, dedicates right-
of-way for adjacent streets, and it provides drainage and utility easements along the most of the
perimeter of the new parcels. The plat is named “Bridgewater Dominium Addition”.
Lots:
Lot 1, Block 1, Bridgewater Dominium Addition will have a lot area of 2.18 acres. This lot is
proposed to be developed with a mixed-use building with approximately 17,500 square feet of
ground floor commercial and 148 multiple-family residential units with structured parking under
the building. This will be a corner lot with frontage on Excelsior Boulevard and Monterey Drive.
Lot 2, Block 1, Bridgewater Dominium Addition will have a lot area of 0.21 acres. This lot will
contain an existing two-story 4,400 square foot commercial building. The parking for this property
will be provided off-site on the first level of the mixed-use building on Lot 1, Block 1 of the same
PUD.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 4
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Right-of-Way Dedication: The preliminary plat dedicates 0.50 acres of land for road right-of-
way to surrounding streets and generally follows the boundaries of existing road easements.
Hennepin County reviewed the proposal and did not provide any formal comments.
Drainage and Utility Easements: The plan provides 10-foot wide drainage and utility easements
along Excelsior Boulevard and Monterey Drive as required by the Subdivision Ordinance. It also
provides 5-foot wide drainage and utility easements along most interior lot lines. The only
exception is along the common lot line between Lot 1 and Lot 2 of the proposed plat, where no
easement is provided. And along one of the northeast property lines where an existing building is
built up to the property line.
However, the development plans have encroachments into the drainage and utility easements that
are provided on the plat. On the northwest side of the lot, there are retaining walls that range from
three to eight feet in height and approximately 155 feet long that are within the easement. On the
northeast side of the lot, there is also a retaining wall that ranges from one to ten feet tall and
approximately 75 feet long. These may be allowed with encroachment agreement. While the
retaining walls will hinder the use to some degree, there would still be value to dedicating the
easements on the plat for future use.
There are also two areas where there are slight encroachments of the building into the 10-foot
drainage and utility easements. These are relatively small encroachments, but it is staff’s
recommendation that the easements simply be reduced with the variance application in these areas
to eliminate the encroachments. On the northwest corner of the lobby entrance, the building
encroaches 2 inches. On the southeast corner of the building, about 35 feet of the building strays
up to 3 feet into the easement. Again, a change to the plat is recommended by staff with subdivision
variances granted.
There are existing easements along internal lot lines that will need to be vacated to accommodate
the development. There are also existing electric utilities that will need to be relocated by the
developer. It is staff’s understanding based on communications with the applicant and utility
companies that the relocated facilities can be accommodated within the easements provided. This
will be confirmed prior to any city council hearings relating to the vacation of existing drainage
and utility easements. The developer intends to resubmit applications for these vacations if the
preliminary plat and preliminary PUD are approved.
Subdivision Variance Application: The variances are regarding drainage and utility easements on
the plat. The plat proposes variances from five feet to zero feet along either side of the shared
property line between Lots 1 and 2 of the proposed plat. In addition, variances are needed on Lot
1 from the 10-foot easement requirement down to approximately 9.5 feet along Monterey drive in
one isolated location near the proposed lobby, and down to 7 to 9.5 feet for an approximately 35
feet length at the southeast corner of the proposed building along Excelsior Boulevard.
Staff offers the following findings:
1. There are special circumstances or conditions affecting the property such that the strict
application of the provisions of this chapter would deprive the applicant/owner of the
reasonable use of the land.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 5
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Lots 1 and 2 are part of the same planned unit development proposal. The sites are intended to
operate dependently with shared parking. Both the existing building, and appurtenances to the
new building (area well) will have zero setbacks from the common property line
The minor reductions in the easement widths along Monterey and Excelsior Boulevard are still
larger than those provided at similar mixed use developments east of the site, where easements
of zero to five feet have been allowed along public streets. In addition, the site is located in a
commercial corridor that allows setbacks that are five feet wide along streets, and 0 feet on
side lots adjacent to commercial properties, so it is not out of character with the area.
2. The granting of the variance will not be detrimental to the public health, safety and welfare or
injurious to other property in the territory in which property is situated.
3. The variance is to correct inequities resulting from an extreme physical hardship. The
topography of the site includes a grade change of up to 20 feet and the development includes
an existing building that will be retained and existing retaining walls that will be relocated and
replaced as part of the development.
4. The variance is not contrary to the intent of the comprehensive plan. The proposed variance
accommodates a mixed-use building consistent with the land use guidance. The proposed
easements along Monterey Drive and Excelsior Boulevard expand the area available for public
utilities compared to what is available today, and more public right-of-way is being dedicated
through the plat.
Based on the above findings, staff recommends approval of the subdivision variances to reduce
the width of the drainage and utilities easements in the locations described above.
Park and Trail Dedication:
The proposed development will increase the intensity of the development on the property. The
City will require park and trail dedication fees to be collected for the residential units that are being
added to the site. The Park and Recreation Advisory Commission met on February 17, 2016 and
recommended collecting cash-in-lieu of land for the park dedication. The current park dedication
fee is $1,500 per dwelling unit and the trail dedication fee is $225 per dwelling unit. The fees
would total $222,000 and $33,300 for the park and trail dedication respectively.
PUD ANALYSIS:
Comprehensive Plan: In 2015, the City Council approved a Comprehensive Plan future land use
map amendment to guide this land for Mixed Use. The current zoning map contemplates
commercial and multiple family uses. The proposed PUD would create a new zoning district and
zoning regulations for uses and dimensional standards that are unique to this site and the proposed
site and building plans.
The intent of the Mixed Use land use designation and the City’s Livable Communities design
principles is to create compact, pedestrian-scale, mixed-use buildings, typically with retail, service
or other commercial uses on the ground floor and residential or office uses on upper floors. Mixed-
use is intended to accommodate mixed-income housing, a mix of housing types on the same block,
and higher density development.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 6
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Zoning Table. The following table provides the zoning metrics for the development.
Factor Required Proposed
Use Mixed-use Mixed-use
Lot Area 2.0 acres minimum 2.89 acres (2.39 after the plat)
Residential Density Up to 50 units per acre; higher
densities are allowed with a PUD
Lot 1: 67.9 units per acre
Lot 2: no residential proposed
Combined: 61.9 units per acre
Height No specific limits apply to this
property; it is not adjacent to R1
or R2 districts
71.5 ft. tall; a rooftop metal
trellis extends to 76.5 ft. tall
Off-Street Parking 270 spaces (1/bedroom)
79 spaces (1/250 sq. ft., -10%)
349 spaces total
298 spaces on level P1 and P2
82 spaces on Level 1
380 spaces total
Setbacks N/A for PUD Lot 1: (new building)
Front (south) – 7 ft. or more
Side (west) – 9’10” or more
Side (east) – 8’9” or more
Rear (north) – 33 ft. or more
Lot 2: (existing building)
Front (south) – 20 ft. or more
Side (west) – 0 ft.
Side (east) – 15 ft. or more
Rear (north) – 0 ft.
Commercial Use of
Ground Floor Area
N/A for PUD 17,500 sq. ft. new building
4,400 sq. ft. existing remaining
Ground Floor Area
Ratio
N/A for PUD 0.62 (excludes parking)
D.O.R.A. 11,414 sq. ft. (12% of lot area) 13,579 sq. ft. (14.3%)
Tree Replacement 222.1 caliper inches
($130 per caliper inch not planted)
Approx. 67 caliper inches +
Cash-in-lieu ($20,098)
Landscaping 185 trees 56 trees per zoning definition
(82 trees actual with 31 over-
story and 51 ornamental trees)
1,307 shrubs 423 shrubs
1,243 perennials
Alternative landscaping A rooftop amenity courtyard
on the 2nd level.
Transit service None required Routes 12, 615, 604
Stormwater Required city and watershed
standards
Stormwater management is
provided underground
City Council Meeting of April 3, 2017 (Item No. 8b) Page 7
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Building and Site Design Analysis: The PUD ordinance requires the City to find that the quality
of building and site design proposed will substantially enhance aesthetics of the site and implement
relevant goals and policies of the Comprehensive Plan. In addition, the following criteria shall be
satisfied:
(1) The design shall consider the project as a whole, and shall create a unified environment within
project boundaries by ensuring architectural compatibility of all structures, efficient vehicular and
pedestrian circulation, aesthetically pleasing landscape and site features, and design and efficient
use of utilities.
The proposed building is six stories tall with ground floor commercial storefronts and the
residential lobby. Residential units occupy the second through sixth floors. The upper stories of
the building are in a U-shape that open up to the north side of the site and surrounds a rooftop
amenity space on the second level.
The building height steps down to three stories on the northwest corner of the building, in order to
reduce shadowing impacts. Also, the building steps own to five stories on the northeast corner of
the building. These terraced areas provide generous balcony spaces for the adjacent units. On the
south façade, the first and the sixth levels are recessed six feet. On the ground floor, this provides
a covered walkway along the storefronts. Having the sixth floor stepped back helps make the
building appear to be only five-stories tall from the adjacent Excelsior Boulevard sidewalk and
improves the “human-scale” of the building. Similarly, the sixth level of the building is stepped
back six feet from the rest of the façade along Monterey Drive. The proposed building uses
attractive and quality exterior materials such as brick, glass, stucco and cement board siding.
The plan provides an efficient commercial parking level with accesses from Excelsior Boulevard
and Monterey Drive. The commercial access to Monterey Drive allows entrance only. Separate
access is provided from Monterey Drive to the lower parking levels that will be used by residents.
Limited on-street parking also available on Excelsior Boulevard.
The development provides a quality rooftop amenity space for residents on the second level of the
building, which also breaks up the massing of the building on the north side. A six-foot wide
landscaped boulevard, sidewalk, and foundation plantings are provided along Monterey Drive. On
Excelsior Boulevard, similar to today, there is a sidewalk adjacent to the curb and on-street
parking, and landscaped planters are provided between the sidewalk and the covered walkway
along the storefronts.
(2) The design of a PUD shall achieve compatibility of the project with surrounding land uses,
both existing and proposed, and shall minimize the potential adverse impacts of the PUD on
surrounding land uses and the potential adverse effects of the surrounding land uses on the PUD.
The design extends the urban-like, mixed-use environment established by Excelsior & Grand and
other developments surrounding Wolfe Park to this prominent intersection. It continues the
commercial use of the ground floor along Excelsior Boulevard and adds residential above. The
impacts to neighboring properties of the building height by stepping down the height in some areas.
Most of the traffic is directed to Excelsior Boulevard or Monterey Drive, except service vehicles
and move-ins which would occur on the north side of the property accessed via 36½ Street and an
existing driveway easement.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 8
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
(3) A PUD shall comply with the City’s Green Building Policy.
The applicant proposes to meet the city’s green building policy and this will be required as a
condition of approval.
(4) The use of green roofs or white roofs and on-site renewable energy is encouraged.
On-site renewable energy, green roofs, and white roofs are not proposed. Landscaping will be
included on the second floor amenity terrace.
Architectural Design: A general description of the building was provided above.
Height: As noted previously, the building is six stories and 71.5 feet tall, with a metal terrace
accenting the southwest corner of the building that rises to 76.5 feet tall.
On the northeast corner of the site, the building will appear closer to eight stories tall when viewed
from the current parking lot level due to the drop in elevation where the lower parking levels are
exposed and/or retaining walls are installed. Note that the one and two-family houses along Kipling
are at the higher grade levels approximately even with the first floor of the proposed building,
which helps diminish the view of the lower parking levels. Also, the developer has stepped the
building down in height on the northeast corner to help mitigate the height.
On the northwest corner of the building, the height steps down to five, then four, then three stories
tall. This terracing of the building prevents shadowing on the building to the north from exceeding
city requirements. It also results in generous balconies for the end apartment units.
The PUD district has the flexibility to allow taller buildings and smaller setbacks, as the City
Council deems appropriate.
Pedestrian-level design elements: The ground floor commercial would have storefront windows
all along Excelsior Blvd and approximately four direct entrances to the public sidewalk, including
a corner entrance into Bridgewater Bank’s proposed space. Storefront windows are also provided
along Monterey Drive with an additional entrance on the north end of the Bridgewater Bank tenant
space and the residential lobby entrance.
The PUD ordinance will include transparency requirements for the storefront windows on the
ground floor and requirements for the entrances to these spaces be open during normal business
hours.
Exterior Materials: The exterior materials include at least 60% class one materials on each of the
four elevations including, brick, glass, stucco, and fiber cement board lap siding. Other materials
include metal panel and rock face block concrete masonry.
Shadowing: The shadow study provided by the architect certifies and confirms that the building
meets the shadowing requirements. It is allowed to shadow another building wall more 50% for
no more than two hours between 9 a.m. and 3 p.m. for no more than 60 days per year.
Density: The Mixed Use Comprehensive Plan land use designation allows residential densities up
to 50 units per acre, and higher densities may be allowed with a PUD. The overall residential
City Council Meeting of April 3, 2017 (Item No. 8b) Page 9
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
density of the development would be 61.9 units/acre. If taken separately, the density on Lot 1
would be 67.9 units per acre if measured on its own. No residential units are proposed on Lot 2.
The overall residential density is appropriate since the PUD can and would restrict residential
development on Lot 2.
The appropriateness of the density can be further evaluated based upon projected parking
demand/provision and traffic impacts/mitigation. Both are discussed further later the report.
While each PUD should be judged on its unique circumstances, the following table compares the
residential densities of several nearby developments.
Development Units Density
E & G (Phase I) 338 58.4 units/acre
Ellipse on Excelsior 132 61.1 units/acre
Excelsior & Monterey 148 61.9 units/acre
E & G (Phase NW) 96 67.1 units/acre
E2 58 74.4 units/acre
E & G Phase E (Trader Joes) 86 75.4 units/acre
E & G (Phase NE) 120 79.3 units/acre
4900 Excelsior (Bally) 164 103.2 units/acre
Parking: The plan provides 380 parking spaces, which exceeds the minimum 349 spaces required
by zoning code (surplus of 31 spaces). On Level 1 there are 82 parking spaces that serve the new
commercial development and the existing bank building that will remain. The zoning code requires
79 spaces for the commercial uses. On Levels P1 and P2, the plan provides 298 parking spaces.
The zoning code requires one space per bedroom or 270 parking spaces for the residential in this
case. The plan meets the parking requirements. In addition to the off-street parking, there is on-
street parking available on Excelsior Boulevard adjacent to the site.
Access: Vehicles may access the site from three surrounding streets. The ground floor commercial
parking has a right-in/right-out access driveway on Excelsior Boulevard. The commercial parking
also has an entrance only access on Monterey Drive that is aligned with Park Commons Drive. A
full access driveway on Monterey Drive is provided 140 feet north of Park Commons Drive that
serves the two levels of underground parking that building residents would use. Finally, there is a
driveway easement that connects to 36½ Street West that can be used for service vehicles
(waste/recycling collection) or apartment move-ins.
The building also has pedestrian access from the adjacent sidewalks and there is a nearby bus stop
on Excelsior Boulevard.
Traffic: The traffic study completed in 2015 was updated to reflect the revised program (fewer
dwelling units, revised site access, and the planned Park Commons Drive right-turn lane
improvement.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 10
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Trip Generation: The development will add new trips to the overall area, including 82 trips in the
a.m. peak hour (21 in, 61 out), 99 trips in the p.m. peak hour (58 in, 41 out) and 887 daily trips.
That is 149 fewer daily trips and 14 fewer p.m. peak hour trips than previously projected.
Park Commons Drive and Monterey Drive Improvements: This leg of the intersection experiences
delays, mainly due to left turns heading northbound on Monterey Drive, and results in queues that
block the Trader Joe’s parking lot driveway during peak times. With the proposed development,
the operations of this leg of the intersection would get worse during the peak traffic times.
Based on the traffic studies, the City Council directed staff to include in the capital improvements
plan the installation of a dedicated right turn lane on Park Commons Drive. Sixty-percent of the
eastbound vehicles turn right at Monterey Drive toward Excelsior Boulevard, so a turn lane would
reduce the delay for most vehicles and reduce the queues that block the Trader Joe’s driveway.
This improvement would mitigate the impact that the added traffic generated from Excelsior &
Monterey has on this leg of the intersection, and it is included in the 2018 capital improvements
plan.
The developer may be required to contribute to the costs of this improvement because of the
development’s impact to the level of service.
The latest traffic study is attached for your information.
The Director of Engineering and/or a representative from SRF Consulting Group will be available
at the meeting to respond to questions.
Other minor changes: Staff recommends that the first on-street parking stall on Excelsior
Boulevard located east of Monterey Drive be posted “No Parking” and that the second on-street
parking stall be posted “No Parking Loading Zone Only”. Also, staff recommends posting “No
Parking Fire Lane” between the two new private driveways on the east side of Monterey Drive.
PUBLIC PROCESS SUMMARY: Below is a chronological list of public meetings held
regarding (or closely related to) the development:
• July 14, 2014 - Project discussed at City Council Study Session
• April 13, 2015 - Project Update to City Council Study Session
• April 21, 2015 - Neighborhood Meeting
• May 6, 2015 – Planning Commission Public Hearing regarding Comprehensive Plan
• June 1, 2015 - City Council approved Comprehensive Plan Amendment
• August 10, 2015 – Excelsior Boulevard traffic discussed at City Council Study Session
• September 29, 2015 – Traffic mitigation meeting with neighborhood
• October 19, 2015 – Traffic mitigation discussed at City Council Study Session
• March 3, 2016 – Neighborhood Open House
• March 16, 2016 – Planning Commission Public Hearing on Preliminary Plat and PUD
• April 18, 2016 – Project discussed at City Council Study Session
• October 24, 2016 – Project discussed at City Council Study Session
• February 13, 2017 – Written report to City Council regarding proposed plan (no discussion)
City Council Meeting of April 3, 2017 (Item No. 8b) Page 11
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
PLANNING COMMISSION AND STAFF RECOMMENDATIONS:
• The Planning Commission and staff recommended approval of the Preliminary Plat with
Subdivision Variances, based on the findings in the report, with conditions listed in the draft
resolution.
• The Planning Commission and staff recommended approval of the Preliminary PUD, based on
the findings in the report, with conditions listed in the draft resolution.
It is worth mentioning again that the developer has revised the development since the Planning
Commission public hearing on May 6, 2016, based on City Council input. At that time, the
development had 167 dwelling units, had a density of 69.9 units per acre, had 20% of the units
affordable at 50% AMI, did not step back the sixth floor on the northeast wing, had a full access
onto Monterey Drive at Park Commons Drive, and did not include a raised planter near the
residential lobby entrance along Monterey Drive.
NEXT STEPS: If approved, the applicant can apply for final plat, final PUD, vacation of
easements, and staff will further evaluate the TIF request for the development. City Council
decides each of these.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 12
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
RESOLUTION NO. 17-____
RESOLUTION APPROVING A
PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD)
LOCATED AT
4424 AND 4400 EXCELSIOR BOULEVARD, AND 3743 MONTEREY DRIVE
EXCELSIOR & MONTEREY
WHEREAS, St. Louis Park Leased Housing Associates I, LLC submitted an application
for approval of a Preliminary Planned Unit Development (PUD); and
WHEREAS, the Comprehensive Plan guides the site for Mixed Use development; and
WHEREAS, the subject property is located within the C-2 General Commercial and R-4
Multiple Family zoning districts; and
WHEREAS, the proposed mixed-use development includes 17,500 square feet of
commercial space and 148 dwelling units is consistent with the designations, and the proposed
housing density may be allowed with a PUD; and
WHEREAS, notice of a public hearing on the Preliminary PUD was mailed to all owners
of property within 500 feet of the subject property; and
WHEREAS, notice of public hearing on the Preliminary PUD was published in the St.
Louis Park Sailor on March 3, 2016; and
WHEREAS, the Planning Commission held the public hearing at the meeting of March
16, 2016; and
WHEREAS, the Planning Commission recommended approval of the Preliminary PUD;
on a 3-2 vote; and
WHEREAS, the applicant subsequently made revisions to the plan to address concerns
raised by the Planning Commission; and
WHEREAS, the City Council discussed iterations of the plan at its April 18, 2016, and
October 24, 2016, study sessions; and
WHEREAS, the City Council has considered the staff reports, Planning Commission
minutes and testimony of those appearing at the public hearing or otherwise including comments
in the record of decision.
BE IT RESOLVED BY the City Council of the City of St. Louis Park:
Findings
City Council Meeting of April 3, 2017 (Item No. 8b) Page 13
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
1. St. Louis Park Leased Housing Associates I, LLC has made application to the City Council
for a Preliminary Planned Unit Development located at 4424 and 4400 Excelsior Boulevard, and
3743 Monterey Drive, which is legally described in “Exhibit A”.
2. The City Council has considered the advice and recommendation of the Planning
Commission (Case No. 15-33-PUD) and the effect of the proposed PUD on the health, safety and
welfare of the occupants of the surrounding lands, existing and anticipated traffic conditions, the
effect on values of properties in the surrounding area, the effect of the use on the Comprehensive
Plan, and compliance with the intent of the Zoning Ordinance.
3. The City Council has determined that the PUD will not be detrimental to the health, safety,
or general welfare of the community nor will it cause serious traffic congestion or hazards, nor
will it seriously depreciate surrounding property values. The Council has also determined that the
proposed PUD is in harmony with the general purpose and intent of the Zoning Ordinance and the
Comprehensive Plan.
4. The contents of Planning Case File 15-33-PUD are hereby entered into and made part of
the public hearing record and the record of decision for this case.
Conclusion
The Preliminary Planned Unit Development at the location described is approved based on the
findings set forth above and subject to the following conditions:
1. City approval of the final PUD ordinance is required.
2. City approval of vacation of the existing easements and appropriate accommodation of
private utilities that need to be relocated.
3. The site shall be developed, used and maintained in accordance with the PUD ordinance,
Official Exhibits, Development Agreement and City Code.
4. A permanent agreement for shared parking on Lot 1 for the benefit of Lot 2 shall be
submitted for city review prior to City Council review of the final PUD, and the permanent
shared parking agreement shall be recorded upon recording of the final plat.
5. A parking management plan shall be submitted for city review prior to City Council review
of the final PUD.
6. The required landscaping and tree replacement calculations shall be corrected on the
Landscaping Plans prior to City Council review of the final PUD.
7. Prior to starting any land disturbing activities (excluding demolition and environmental
investigation), the following conditions shall be met:
a. Proof of recording the final plat shall be submitted to the City.
b. City approval of the final PUD ordinance is required.
c. Assent Form and Official Exhibits shall be signed by the applicant and property owner.
d. A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and City representatives.
e. All necessary permits must be obtained.
8. Prior to issuance of any building permits (excluding demolition), the following conditions
shall be met:
a. The developer shall sign the city's Assent Form and the Official Exhibits.
b. A development agreement shall be executed between the Developer and City that
addresses, at a minimum:
City Council Meeting of April 3, 2017 (Item No. 8b) Page 14
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
1. The conditions of the final PUD approval as applicable or appropriate.
2. Participation by the property owner in the special service district relating to
maintenance of streetscape improvements within the public right-of-way along
Excelsior Boulevard.
3. Installation and on-going maintenance at Developer’s expense of on-street parking
areas and streetscape improvements along all public streets adjacent to the site.
Final plans for said improvements shall be submitted to the City Engineer for
review and approval prior to construction.
4. A performance guarantee in the form of cash escrow or irrevocable letter of credit
shall be provided to the City of St. Louis Park in the amount of 125% of the costs
of all public improvements (including but not limited to street, sidewalks, utilities,
street lights, landscaping, etc.), placement of iron monuments at the property
corners, and the private site stormwater management system and landscaping.
5. The developer shall reimburse city attorney’s fees in drafting/reviewing such
documents as required in the final PUD approval.
6. Final construction plans for all public improvements shall be signed by a registered
engineer and submitted to the City Engineer for review and approval.
7. Building material samples and colors shall be submitted to the city for review.
9. The developer shall comply with the following conditions during construction:
a. All city noise ordinances shall be complied with, including that there be no construction
activity between the hours of 10 p.m. and 7 a.m. Monday through Friday, and between
10 p.m. and 9 a.m. on weekends. No construction activity shall occur on Sundays and
holidays. Limited exceptions to these construction hours may be permitted if the City
issues a noise permit.
b. The site shall be kept free of dust and debris that could blow onto neighborhood
properties.
c. Public streets shall be maintained free of dirt and shall be cleaned as necessary.
d. The city shall be contacted a minimum of 72 hours prior to any work in a public street.
e. Work in a public street shall take place only upon the determination by the Director of
Engineering (or designee) that appropriate safety measures have been taken to ensure
motorist and pedestrian safety.
f. The developer and general contractor shall implement and enforce a parking plan for
construction equipment and vehicles, and workers’ vehicles, which minimizes or
eliminates parking in the surrounding residential neighborhoods.
g. The developer shall install and maintain chain link security fencing that is at least six
feet tall along the perimeter of the site. All gates and access points shall be locked
during non-working hours.
h. Temporary utility connections shall not adversely impact surrounding neighborhood
service.
i. Pedestrian access along Excelsior Boulevard shall be maintained during construction.
Any expected disruptions shall be limited in duration and scope, and communicated to
the City, County, and Metro Transit well in advance.
10. Prior to the issuance of any permanent certificate of occupancy permit public
improvements and private site landscaping and irrigation shall be installed in accordance
with the Official Exhibits.
11. All utilities shall be buried underground.
12. All mechanical equipment shall be fully screened.
13. The materials used in and placement of all signs shall be integrated with the building design
and architecture.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 15
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
In addition to any other remedies, the developer or owner shall pay an administrative fee of $750
per violation of any condition of this approval.
Pursuant to the Zoning Ordinance, the City will require execution of a development agreement as
a condition of approval of the Final PUD. The development agreement shall address those issues
which the City Council deems appropriate and necessary. The Mayor and City Manager are
authorized to execute the development agreement upon Final PUD approval.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of April 3, 2017 (Item No. 8b) Page 16
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
EXHIBIT A
LEGAL DESCRIPTION
TRACT A:
Lot 16, Block 2, Minikahda Vista 2nd Addition.
Hennepin County, Minnesota
Abstract Property
TRACT B:
Lots 15 and 17, Block 2, Minikahda Vista 2nd Addition.
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 1354007
TRACT C:
Parcel 1:
Lot 18, Block 2, Minikahda Vista 2nd Addition, Hennepin County, except that part thereof lying
Southwesterly of a line 35 feet Northeasterly of and parallel with a line described as beginning at
a point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2, "Minikahda Vista
2nd Addition, Hennepin County", as measured at right angles from the Southwesterly line of said
Lot 17; thence Northwesterly line of said Lot 17; thence Northwesterly parallel with said
Southwesterly line 142.63 feet and there terminating.
Parcel 2:
Lots 19 and 20, Block 2, Minikahda Vista, 2nd Addition, Hennepin County, except that part of said
lots lying Southwesterly of a line 35 feet Northeasterly of and parallel with a line described as
beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2,
"Minikahda Vista 2nd Addition, Hennepin County", as measured at right angles from the
Southwesterly line of said Lot 17; thence Northwesterly parallel with said Southwesterly line 142.63
feet; thence along a tangential curve to the left having a tangent length of 120 feet, delta angle of 3
degrees, 18 minutes and 55 seconds for a distance of 239.95 feet and there terminating.
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 848056 (Includes additional land)
TRACT D:
All that part Lots 19 and 20, Block 2, lying within a distance of 35 feet on both sides of a line
described as beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17,
Block 2, "Minikahda Vista, 2nd Addition, Hennepin County", as measured at right angles from the
Southwesterly line of said Lot 17; thence Northwesterly parallel with said Southwesterly line 142.63
feet; thence along a tangential curve to the left having a tangent length of 120 feet, delta angle of
3 degrees, 18 minutes and 55 seconds for a distance of 239.95 feet and there terminating, in
Minikahda Vista, 2nd Addition, Hennepin County.
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 361095
City Council Meeting of April 3, 2017 (Item No. 8b) Page 17
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
EXHIBIT A
(continued)
TRACT E:
All that part of Lot 18, lying Southwesterly of a line 35 feet Northeasterly of and parallel with a line
described as beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17,
Block 2, "Minikahda Vista 2nd Addition, Hennepin County", as measured at right angles from the
Southwesterly line of said Lot 17; thence Northwesterly parallel with said Southwesterly line, 142.63
feet and there terminating, in Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Hennepin County,
Minnesota Torrens Property
Torrens Certificate No. 360285
TRACT F:
Parcel 1:
Lots 11, 12, 13 and 14, Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Parcel 2:
That part of Lot 34 lying South of a line drawn Westerly at right angles to the East line of Lot 35
at a point 350 feet South of the Northeast corner of said Lot 35, Block 2, "Minikahda Vista 2nd
Addition, Hennepin County".
Parcel 3:
Lot 35, except that part of the Easterly 15 feet of said Lot embraced between the extension West of
the Northerly boundary line of Lot 8, Block 2, "Minikahda Vista 2nd Addition, Hennepin County"
and the extension West of the Southerly boundary line of Lot 9, Block 2, "Minikahda Vista 2nd
Addition, Hennepin County", and except that part of said Lot 35 lying North of a line drawn
Westerly at right angles to the East line of said Lot 35 at a point 350 feet South of the Northeast
corner of said Lot 35 and except that part of Lot 35 described as beginning at the Northwesterly
corner of Lot 10; thence Southwesterly along the Northwesterly line of said Lot 10 to the most
Northerly corner of Lot 11; thence Southwesterly along the Northwesterly line of Lots 11 and 12,
52.5 feet; thence Northwesterly at right angles 16.5 feet; thence Northeasterly at right angles to the
point of intersection with the Westerly extension of the North line of said Lot 10; thence East along
said extension to the point of beginning, Block 2, "Minikahda Vista 2nd Addition, Hennepin
County".
Parcel 4:
That part of Lot 35 described as follows, to-wit: beginning at the Northwesterly corner of Lot 10,
thence Southwesterly along the Northwesterly line of said Lot 10 to the most Northerly corner of Lot
11; thence Southwesterly along the Northwesterly line of Lots 11 and 12, 52.5 feet; thence
Northwesterly at right angles 16.5 feet; thence Northeasterly at right angles to the point of intersection
with the Westerly extension of the North line of said Lot 10, thence East along said extension to the
point of beginning, Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 1382660
City Council Meeting of April 3, 2017 (Item No. 8b) Page 18
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
RESOLUTION NO. 17-____
RESOLUTION GIVING APPROVAL FOR PRELIMINARY PLAT
WITH SUBDIVISION VARIANCES OF
BRIDGEWATER DOMINIUM ADDITION
BE IT RESOLVED BY the City Council of St. Louis Park:
Findings
1. St. Louis Park Leased Housing Association I, LLC, subdivider of the land proposed
to be platted as Bridgewater Dominium Addition has submitted an application for approval of
preliminary plat of said subdivision with variances from the subdivision ordinance in the manner
required for platting of land under the St. Louis Park Ordinance Code, and all proceedings have
been duly had thereunder.
2. The proposed preliminary plat has been found to be in all respects consistent with
the City Plan and the regulations and requirements of the laws of the State of Minnesota and the
ordinances of the City of St. Louis Park.
3. The proposed plat is situated upon lands in Hennepin County, Minnesota, and the
legal description for the property is provided on “Exhibit A” attached hereto.
4. There are special circumstances affecting the property such that the application of
the provisions of the subdivision ordinance would deprive the applicant/owner of the reasonable
use of the land. Such circumstances arise due to the topography. The site has grade changes of up
to 20 feet and the development includes an existing building that will be retained and existing
retaining walls that will be relocated and replaced as part of the development.
5. The granting of the variances will not be detrimental to the public health, safety,
and welfare or injurious to other property in the territory in which the property is situated. The
property provides adequate perimeter drainage and utility easements around the development,
include five to ten foot wide easement the perimeter, except where there are existing buildings to
remain, along an internal property lines to the overall development, and in areas where the
proposed building foundation would encroach between 2 inches and 3 feet into the required 10-
foot right-of-way. Additionally, there is sufficient room for utilities in the adjacent right-of-way
and easements provided.
6. The variance is not contrary to the intent of the Comprehensive Plan. The
Comprehensive Plan calls for such lands to be redeveloped and to include certain elements, such
as walkable mixed-use neighborhoods, human scale development and multi-modal streets. This
property is in a commercial corridor where the minimum building setbacks are 0 feet adjacent to
commercial land, and 5 feet adjacent to public right-of-way, so the reductions are consistent with
existing and future development in the area.
Conclusion
1. The proposed preliminary plat of Bridgewater Dominium Addition, including
subdivision variances for reduced drainage and utility easements, is hereby approved and accepted
City Council Meeting of April 3, 2017 (Item No. 8b) Page 19
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
by the City as being in accord and conformity with all ordinances, City plans and regulations of the
City of St. Louis Park and the laws of the State of Minnesota, subject to the following conditions:
A. The site shall be developed, used and maintained in accordance with the City Council
resolution, Official Exhibits, Development Agreement and City Code.
B. All utility service structures shall be buried. If any utility service structure cannot be
buried (i.e. electric transformer), it shall be integrated into the building design and
100% screened from off-site.
C. Tree replacement and park and trail dedication fees shall be paid to the City of St.
Louis Park.
D. Approval of the preliminary plat is subject to successful vacation of the existing
easements and appropriate accommodation of private utilities that need to be relocated.
E. A financial security in the form of a cash escrow or letter of credit in the amount of
$1,000 shall be submitted to the City to insure that a signed Mylar copy of the final
plat is provided to the City.
F. A permanent shared parking agreement across Lot 1 for the benefit of Lot 2 shall be
recorded upon filing of the final plat and prior to issuance of building permits for the
development. Said agreement shall be in a form approved by the City Attorney.
G. A development agreement upon approval of a final plat shall be executed between
the City and Developer that addresses, at a minimum:
1. A performance guarantee for 1.25 times the estimated costs for the installation
of all public improvements, placement of iron monuments at property corners,
landscaping and irrigation.
2. The applicant shall reimburse City attorney’s fees in drafting and reviewing such
documents as required in the final plat approval.
3. Prior to starting any land disturbing activities (excluding building demolition or
environmental investigation), the following conditions shall be met:
a. City approval of the final plat.
b. Proof of recording the final plat shall be submitted to the City.
c. Assent Form and Official Exhibits must be signed by the applicant and property
owner(s).
d. Final construction plans for all public improvements shall be signed by a
registered engineer and submitted to the City Engineer for review and approval.
e. A preconstruction meeting shall be held with the appropriate development,
construction, private utilities, and City representatives.
f. All necessary permits must be obtained.
g. A performance guarantee in the form of cash escrow or irrevocable letter of
credit shall be provided to the City of St. Louis Park for all public
improvements (sidewalks, utilities, street lights, street repair, landscaping,
irrigation, etc.) and the private site landscaping.
H. Prior to issuance of any building permits (excluding demolition), the following
conditions shall be met:
1. Proof of recording the final plat shall be submitted to the City.
2. Assent Form and Official Exhibits must be signed by the applicant and property
owner(s).
3. Final construction plans for all public improvements shall be signed by a registered
engineer and submitted to the City Engineer for review and approval.
4. A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and City representatives.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 20
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
5. All necessary permits must be obtained.
6. A performance guarantee in the form of cash escrow or irrevocable letter of credit
shall be provided to the City of St. Louis Park for all public improvements
(sidewalks, utilities, street lights, road repair, landscaping, irrigation, etc.) and
private site landscaping.
7. The developer and contractor shall follow the procedures and requirements for this
development as required for Demolition and New Construction of single-family
homes are required to do under City Code 6-71 Construction Management Plan.
2. The property owner shall pay an administrative fee of $750 per violation of any
condition of this approval.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of April 3, 2017 (Item No. 8b) Page 21
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
EXHIBIT A
LEGAL DESCRIPTION
TRACT A:
Lot 16, Block 2, Minikahda Vista 2nd Addition.
Hennepin County, Minnesota
Abstract Property
TRACT B:
Lots 15 and 17, Block 2, Minikahda Vista 2nd Addition.
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 1354007
TRACT C:
Parcel 1:
Lot 18, Block 2, Minikahda Vista 2nd Addition, Hennepin County, except that part thereof lying
Southwesterly of a line 35 feet Northeasterly of and parallel with a line described as beginning at
a point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2, "Minikahda Vista
2nd Addition, Hennepin County", as measured at right angles from the Southwesterly line of said
Lot 17; thence Northwesterly line of said Lot 17; thence Northwesterly parallel with said
Southwesterly line 142.63 feet and there terminating.
Parcel 2:
Lots 19 and 20, Block 2, Minikahda Vista, 2nd Addition, Hennepin County, except that part of
said lots lying Southwesterly of a line 35 feet Northeasterly of and parallel with a line described
as beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2,
"Minikahda Vista 2nd Addition, Hennepin County", as measured at right angles from the
Southwesterly line of said Lot 17; thence Northwesterly parallel with said Southwesterly line
142.63 feet; thence along a tangential curve to the left having a tangent length of 120 feet, delta
angle of 3 degrees, 18 minutes and 55 seconds for a distance of 239.95 feet and there terminating.
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 848056 (Includes additional land)
TRACT D:
All that part Lots 19 and 20, Block 2, lying within a distance of 35 feet on both sides of a line
described as beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17,
Block 2, "Minikahda Vista, 2nd Addition, Hennepin County", as measured at right angles from the
Southwesterly line of said Lot 17; thence Northwesterly parallel with said Southwesterly line 142.63
feet; thence along a tangential curve to the left having a tangent length of 120 feet, delta angle of
3 degrees, 18 minutes and 55 seconds for a distance of 239.95 feet and there terminating, in
Minikahda Vista, 2nd Addition, Hennepin County.
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 361095
City Council Meeting of April 3, 2017 (Item No. 8b) Page 22
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
EXHIBIT A
(continued)
TRACT E:
All that part of Lot 18, lying Southwesterly of a line 35 feet Northeasterly of and parallel with a
line described as beginning at a point 30 feet Southwesterly from the most Southerly corner of
Lot 17, Block 2, "Minikahda Vista 2nd Addition, Hennepin County", as measured at right angles
from the Southwesterly line of said Lot 17; thence Northwesterly parallel with said Southwesterly
line, 142.63 feet and there terminating, in Block 2, "Minikahda Vista 2nd Addition, Hennepin
County".
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 360285
TRACT F:
Parcel 1:
Lots 11, 12, 13 and 14, Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Parcel 2:
That part of Lot 34 lying South of a line drawn Westerly at right angles to the East line of Lot 35
at a point 350 feet South of the Northeast corner of said Lot 35, Block 2, "Minikahda Vista 2nd
Addition, Hennepin County".
Parcel 3:
Lot 35, except that part of the Easterly 15 feet of said Lot embraced between the extension West of
the Northerly boundary line of Lot 8, Block 2, "Minikahda Vista 2nd Addition, Hennepin County"
and the extension West of the Southerly boundary line of Lot 9, Block 2, "Minikahda Vista 2nd
Addition, Hennepin County", and except that part of said Lot 35 lying North of a line drawn
Westerly at right angles to the East line of said Lot 35 at a point 350 feet South of the Northeast
corner of said Lot 35 and except that part of Lot 35 described as beginning at the Northwesterly
corner of Lot 10; thence Southwesterly along the Northwesterly line of said Lot 10 to the most
Northerly corner of Lot 11; thence Southwesterly along the Northwesterly line of Lots 11 and 12,
52.5 feet; thence Northwesterly at right angles 16.5 feet; thence Northeasterly at right angles to the
point of intersection with the Westerly extension of the North line of said Lot 10; thence East along
said extension to the point of beginning, Block 2, "Minikahda Vista 2nd Addition, Hennepin
County".
Parcel 4:
That part of Lot 35 described as follows, to-wit: beginning at the Northwesterly corner of Lot 10,
thence Southwesterly along the Northwesterly line of said Lot 10 to the most Northerly corner of Lot
11; thence Southwesterly along the Northwesterly line of Lots 11 and 12, 52.5 feet; thence
Northwesterly at right angles 16.5 feet; thence Northeasterly at right angles to the point of intersection
with the Westerly extension of the North line of said Lot 10, thence East along said extension to the
point of beginning, Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Hennepin County, Minnesota
Torrens Property
Torrens Certificate No. 1382660
City Council Meeting of April 3, 2017 (Item No. 8b) Page 23
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
DRAFT FOR PRELIMINARY REVIEW
ORDINANCE NO.____ -17
AN ORDINANCE AMENDING THE ST. LOUIS PARK
ORDINANCE CODE RELATING TO ZONING CHANGING ZONING DISTRICT
BOUNDARIES AND CREATING SECTION 36-268-PUD 6 AS A PLANNED UNIT
DEVELOPMENT ZONING DISTRICT FOR THE PROPERTY LOCATED AT
4400 AND 4424 EXCELSIOR BOULEVARD AND 3743 MONTEREY DRIVE
THE CITY OF ST. LOUIS PARK DOES ORDAIN:
Findings
Sec. 1. The City Council has considered the advice and recommendation of the Planning
Commission (Case No. 15-32-S, 15-33-PUD, 15-46-VAR) for amending the Zoning Ordinance
and Zoning Map to create a new Planned Unit Development (PUD) Zoning District.
Sec. 2. The Comprehensive Plan designates this property as Mixed Use.
Sec. 3. The legal description for the property this PUD applies to is provided on “Exhibit
A” attached hereto.
Sec. 4. The Zoning Map is hereby amended to change the zoning of the above described
property from General Commercial (C2) and Multiple Family Residential (R4) to Planned Unit
Development (PUD 6).
Sec. 5. The St. Louis Park Ordinance Code, Section 36-268 is also hereby amended to add
the following Planned Unit Development Zoning District:
Section 36-268-PUD 6.
(a). Development Plan
The site shall be developed, used and maintained in conformance with the following Final
PUD signed Official Exhibits:
•Zoning Map Amendment Exhibit
•Civil Engineering Plans
o Cover Sheet
o Renderings
o Shadow Study
o Existing Conditions
o Demolition Plan
o Site Plan
o Grading Plan
o Utility Plan
•Landscaping Plans
o Title Sheet
City Council Meeting of April 3, 2017 (Item No. 8b) Page 24
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
o Site Plan
o Landscape Plan
o Level2 Amenity Roof Deck Plan
• Architectural Plans
o Site Plan (architectural)
o Level P2 Floor Plan
o Level Pl Floor Plan
o Level 1 Floor Plan
o Level 2 Floor Plan
o Level 3 Floor Plan
o Level 4 Floor plan
o Level 5 Floor Plan
o Level 6 Floor Plan
o Exterior Elevations
o Exterior Elevations
o Exterior Elevations
o Lighting Plan
• Plat Drawings
o Preliminary Plat
o Final Plat 1 of 2
o Final Plat 2 of 2
The site shall also conform to the following requirements:
(1) The property shall be developed with up to 167 multiple family dwelling units
totaling not more than 264 bedrooms, and not more than 17,500 square feet of
commercial space on Lot 1, Block 1, Bridgewater Dominium Addition; and no
more than 4,400 square feet of commercial on Lot 2, Block 1, Bridgewater
Dominium Addition.
(2) Parking will be provided in the parking structure. Three-hundred eighty (380) off-
street parking spaces shall be provided, including at least 264 spaces for the
residential units and at least 79 spaces for commercial uses.
(3) The maximum building height will be 72 feet and six stories tall, plus up to an
additional five feet for a rooftop metal trellis architectural element on the southwest
corner of the building.
(4) The development site shall include a minimum of 12 percent designed outdoor
recreation area based on private developable land area.
(b) Permitted uses. The following uses are permitted in the PUD 6 district.
(1) Multiple family uses.
(c) Uses permitted with conditions. A structure or land in the PUD 6 district may be used
for one or more of the following uses if it complies with the conditions specified for the
use in this subsection:
City Council Meeting of April 3, 2017 (Item No. 8b) Page 25
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
(1) Commercial uses. Commercial uses limited to the following: bank, food service,
grocery store, large item retail, liquor store, medical or dental offices less than 2,500
square feet, office, private entertainment (indoor), retail, service, showroom and
studio. These commercial uses shall meet the following conditions:
a. Commercial uses are limited to the first floor.
b. Hours of operation, including loading/unloading of deliveries, for commercial
uses shall be limited to 6 a.m. to 12 a.m.
c. In-vehicle sales or service is prohibited.
d. Restaurants are prohibited.
e. Outdoor storage is prohibited.
(2) Civic and institutional uses. Civic and institutional uses are limited to the following:
education/academic, indoor public parks/open space, libraries, museums/art
galleries, police service substations, post office customer service facilities, public
studios and performance theaters.
(d) Accessory uses
Accessory uses are as follows:
(1) Parking ramps.
(2) Incidental repair or processing which is necessary to conduct a permitted use and
not to exceed ten percent of the gross floor area of the associated permitted use.
(3) Home occupations complying with all of the conditions in the R-C district.
(4) Catering, if accessory to a food service, grocery store or retail bakery.
(5) No outdoor uses or storage allowed.
(e) Special Performance Standards
(1) All general zoning requirements not specifically addressed in this ordinance must
be met, including but not limited to outdoor lighting, architectural design, parking,
landscaping, and all screening requirements.
(2) Each commercial tenant space on the first floor shall have a direct and primary
access to the outside of the building that is open during business hours.
(3) All trash handling and loading areas must be inside of the building and screened
from view.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 26
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
(4) Signs shall be allowed in conformance with the following conditions:
a. The maximum allowable number, size and height of signs shall be regulated by
section 36-362 per the MX district regulations.
b. Pylon signs are prohibited.
(5) Façade. The following façade design guidelines shall be applicable to all ground
floor non-residential facades located in the mixed-use building facing Excelsior
Boulevard:
a. Façade Transparency. Windows and doors shall meet the following
requirements:
1. For street-facing facades, no more than 10% of total window and door area
shall be glass block, mirrored, spandrel, frosted or other opaque glass,
finishes or material including window painting and signage. The remaining
90% of window and door area shall be clear or slightly tinted glass, allowing
views into and out of the interior.
2. Visibility into the space shall be maintained for a minimum depth of three
feet. This requirement shall not prohibit the display of merchandise.
Display windows may be used to meet the transparency requirement.
(6) Awnings.
a. Awnings must be constructed of heavy canvas fabric, metal and/or glass.
Plastic and vinyl awnings are prohibited.
b. Backlit awnings are prohibited.
(7) Use of Sidewalk. A business may use that portion of a sidewalk extending a
maximum of five feet from the building wall for the following purposes, provided
a six-foot minimum horizontal clearance along Excelsior Boulevard is maintained
between obstructions on public sidewalks and provided that all activity is occurring
on private property:
a. Display of merchandise.
b. Benches, planters, ornaments and art.
c. Signage, as permitted in the zoning ordinance.
d. Outdoor seating areas may extend beyond five feet of the building, provided
six feet minimum horizontal clearance along Excelsior Boulevard is
maintained between the obstructions on the sidewalk. An agreement shall
be obtained for any temporary private use of public land for seating upon
any public right-of-way or public easements.
Sec. 6. The contents of Planning Case File 15-32-S, 15-33-PUD and 15-36-VAR are
hereby entered into and made part of the public hearing record and the record of decision for this
case.
Sec. 7. This Ordinance shall take effect fifteen days after its publication.
Public Hearing March 16, 2016
First Reading
Second Reading
Date of Publication
Date Ordinance takes effect
City Council Meeting of April 3, 2017 (Item No. 8b) Page 27
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Reviewed for Administration Adopted by the City Council __________, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest: Approved as to Form and Execution:
Melissa Kennedy, City Clerk Soren Mattick, City Attorney
City Council Meeting of April 3, 2017 (Item No. 8b) Page 28
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
EXCERPT OF
OFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
MARCH 16, 2016 – 6:00 P.M.
COUNCIL CHAMBERS
MEMBERS PRESENT: Torrey Kanne, Claudia Johnston-Madison,
Lisa Peilen, Richard Person, Carl Robertson,
MEMBERS ABSENT: Lynne Carper, Joe Tatalovich
Ethan Rickert (youth member)
STAFF PRESENT: Sean Walther, Debra Heiser, Greg Hunt
1.Call to Order – Roll Call
2. Approval of Minutes of February 17, 2016 and March 2, 2016
Commissioner Person moved approval of the minutes of February 17, 2016.
Commissioner Peilen seconded the motion, and the motion passed on a vote of 3-2 (Kanne
and Robertson abstained). Commissioner Robertson moved approval of the minutes of
March 2, 2016. Commissioner Person seconded the motion, and the motion passed on a
vote of 4-1 (Peilen abstained).
3.Public Hearings
A.Excelsior & Monterey (Bridgewater Dominium Addition)
Preliminary Plat with Variances and
Preliminary Planned Unit Development
Location: 4400, 4424 Excelsior Blvd.; 3743 Monterey Dr.
Applicant: St. Louis Park Leased Housing Associates I, LLC
Case Nos.: 15-32-S, 15-33-PUD, 15-46-VAR
Sean Walter, Planning and Zoning Administrator, presented the staff report. He reviewed
the request for preliminary plat with variances. The preliminary plat combines three
existing parcels to be created into two new parcels and dedicates right-of-way to
surrounding streets where road easements currently exist. He explained that the variances
regard drainage and utility easement width reduction.
Mr. Walther presented the Planned Unit Development analysis including zoning,
building/site design, shadow study, parking, access, landscaping, and Designed Outdoor
Recreation Area (DORA).
Mr. Walther discussed the traffic study in detail. The study incorporates traffic studies of
the Bridgewater site, the former Bally’s site and a level of background growth. The Park
Commons Dr./Monterey leg of the intersection on Park Commons Dr. (going eastbound)
does experience a delay currently and the delay will get worse with the development. Mr.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 29
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Walther said the City Council directed staff to explore alternatives that might improve
operations at that particular intersection whether or not the development goes forward. He
discussed the option recommended by City Council to add a dedicated right turn lane on
Park Commons Dr. With this one improvement it will be improved from a Level of Service
D to a Level of Service C with development, which is rated Acceptable.
Mr. Walther reviewed the public process associated with the proposed development.
Commissioner Peilen asked if the entrance on Excelsior Blvd. was for commercial use
only.
Mr. Walther responded the Excelsior Blvd. entrance is for commercial use only.
Commissioner Peilen asked if the developer ever considered Excelsior Blvd. the primary
entrance and exit.
Mr. Walther responded he was not aware of any previous designs that considered that
option.
Commissioner Person asked if the recommended option of Alternative 2 was adopted by
resolution.
Mr. Walther said it was direction to staff at a study session that the improvement should be
included in the city’s Capital Improvement Plan. The CIP will be generated in the coming
months.
Commissioner Kanne asked if the traffic study went down Excelsior Blvd. towards Hwy.
100 at peak hours and looked at congestion there.
Mr. Walther responded that the study results extended to Quentin and Excelsior. He said
that congestion at Excelsior/Hwy. 100 has previously been identified in the Comprehensive
Plan. He noted there are limited solutions the city has for that. The city has explored using
more frequently yellow flashing lights throughout intersections. That could be explored
more with Hennepin County as Excelsior is a county road. The city does not have direct
control on when and how those improvements are made.
Chair Johnston-Madison said approaching the entrance for Level 1 parking for bank and
retail to turn in you have to be going west on Excelsior. She asked if the traffic study took
into account how much traffic would result off of Monterey from the opposite direction.
Mr. Walther said the driveway locations and motions were known and the situation she
described was part of the model.
The Chair spoke about 50 units/acre and higher densities allowed with PUD. The zoning
table indicates there are 80.8 units/acre.
Mr. Walther explained that for purposes of the report and presentation he used the higher
number for Lot 1 alone. No residential units are proposed on Lot 2. The overall residential
density of both lots combined would be 69.9 units/acre.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 30
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Chair Johnston-Madison asked about height perception from the north with underground
parking levels resulting in the building looking like eight stories.
The Chair asked if any of the eight traffic alternatives, other than Alternate 2, were still in
play.
Mr. Walther responded that all alternatives were shared with City Council. The staff did
not recommend the other alternatives. One of them was the idea of doing a traffic signal at
Park Commons Dr. One of the criteria staff used for recommendation was that whatever
intervention was made to improve that one leg of Park Commons Dr. would not negatively
impact other intersections. Excelsior Blvd. is a major road and needs to take priority over
a secondary road.
The Chair asked Mr. Walther to address Alternative 8.
Mr. Walther said all alternatives were considered and all but three were dismissed.
Alternative 8, closing Park Commons Dr., would add a new street going through park land.
It would be very expensive, with a number of limitations to pursuing that option.
Commissioner Person asked about the north access designated as move in/move out only
and easement.
Mr. Walther said there is a 20 foot access easement across the nursing home property that
connects to the service court in that building. Earlier concepts explored the idea of splitting
traffic so all of the P2 parking would exit and enter that site from the driveway. By
dispersing the traffic in that manner it makes all intersections better. There were concerns
from the nursing home about how wide of a space is available there for emergency vehicles.
Residents also raised objections to additional traffic on 36 ½ St. The developer is not
proposing to have additional access to that location.
Chair Johnston-Madison referred to page 19 of the traffic study regarding access B and C
proposed to be 140 ft. apart along Monterey Dr. She referred to MnDOT spacing guidelines
of 330 ft. for urban collector roadways. She asked if the City Council discussed those
figures.
Mr. Walther said City Council was presented that information but it was not discussed in
any detail.
Debra Heiser, Engineering Director, said the figures were noted in the traffic study and
presented to the City Council. She stated that the reality on urban arterials and collectors
is if 330 ft. were applied to every driveway access in the city many driveways would have
to be closed. When looking at the speed of the street and the vehicles using these driveways
staff feels that 140 ft. is adequate for the site lines, adequate for safety and adequate for
these driveways on Monterey. She said staff would not support it otherwise.
Ron Mehl, Dominium Development, applicant, spoke about the company and the
development proposal. He said they have worked hard to address concerns and worked
City Council Meeting of April 3, 2017 (Item No. 8b) Page 31
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
hard to create two separate entrances for commercial space and residential parking. He
answered commissioner questions regarding resident and guest parking.
Chair Johnston-Madison opened the public hearing.
A letter from William Weber, 3824 Huntington, was read into the record by Dennis Morin,
4509 W. 36 ½ St., #303. In his letter Mr. Weber urged the commission to reject the
applications for preliminary plat and preliminary PUD for the proposed development.
Eleanore Martin, 4820 Park Commons Dr., #233, said with the large apartment building
going up at the former Bally’s site she didn’t understand why another large complex was
needed at Excelsior and Monterey. She said she understood the city fathers believe in
encouraging small businesses so it makes no sense to force out established businesses, such
as TechLine, to make room for a complex that nobody wants. She said Excelsior Blvd. will
look like a cross between a wind tunnel and a traffic jam.
Jan Anderson, 4517 W. 36 ½ St., said besides traffic and noise she is concerned about trees
being removed which are homes to wildlife. She said she is concerned about the small
businesses that have been asked to leave. She said they won’t come back. She said two
businesses have gone to Edina. She commented that the commercial spaces will be boring
things that people won’t spend much time enjoying. Ms. Anderson said in the past the walk
from Monterey to Slumberland has been fun. There are trees and the businesses are fun.
That will all be gone. She said she is concerned that her own rent will increase due to the
development.
Denise Davis, 4820 Park Commons Dr. condominium, Wolfe Park neighborhood
association vice chair, said neighbors are concerned about traffic, increased crime,
congestion and dropping property values. Transients will be moving in. She said she has
lived in St. Louis Park for 32 years. Neighbors tell her that they are unwilling to give up
their cars. People in her building are a little bit older. Some have impediments and can’t
walk to a light rail station. She spoke about pedestrians often crossing Excelsior illegally.
The neighborhood is growing very rapidly. She said she’d like to see a moratorium on any
future development until the ramifications are known about traffic, congestion and parking
at 4900 Excelsior.
Patti Carlson, 3801 Inglewood Ave. S., 40 year resident, said she feels betrayed by the city
for this development. In spite of the traffic study, it is very difficult to cross Excelsior Blvd.
because of people turning left into Trader Joe’s and sometimes turning right into the small
businesses. Trader Joe’s is a mess. Now there will be another situation with two
uncontrolled opposing streets. It feels a lot like Wooddale to her. She said she can
understand having a dedicated left and right turn lane. But she said there are problems with
being in right turn lane and the left turn driver edges forward resulting in difficulty telling
if the other drive can go forward. She requested no yellow arrows for crossing Excelsior.
She said it is dangerous enough as it is and the pedestrian crossing signal is the only
protection pedestrians have crossing Excelsior. She said she feels her neighborhood is
blocked off from getting to Highway 100 or the library. She said the traffic study wasn’t
done on a Saturday afternoon near Trader Joe’s. She spoke about lack of light in the winter
and ground floor units. She said she didn’t find the shadow studies acceptable. She said
City Council Meeting of April 3, 2017 (Item No. 8b) Page 32
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
she didn’t appreciate the traffic study ratings of acceptable. She said she would like the
consideration of the human effects of this development.
Terry Warner, 3020 Florida Ave. S., said the proposed development is being built in the
wrong place. He spoke about the vacant areas between Hwy. 100 and Hwy. 169 on
Minnetonka Blvd. that would have less traffic problems and good bus service for
development. He suggested the use of roundabouts on Monterey.
Meghan Phimister, 3451 Zarthan Ave., 30 year resident, asked if the commercial parking
level and residential parking levels were accessible to each other.
Ron Mehl, applicant, said residential parking, except for guest parking, is connected inside
the ramp that drops down under the commercial space. Residents can enter the building
from the ramp by fob access only.
Ms. Phimister discussed the petition with 330 resident signatures which residents gave to
the City Council about one year ago. She said that night the city went ahead with its vision
for Excelsior and Monterey. Tonight the city is hearing the neighborhood vision for the
corner. She hoped the city could listen and take a step back look back to look at this area
and the surrounding area. She spoke about the new ice rink and a new community center
which will create more traffic. She said every time she comes to the city she’s discussing
little individual projects and is concerned the city doesn’t look at the entire view. People
are concerned about infrastructure, mobility, walkability and over-saturation of apartments.
She said she lives close to the PLACE proposal right on 7 and Wooddale and struggles
with commuting through that area to get to Trader Joe’s and then has to deal with the traffic
there. She said she hopes the Commission comes to talk about PLACE and doesn’t support
moving forward with that project because that is being pushed in as well.
Alberto Bertomeu, 4419 Excelsior Blvd., said it is an emotional issue and it takes time for
listening and venting. He said he isn’t for or against the project. He said he owns buildings
surrounding the property. Honey and Rye is a small business succeeding in an area of larger
projects. Ciel has signed a lease for his property across the street. Techline moved to Edina
when it merged with another company. He said he is trying to keep some small businesses
intact. He said he owns the Jiffy Carwash. He spoke about the good design and scale of the
Bridgewater Bank building. He said he knows traffic is a problem. He spoke about
difficulties for pedestrian crossing of Excelsior and Boulevard and general lack of respect
shown to pedestrians by drivers.
Phil Freshman, 3912 Natchez, 25 year resident, spoke about very little consideration for
people living in the area. There is the ice rink, 4900 Excelsior, and now Bridgewater
development. There are impacts collectively to this area. He said the fixes on Park
Commons Dr. are a band-aid. He said he doesn’t hear anything about ameliorations in the
neighborhoods. He spoke of Natchez which is used by vehicles going 40 mph to avoid
Excelsior Blvd. On his block there are about 15 kids under age 12. The proposal is
misguided and it is about raising property tax income to invest for the ice rink and other
projects. He said it is tremendously harmful in general. He said had he known about the
petition he would have signed it. He hopes the petition can be recirculated. The city is
imposing the developments on the neighborhood and saying the neighborhood should deal
with it.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 33
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Jon Schaefer, 3914 Lynn, resident since 1965, asked what evidence the commission doesn’t
already have in the last two years that will allow for a no vote for the development. 330
petitions? Has it been looked at and listened to? How tall is too tall for a development?
How much congestion is too much congestion for the neighborhood? How does a luxury
apartment building help St. Louis Park residents who want to stay but are unable to stay
because they can’t afford the apartments? How does it help small businesses stay in St.
Louis Park?
Nino Pedrely, 3755 Glenhurst Ave., 10 year resident, discussed Tax Increment Financing
(TIF). He asked why projects in a fairly established neighborhood can’t be done on a
market rate basis since we’re at the top of the apartment development cycle.
Mr. Walther stated there isn’t a TIF application at this stage. There are no details for any
agreement at this time.
Greg Hunt, Economic Development Coordinator, spoke about a typical TIF project where
the base taxes would continue to accrue to the respective taxing jurisdiction. It is the added
value from the development that potentially could be used to reimburse the developer for
certain extraordinary costs incurred in the development. He said the city has a policy in
which projects are required to pay for the fiscal disparities from the project itself.
Dennis Morin, 4509 W. 36 ½ St, #303, 39 year resident, asked the developer if Access B
and C have changed or if they are the same as originally proposed.
Mr. Mehl, applicant, responded that Access B and C have not changed.
Mr. Morin asked if 83% of the apartments are 1 or 2 bedroom units. He asked how many
of the units are affordable.
Chair Johnston-Madison said 20% of the units are affordable.
Mr. Morin distributed a document titled 4400 Exc. Blvd. Traffic Study, May 1, 2015.
Access B and C are proposed 140 feet apart along Monterey Dr. He referenced MnDOT
spacing guidelines of 330 feet.
Debra Heiser, Engineering Director, spoke about the guideline. Staff looked at vehicles on
Monterey and determined that 140 ft. spacing is adequate. There are a number of driveways
like this in the city. Staff does not find this will be unsafe. It can move ahead as it is. Ms.
Heiser said it is important, as the developer indicated, to separate the residential and
commercial accesses.
Mr. Morin said Monterey is a major collector of 11,000 cars/day in an urban area which is
a lot different from driveways in a residential neighborhood. He discussed B and C access
with six left turns and six right turns all in 140 feet on Monterey. He said it is an atypical
area with one Excelsior & Grand, one Trader Joe’s and one Bridgewater. He said it is an
unsafe and tightly compressed driveway access plan and they ask the Commission to deny
approval of the PUD and ask the staff and developer to create a safer and more improved
site access plan so the project can move forward.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 34
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
Ron Mehl, applicant, said they will look at the accesses again but believe that the access to
the north is a sufficient distance and will provide good visibility to the residents coming
out of it. He said they will do more studies on that to share with the City Council. The
existing businesses have not expressed an interest in staying and they will have the
opportunity to lease in that space if they choose. He said he understands there will be a rent
difference. He doesn’t know what that amount is right now. Extensive criminal and credit
background checks are done on their residents. Dominium does not have a crime problem
in any of their developments. He said they will try work on illegal pedestrian crossing and
will address that with planters and landscaping and trying as best they can to direct
pedestrian traffic to intersections from this development. The new development will help
in particular with affordability so that people are not priced out of this community. There
are 35 units for persons making up to 50% of median income in Hennepin County. 48% of
the units are one bedroom, 48% are two bedroom and 4% are 3 bedroom.
The Chair added into the record correspondence from Russell Redman, 3833 Kipling Ave.
S. Mr. Redman wrote in opposition to the development.
Chair Johnston-Madison closed the public hearing as no one else was present wishing to
speak.
Commissioner Robertson said it is the kind of application the Commission struggles with.
We hear the neighborhood concerns and opposition. In reference to moratorium, he said
the city is coming to the time of doing its Comprehensive Plan again and a lot has happened
in the last 10 years. It would be good to restudy the whole area and see where it wants to
go. In the meantime, it is owner’s right to sell property and develop it. He discussed
pedestrian concerns. He said in his business as an architect he works with engineers all the
time and there is a certain amount of trust in the models that are used. He said the project
is well-designed, well sited, and the stepping down design is good along Monterey. He uses
shadow studies all of the time. He said he will give a move ahead vote.
Commissioner Peilen said she has also struggled as she hears the concerns. She spoke about
development in her own neighborhood. She knows Dominium’s work and it has a good
reputation and runs good buildings without problems. The design is good and the project
is well thought through. She said with numerous reservations she is willing to give it a
move ahead vote.
Commissioner Person spoke about the problems with left turns out of Access A and B. He
said in the future the city would have to consider prohibiting those left turns. Developing
the north access into a full residential access would mitigate a lot of that problem. He said
he hears the neighborhood issues but the Commission needs to determine if the proposal
conforms with the PUD ordinance.
Commissioner Kanne said it is a livability issue. She said no one she has spoken to in St.
Louis Park likes the project. She stated she doesn’t like small businesses leaving and she
doesn’t like cookie cutter buildings going up. She said she has serious reservations and will
probably vote in opposition to the project.
City Council Meeting of April 3, 2017 (Item No. 8b) Page 35
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
The Chair said it is a quality project with a good developer. She said her position hasn’t
changed since the Comprehensive Plan request. She said if the development had come out
of a development guidelines process created like the one for Excelsior & Grand and for the
Ellipse site, she would have a different perspective on this development. Development
guidelines have been worked on for the south side of Excelsior Blvd. and some good things
are in place. She said there are no development guidelines for the north side of Excelsior
from Ellipse to Monterey. It was asked for by residents almost a year ago. She said she has
concerns about traffic. Chair Johnston-Madison said we need to look at, at least in this
community, not just capacity on a road but the quality of life for people in that area. If we
want Excelsior Blvd., Excelsior and Monterey, 36 ½ St. and Belt Line Blvd. to be a
walkable community we are going the wrong way. She said she would not be voting in
favor.
Commissioner Robertson made a motion recommending approval of the Preliminary Plat
with Subdivision Variances and Preliminary Planned Unit Development (PUD) with
meeting notes and comments provided to Council. Commissioner Person seconded the
motion, and the motion passed on a vote of 3-2 (Johnston-Madison and Kanne opposed).
City Council Meeting of April 3, 2017 (Item No. 8b) Page 36
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 36
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City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 37
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EXCELSIOR AND MONTEREY VIEW SOUTHEAST PERSPECTIVE
NORTHWEST PERSPECTIVE SOUTHWEST PERSPECTIVE
RENDERINGS
2016/01/22 PUD RESUBMITTAL
2016/02/25 PUD RESUBMITTAL
2016/01/22 PUD RESUBMITTAL
2016/02/25 PUD RESUBMITTAL2016/03/08
2017/02/01 PUD RESUBMITTAL
2017-02-01
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 38
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02-19
9 AM 11 AM 1 PM 3 PM
May/ August 21stSeptember/ March 21stNovember /January 21November /January 21
9 AM
11 AM
1 PM
3 PM
Note: All new multiple-family and nonresidential buildings and additions thereto shall be located so that the
structure does not cast a shadow that covers more than 50 percent of another building wall for a period greater
than two hours between 9:00 a.m. and 3:00 p.m. for more than 60 days of the year.
SHADOW STUDY
2
50%
TOTAL 3700 SF
IN SHADOW 1850 SF
2017/02/01 PUD RESUBMITTAL
2017-02-01
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 39
LOUCKS
W:\2014\14634\CADD DATA\SURVEY\S14634-MasterPlotted: 02 /09 / 2016 11:9 AM
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
Excelsior &
Monterey
St. Louis Park, MN
Dominium
Development and
Acquisitions, LLC
2905 Northwest Boulevard
Suite 150, Plymouth, MN 55441
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of Minnesota.
VICINITY MAP
Field Crew
Henry D. Nelson - PLS
17255
Project Lead
Drawn By
Checked By
Loucks Project No.14-634
RLL/HDN
TMB
BS
02-09-16
10-20-15 DRAWING ISSUED
10-21-15 ADD PROPOSED ZONING
02-09-16 REVISE R/W & LOT LINES
Preliminary Plat
of Bridgewater
Addition
1 of 1
LEGAL DESCRIPTION:
Lot 16, Block 2, Minikahda Vista 2nd Addition.
(Abstract Property)
Lots 15 and 17, Block 2, Minikahda Vista 2nd Addition.
(Torrens Property)
Together with:
Lot 18, Block 2, Minikahda Vista 2nd Addition, Hennepin County, except that part thereof lying
Southwesterly of a line 35 feet Northeasterly of and parallel with a line described as beginning at a point
30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2, "Minikahda Vista 2nd Addition,
Hennepin County", as measured at right angles from the Southwesterly line of said Lot 17; thence
Northwesterly parallel with said Southwesterly line 142.63 feet and there terminating.
Together with:
Lots 19 and 20, Block 2, Minikahda Vista 2nd Addition, Hennepin County, except that part of said lots
lying Southwesterly of a line 35 feet Northeasterly of and parallel with a line described as beginning at a
point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2, "Minikahda Vista 2nd
Addition, Hennepin County", as measured at right angles from the Southwesterly line of said Lot 17;
thence Northwesterly parallel with said Southwesterly line 142.63 feet; thence along a tangential curve to
the left having a tangent length of 120 feet, delta angle of 3 degrees 18 minutes and 55 seconds for a
distance of 239.95 feet and there terminating.
(Torrens Property)
Together with:
All that part Lots 19 and 20, Block 2, lying within a distance of 35 feet on both sides of a line described as
beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2, "Minikahda
Vista 2nd Addition, Hennepin County", as measured at right angles from the Southwesterly line of said
Lot 17; thence Northwesterly parallel with said Southwesterly line 142.63 feet; thence along a tangential
curve to the left having a tangent length of 120 feet, delta angle of 3 degrees 18 minutes and 55 seconds
for a distance of 239.95 feet and there terminating, in Minikahda Vista 2nd Addition, Hennepin County.
Together with:
All that part of Lot 18, lying Southwesterly of a line 35 feet Northeasterly of and parallel with a line
described as beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block
2, "Minikahda Vista 2nd Addition, Hennepin County", as measured at right angles from the
Southwesterly line of said Lot 17; thence Northwesterly parallel with said Southwesterly line, 142.63 feet
and there terminating, in Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
(Torrens Property)
Together with:
Lots 11, 12, 13 and 14, Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Together with:
That part of Lot 34 lying South of a line drawn Westerly at right angles to the East line of Lot 35 at a
point 350 feet South of the Northeast corner of said Lot 35, Block 2, "Minikahda Vista 2nd Addition,
Hennepin County".
Together with:
Lot 35, except that part of the Easterly 15 feet of said Lot embraced between the extension West of the
Northerly boundary line of Lot 8, Block 2, "Minikahda Vista 2nd Addition, Hennepin County" and the
extension West of the Southerly boundary line of Lot 9, Block 2, "Minikahda Vista 2nd Addition,
Hennepin County", and except that part of said Lot 35 lying North of a line drawn Westerly at right
angles to the East line of said Lot 35 at a point 350 feet South of the Northeast corner of said Lot 35 and
except that part of Lot 35 described as beginning at the Northwesterly corner of Lot 10; thence
Southwesterly along the Northwesterly line of said Lot 10 to the most Northerly corner of Lot 11; thence
Southwesterly along the Northwesterly line of Lots 11 and 12, 52.5 feet; thence Northwesterly at right
angles 16.5 feet; thence Northeasterly at right angles to the point of intersection with the Westerly
extension of the North line of said Lot 10; thence East along said extension to the point of beginning,
Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Together with:
That part of Lot 35 described as follows, to-wit: beginning at the Northwesterly corner of Lot 10, thence
Southwesterly along the Northwesterly line of said Lot 10 to the most Northerly corner of Lot 11; thence
Southwesterly along the Northwesterly line of Lots 11 and 12, 52.5 feet; thence Northwesterly at right
angles 16.5 feet; thence Northeasterly at right angles to the point of intersection with the Westerly
extension of the North line of said Lot 10, thence East along said extension to the point of beginning,
Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
(Torrens Property)
Lot 10, Block 2, Minikahda Vista 2nd Addition
(Abstract Property)
BENCHMARK:
Top nut of hydrant located at the southwest quadrant of Excelsior &
Monterey as shown.
Elev. = 900.03 feet (City of St Louis Park Datum - NGVD 1929, per survey
prepared by Sunde Land Surveying, dated January 21, 2015)
EXISTING ZONING:
Zone (R-4) Multiple-Family Residence
Zone (C-2) General Commercial
PROPOSED ZONING:
Zone (MX) Mixed Use
AREAS:
Lot 1 95,128 Sq.Ft. or 2.18 Acres
Lot 2 9,092 Sq.Ft. or 0.21 Acres
Net Property Area = 104,220 Sq.Ft. or 2.39 Acres
Right of way Dedication Area = 21,877 Sq.Ft. or 0.50 Acres
Total Property Area = 126,097 Sq.Ft. or 2.89 Acres
SCALE IN FEET
0 30
NOTE:
The underlying topographic information was obtained from a survey
prepared by Sunde Land Surveying, dated January, 21, 2015, by
permission of the client. The boundary information was prepared by
Loucks. Also, the approximate locations of the buildings, shown in the
northeast corner of the site, was added by Loucks.
Preliminary Plat of: BRIDGEWATER ADDITION
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 40
SHEET 1 OF 2 SHEETS
LOUCKS
KNOW ALL PERSONS BY THESE PRESENTS: That Bridgewater Bank, a Minnesota banking corporation, fee
owner of the following described property situated in the County of Hennepin, State of Minnesota, to wit:
••••••••••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
(Abstract Property)
••••••••••••••••••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
(Torrens Property)
AND that St. Louis Park Economic Development Authority, a Minnesota public body corporate and politic, fee
owner of the following described property situated in the County of Hennepin, State of Minnesota, to wit:
Lot 18, Block 2,•• ••••••••••••••••••Vista 2nd Addition, Hennepin • • • • •• • •••••••••except that part thereof lying
Southwesterly of a line 35 feet Northeasterly of and parallel with a line described as beginning at a point
30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2, "Minikahda Vista 2nd Addition,
Hennepin County", as measured at right angles from the Southwesterly line of said Lot 17; thence
Northwesterly parallel with said Southwesterly line 142.63 feet and there terminating.
Together with:
Lots 19 and 20, Block 2,•• ••••••••••••••••••Vista 2nd Addition, Hennepin • • • • •• • •••••••••except that part of said lots
lying Southwesterly of a line 35 feet Northeasterly of and parallel with a line described as beginning at a
point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2, "Minikahda Vista 2nd
Addition, Hennepin County", as measured at right angles from the Southwesterly line of said Lot 17;
thence Northwesterly parallel with said Southwesterly line 142.63 feet; thence along a tangential curve to
the left having a tangent length of 120 feet, delta angle of 3 degrees 18 minutes and 55 seconds for a
distance of 239.95 feet and there terminating.
(Torrens Property)
AND that City of St. Louis Park, a Minnesota municipal corporation, fee owner of the following described
property situated in the County of Hennepin, State of Minnesota, to wit:
All that part Lots 19 and 20, Block 2, lying within a distance of 35 feet on both sides of a line described as
beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block 2, "Minikahda
Vista 2nd Addition, Hennepin County", as measured at right angles from the Southwesterly line of said
Lot 17; thence Northwesterly parallel with said Southwesterly line 142.63 feet; thence along a tangential
curve to the left having a tangent length of 120 feet, delta angle of 3 degrees 18 minutes and 55 seconds
•••••••••••••••••••••••••••••••••••••••••••• •••••••••••••• ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
Together with:
All that part of Lot 18, lying Southwesterly of a line 35 feet Northeasterly of and parallel with a line
described as beginning at a point 30 feet Southwesterly from the most Southerly corner of Lot 17, Block
2, "Minikahda Vista 2nd Addition, Hennepin County", as measured at right angles from the
Southwesterly line of said Lot 17; thence Northwesterly parallel with said Southwesterly line, 142.63 feet
and there terminating, in Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
(Torrens Property)
AND that Bridgewater Bancshares, Inc., a Minnesota corporation, fee owner of the following described property
situated in the County of Hennepin, State of Minnesota, to wit:
Lots 11, 12, 13 and 14, Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Together with:
That part of Lot 34 lying South of a line drawn Westerly at right angles to the East line of Lot 35 at a
point 350 feet South of the Northeast corner of said Lot 35, Block 2, "Minikahda Vista 2nd Addition,
Hennepin County".
Together with:
Lot 35, except that part of the Easterly 15 feet of said Lot embraced between the extension West of the
Northerly boundary line of Lot 8, Block 2, "Minikahda Vista 2nd Addition, Hennepin County" and the
extension West of the Southerly boundary line of Lot 9, Block 2, "Minikahda Vista 2nd Addition,
Hennepin County", and except that part of said Lot 35 lying North of a line drawn Westerly at right
angles to the East line of said Lot 35 at a point 350 feet South of the Northeast corner of said Lot 35 and
except that part of Lot 35 described as beginning at the Northwesterly corner of Lot 10; thence
Southwesterly along the Northwesterly line of said Lot 10 to the most Northerly corner of Lot 11; thence
Southwesterly along the Northwesterly line of Lots 11 and 12, 52.5 feet; thence Northwesterly at right
angles 16.5 feet; thence Northeasterly at right angles to the point of intersection with the Westerly
extension of the North line of said Lot 10; thence East along said extension to the point of beginning,
Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
Together with:
That part of Lot 35 described as follows, to-wit: beginning at the Northwesterly corner of Lot 10, thence
Southwesterly along the Northwesterly line of said Lot 10 to the most Northerly corner of Lot 11; thence
Southwesterly along the Northwesterly line of Lots 11 and 12, 52.5 feet; thence Northwesterly at right
angles 16.5 feet; thence Northeasterly at right angles to the point of intersection with the Westerly
extension of the North line of said Lot 10, thence East along said extension to the point of beginning,
Block 2, "Minikahda Vista 2nd Addition, Hennepin County".
(Torrens Property)
••••••••••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
(Abstract Property)
Have caused the same to be surveyed and platted as BRIDGEWATER DOMINIUM ADDITION and do hereby
dedicate to the public for public use forever the public ways and the easements for drainage and utility purposes
as shown on this plat.
In witness whereof said Bridgewater Bank, a Minnesota banking corporation, has caused these
presents to be signed by its proper officer this ______ day of ____________________,
201_____.
BRIDGEWATER BANK
_________________________________________
(Name)
_________________________________________
(Title)
State of _______________
County of ______________
This instrument was acknowledged before me this ______ day of ____________________,
201_____ by ____________________________, _________________________ of
Bridgewater Bank, a Minnesota banking corporation, on behalf of the corporation.
_________________________________________
(Signature)
_________________________________________
(Printed Name)
Notary Public ____________________ County, ______________
My Commission Expires January 31, 20_____
In witness whereof said St. Louis Park Economic Development Authority, a Minnesota public
body corporate and politic, has caused these presents to be signed by its proper officer this
______ day of ____________________, 201_____.
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
_________________________________________
(Name)
_________________________________________
(Title)
State of ______________
County of ______________
This instrument was acknowledged before me this ______ day of ____________________,
201_____ by ____________________________, _________________________ of St. Louis
Park Economic Development Authority, a Minnesota public body corporate and politic, on behalf
of the corporation.
_________________________________________
(Signature)
_________________________________________
(Printed Name)
Notary Public ____________________ County, _______________
My Commission Expires January 31, 20_____
SURVEYORS CERTIFICATION
I, Henry D. Nelson, do hereby certify that this plat was prepared by me or under my direct supervision; that I am
a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the
boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments
depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands,
as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and
labeled on this plat; and all public ways are shown and labeled on this plat.
Dated this ______ day of __________________, 201____
__________________________________
Henry D. Nelson, Licensed Land Surveyor
Minnesota License No. 17255
State of Minnesota
County of Hennepin
This instrument was acknowledged before me this ______ day of __________________, 201_____ by Henry D.
Nelson, a Licensed Land Surveyor.
_________________________________________
(Signature)
_________________________________________
(Printed Name)
Notary Public Hennepin County, Minnesota
My Commission Expires January 31, 2020
ST. LOUIS PARK, MINNESOTA
This plat of BRIDGEWATER DOMINIUM ADDITION was approved and accepted by the City Council of St. Louis
Park, Minnesota, at a regular meeting thereof held this ______ day of _________________, 201_____. If
applicable, the written comments and recommendations of the Commissioner of Transportation and the County
Highway Engineer have been received by the City or the prescribed 30 day period has elapsed without receipt
of such comments and recommendations, as provided by Minn. Statutes, Section 505.03, Subd. 2.
CITY COUNCIL OF ST. LOUIS PARK, MINNESOTA
By __________________________________, Mayor By ______________________________, Clerk
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable in 201_____ and prior years have been paid for land described on this plat,
dated this ________ day of ____________________, 201_____.
Mark V. Chapin, Hennepin County Auditor
By ________________________________, Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to MN. STAT. Sec. 383B.565 (1969) this plat has been approved this ________ day of
______________________, 201_____.
Chris F. Mavis, Hennepin County Surveyor
By _________________________________
REGISTRAR OF TITLES , Hennepin County, Minnesota
I hereby certify that the within plat of BRIDGEWATER DOMINIUM ADDITION was filed in this office this
________ day of _____________________, 201_____, at ________o'clock __M.
Martin McCormick, Registrar of Titles
By ________________________________ Deputy
COUNTY RECORDER , Hennepin County, Minnesota
I hereby certify that the within plat of BRIDGEWATER DOMINIUM ADDITION was recorded in this office this
________ day of _____________________, 201_____, at ________o'clock __M.
Martin McCormick, County Recorder
By ________________________________ Deputy
In witness whereof said City of St. Louis Park, a Minnesota municipal corporation, has caused
these presents to be signed by its proper officer this ______ day of ____________________,
201_____.
CITY OF ST. LOUIS PARK
_________________________________________
(Name)
_________________________________________
(Title)
State of ______________
County of ______________
This instrument was acknowledged before me this ______ day of ____________________,
201_____ by ____________________________, _________________________ of City of St.
Louis Park, a Minnesota municipal corporation, on behalf of the corporation.
_________________________________________
(Signature)
_________________________________________
(Printed Name)
Notary Public ____________________ County, _______________
My Commission Expires January 31, 20_____
In witness whereof said Bridgewater Bancshares, Inc., a Minnesota corporation, has caused
these presents to be signed by its proper officer this ______ day of ____________________,
201_____.
BRIDGEWATER BANCSHARES, INC.
_________________________________________
(Name)
_________________________________________
(Title)
State of ______________
County of ______________
This instrument was acknowledged before me this ______ day of ____________________,
201_____ by _______________________, _________________ of Bridgewater Bancshares,
Inc., a Minnesota corporation, on behalf of the corporation.
_________________________________________
(Signature)
_________________________________________
(Printed Name)
Notary Public ____________________ County, _______________
My Commission Expires January 31, 20_____
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 41
SHEET 2 OF 2 SHEETS
LOUCKS
SCALE IN FEET
0 30
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 42
T
r
a
c
t
D
DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
EXISTING
CONDITIONS
C1-1
MJS/PJD
PJD
06/04/15
N
EXISTING CONDITIONS GENERAL NOTES
1. THE INFORMATION SHOWN ON THIS EXISTING CONDITIONS PLAN WAS PREPARED
FROM A BOUNDARY AND TOPOGRAPHIC SURVEY PREPARED BY SUNDE LAND
SURVEYING AND DATED JANUARY 2, 2015. UTILITY INFORMATION SHOWN ON THIS
PLAN, SUCH AS SANITARY SEWER, WATERMAIN, STORM SEWER, FORCEMAIN, ETC.
WAS PROVIDED BY THE CITY OF ST LOUIS PARK RECORD PLANS.
2. THE GEOTECHNICAL AND SOILS INFORMATION SHOWN ON THIS PLAN WAS
PROVIDED BY NORTHERN TECHNOLOGIES, INC., REPORT DATED APRIL 24, 2015.
3. WE HAVE SHOWN BURIED STRUCTURES AND UTILITIES ON AND/OR SERVING THE
SITE TO THE BEST OF OUR ABILITY, SUBJECT TO THE FOLLOWING RESTRICTIONS:
A. UTILITY OPERATORS DO NOT CONSISTENTLY RESPOND TO LACATE REQUESTS
THROUGH THE GOPHER STATE ONE CALL SERVICE FOR BOUNDARY AND
LOCATION PURPOSES SUCH AS THIS.
B. THOSE UTILITY OPERATORS THAT DO RESPOND, OFTEN WILL NOT LOCATE
SERVICES FROM THE MAIN LINE TO THE CUSTOMER'S STRUCTURE OR FACILITY -
THEY CONSIDER THOSE SEGMENTS PRIVATE INSTALLATIONS THAT ARE OUTSIDE
OF THEIR JURISDICTION. IF A PRIVATE SERVICE TO AN ADJOINER'S SITE CROSSES
THIS SITE OR A SERVICE TO THIS SITE CROSSES AN ADJOINER, IT MAY NOT BE
LOCATED SINCE MOST OPERATORS WILL NOT MARK SUCH "PRIVATE" SERVICES.
C. SNOW AND ICE CONDITIONS DURING WINTER MONTHS MAY OBSCURE
OTHERWISE VISIBLE EVIDENCE OF A BURIED STRUCTURE OR UTILITY.
D. MAPS PROVIDED BY UTILITY OPERATORS, EITHER ALONG WITH A FIELD
LOCATION OR IN LIEU OF SUCH A LOCATION, ARE VERY OFTEN INACCURATE OR
INCONCLUSIVE. MAPS PROVIDED BY UTILITY OPERATORS ARE VERY OFTEN AT A
VERY SMALL SCALE, OR NO SCALE.
E. EXTREME CAUTION MUST BE EXERCISED BEFORE AN EXCAVATION TAKES PLACE
ON OR NEAR THE SITE. BEFORE DIGGING, YOU ARE REQUIRED BY LAW TO
NOTIFY GOPHER STATE ONE CALL AT LEAST 48 HOURS IN ADVANCE AT
651-454-0002.
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
SCALE IN FEET
0 30 60
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 43
T
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a
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D
REMOVE
BITUMINOUS
REMOVE
BITUMINOUS
REMOVE
BITUMINOUS
DEMOLISH & REMOVE
EXISTING BUILDING IN IT'S
ENTIRETY. INCLUDING
FOOTINGS, FOUNDATIONS,
OVERHANGS, STAIRS,
STOOPS, & UTILITY METERS
REMOVE POWER POLE AND
OVERHEAD POWER LINES.
COORDINATE WITH UTILITY
OWNER FOR RELOCATION
OF POWER LINES TO
ADJACENT PROPERTIES.
TREE REMOVAL TYP
PROTECT EXISTING
BUILDING FROM
DAMAGE
PROTECT EXISTING
BUILDING FROM
DAMAGE
COORDINATE WITH
STRUCTURAL AND
ARCHITECTURAL FOR
LOCATION OF
PROPOSED WALL
BELOW EXISTING BANK
SAWCUT AND REMOVE PAVEMENT
& CURB AND GUTTER AS
NECESSARY FOR PROPOSED
STORM SEWER. REPLACE IN KIND
SAWCUT BITUMINOUS AT
PROPERTY LINE
SAWCUT AND REMOVE PAVEMENT
& CURB AND GUTTER AS
NECESSARY FOR PROPOSED WATER
SERVICES. REPLACE IN KIND
REMOVE EXISTING
42" STORM SEWER
DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
MJS/PJD
PJD
06/04/15
N
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
SITE
DEMOLITION
PLAN
C1-2
1. CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIES AS NECESSARY.
CONTRACTOR TO COORDINATE ACTIVITIES WITH UTILITY COMPANIES.
2. CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOT NOTED FOR
REMOVAL.
3. CONTRACTOR TO CLEAR AND GRUB EXISTING VEGETATION WITHIN CONSTRUCTION LIMITS,
STRIP TOP SOIL, AND STOCKPILE ON-SITE. REFER TO GRADING PLAN AND SWPPP FOR SEDIMENT AND
EROSION CONTROL REQUIREMENTS.
4. CLEAR AND GRUB AND REMOVE ALL TREES, VEGETATION AND SITE DEBRIS PRIOR TO GRADING.
ALL REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. ALL CLEARING AND GRUBBING AND
REMOVALS SHALL BE PERFORMED PER THE CONTRACT SPECIFICATIONS. EROSION CONTROL MEASURES
SHALL BE IMMEDIATELY ESTABLISHED UPON REMOVAL. SEE THE STORMWATER POLLUTION
PREVENTION PLAN (SWPPP).
5. CONTRACTOR SHALL REMOVE ALL SITE SURFACE FEATURES WITHIN REMOVAL LIMITS UNLESS
OTHERWISE NOTED.
SITE DEMOLITION NOTES
DEMOLITION LEGEND:
REMOVE EXISTING BITUMINOUS PAVING
REMOVE EXISTING BUILDINGS
REMOVE EXISTING FENCE, CURB & GUTTER & RETAINING WALL
REMOVE EXISTING UTILITIES
REMOVE EXISTING MANHOLES, LIGHT POLES, PEDESTALS, ETC.
REMOVE EXISTING TREES
REMOVE EXISTING CONCRETE PAVING/WALKS
KEY NOTE LEGEND
SCALE IN FEET
0 30 60
NOTE
ALL EXISTING SEWER AND WATER SERVICES
WILL NEED TO BE DISCONNECTED
AT CITY MAIN PER CITY STANDARDS.
COORDINATE WITH CITY FOR EXACT LOCATIONS.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 44
3 STAIRS
3 STAIRS
4 STAIRS
B 612
CURB & GUTTER
B 612
CURB & GUTTER
B 612
CURB & GUTTER
4 STAIRS
SEE ARCHITECTURAL
FOR SIDEWALK HATCHING
SEE ARCHITECTURAL
FOR PARKING RAMP
DETAIL
25.0'BITUMINOUS
PED
RAMP
CONCRETE WALK
(TYP)
CONCRETE DRIVEWAY
PAVEMENT (TYP)
6.
0
'
SEE LANDSCAPE
PLANS FOR
PLANTINGS
BITUMINOUS
RETAINING WALL (TYP)
SEE GRADING PLAN
FOR ELEVATIONS. SEE LANDSCAPE
PLANS AND ARCHITECTURAL FOR
BLOCK TYPE AND COLOR.
TRANSFORMER
PAD
22.0'
RETAINING WALL (TYP)
SEE GRADING PLAN
FOR ELEVATIONS. SEE LANDSCAPE
PLANS AND ARCHITECTURAL FOR
BLOCK TYPE AND COLOR.
STRUCTURAL
RETAINING WALL. SEE
STRUCTURAL FOR
DETAILS.
LOADING ZONE
6.
0
REPLACE PAVEMENT
SECTION TO MATCH
EXISTING FOR PROPOSED
STORM SEWER
6.
0
'
6.
0
NO PARKING
EMERGENCY VEHICLE
PARKING ONLY
BETWEEN SIGNS (50')
REPLACE PAVEMENT SECTION &
CURB AND GUTTER TO MATCH
EXISTING FOR PROPOSED
WATER SERVICES
EDGE OF BITUMINOUS
14.0
SEE LANDSCAPE
PLANS FOR
PLANTINGS
DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
MJS/PJD
PJD
06/04/15
N
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
SITE PLAN
C2-1
SITE PLAN LEGEND
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
SITE PLAN GENERAL NOTES
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND
INSTALLED IN ACCORDANCE WITH THE DETAILS SHOWN PER SHEET C8-1 AND THE
REQUIREMENTS OF THE CITY. SEE LANDSCAPE AND ARCHITECTURAL PLANS FOR ANY
ADDITIONAL HARDSCAPE APPLICATIONS.
2.THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPT. AND
THE CONSTRUCTION ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS PRIOR TO
ANY WORK WITHIN THE STREET RIGHT OF WAY (SIDEWALK, STREET OR DRIVEWAYS)
3. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE
CALL" PRIOR TO COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND
WORK.
4. SEE CONTRACT SPECIFICATIONS FOR ANY REMOVAL DETAILS.
5. ANY SIGN OR FIXTURES REMOVED WITH IN THE RIGHT OF WAY OR AS PART OF THE
SITE WORK SHALL BE REPLACED BY THE CONTRACTOR IN ACCORDANCE WITH THE
CITY REQUIREMENTS. THE CONTRACTOR SHALL PRESERVE AND MAINTAIN ANY
EXISTING STREET LIGHTS AND TRAFFIC SIGNS PER THE REQUIREMENTS OF THE CITY.
6. LEAR AND GRUB AND REMOVE ALL TREES, VEGETATION AND SITE DEBRIS PRIOR TO
GRADING. ALL REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. ALL
CLEARING AND GRUBBING AND REMOVALS SHALL BE PERFORMED PER THE
CONTRACT SPECIFICATIONS. EROSION CONTROL MEASURES SHALL BE IMMEDIATELY
ESTABLISHED UPON REMOVAL. (SEE SHEET C3-1)
7. THE CONTRACTOR SHALL BE REQUIRED TO OBTAIN ALL PERMITS FROM THE CITY AS
REQUIRED FOR ALL WORK WITH THE STREET AND PUBLIC RIGHT OF WAY.
8. A SIGNIFICANT PORTION OF SITE IMPROVEMENTS NOT SHOWN ON THIS SHEET ARE
DESCRIBED AND PROVIDED IN FURTHER DETAIL ON THE ARCHITECTURAL AND
LANDSCAPE PLANS. THIS INCLUDES LANDSCAPING, LIGHTING AND OTHER FIXTURES.
9. B612 CONCRETE CURB AND GUTTER SHALL BE INSTALLED AT THE EDGE OF ALL
COMMON DRIVES AND PARKING LOTS. THE CURB SHALL BE TAPERED AND DROPPED
TO VALLEY GUTTER ACROSS INDIVIDUAL DRIVEWAY ENTRANCES.
10. CONSTRUCTION NOTES:
A. PEDESTRIAN RAMPS SHALL BE PROVIDED AT THE LOCATIONS SHOWN AND AS
SHOWN PER THE LANDSCAPE SITE PLANS.
B. THE CONTRACTOR SHALL SAW-CUT BITUMINOUS AND CONCRETE PAVEMENTS
AS REQUIRED PER THE SPECIFICATIONS. REMOVE EXISTING CURB AND GUTTER
AND INSTALL B618 CONCRETE CURB AND GUTTER.
11. SEE SHEETS C3-1 AND C4-1 FOR GRADING AND UTILITIES.
12. ALL CONCRETE CURB AND GUTTER B612, CITY'S STANDARD PLATES. (SEE DETAIL
SHEET).
13. THE INTENT OF THE PROPOSED CONSTRUCTION IS TO PRESERVE AS MUCH OF THE
EXISTING STREET PAVEMENT AS POSSIBLE, AND TO MILL AND OVERLAY. REMOVED
PAVEMENT AREAS AND PATCHING SHALL BE INSTALLED PER PAVEMENT SECTION
PROVIDED PER DETAIL SHEET.
SCALE IN FEET
0 30 60
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 45
TW=890.00
GW=879.00 TW=887.00
GW=879.00
TW=887.00
GW=878.00
TW=882.00
GW=878.00
TW=881.00
GW=878.00
TW=882.00
GW=878.00
TW=887.50
GW=878.00
TW=887.50
GW=880.00
TW=887.50
GW=880.00
TW=888.00
GW=877.50
TW=894.50
GW=894.50
TW=888.00
GW=877.50
TW=899.00
GW=878.90
TW=887.20
GW=879.30
TW=887.00
GW=877.70 TW=883.00
GW=879.80
TW=881.00
GW=879.80
TW=883.00
GW=878.50
TW=881.00
GW=878.50
5%
5%
TW=899.00
GW=888.60
TW=890.00
GW=879.00 TW=887.00
GW=879.00
TW=887.00
GW=878.00
TW=882.00
GW=878.00
TW=881.00
GW=878.00
TW=882.00
GW=878.00
TW=887.50
GW=878.00
TW=887.50
GW=880.00
TW=887.50
GW=880.00
TW=888.00
GW=877.50
TW=894.50
GW=894.50
TW=888.00
GW=877.50
TW=899.00
GW=878.90
TW=887.20
GW=879.30
TW=887.00
GW=877.70 TW=883.00
GW=879.80
TW=881.00
GW=879.80
TW=883.00
GW=878.50
TW=881.00
GW=878.50
5%
5%
TW=899.00
GW=888.60
CONTRACTOR TO ENSURE
THAT DRAINAGE FROM
ADJACENT BUILDINGS AND
LANDSCAPED AREA
CONTINUES TO DRAIN TO THE
NORTH. KEEP DRAINAGE
FROM GOING TO PROPOSED
TRENCH DRAIN
DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
MJS/PJD
PJD
04/08/15
N
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
GRADING PLAN
C3-1
GRADING, DRAINAGE & EROSION CONTROL NOTES
1. THE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT
LOCATIONS AND DIMENSIONS OF BUILDINGS, VESTIBULES, SLOPED PAVING, EXIT
PORCHES, RAMPS, TRUCK DOCKS, ENTRY LOCATIONS AND LOCATIONS OF
DOWNSPOUTS.
2. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 6 INCHES OF TOP
SOIL AND SOD OR SEED. THESE AREAS SHALL BE WATERED BY THE CONTRACTOR
UNTIL THE SOD OR SEED IS GROWING IN A HEALTHY MANNER.
3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY
DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS
PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO
ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASE OF THIS
PROJECT.
4. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING
TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL
SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE
NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER
PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE
APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
5. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE
CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS
ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING THE
PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY
AND NOT BE LIMITED TO NORMAL WORKING HOURS.
6. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION
REVIEW OF THE CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE
REVIEW OF THE ADEQUACY OF THE CONTRACTORS SAFETY MEASURES IN, OR NEAR
THE CONSTRUCTION SITE.
7. BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL A
TEMPORARY ROCK ENTRANCE PAD AT ALL POINTS OF VEHICLE EXIT FROM THE
PROJECT SITE. SAID ROCK ENTRANCE PAD SHALL BE MAINTAINED BY THE
CONTRACTOR FOR THE DURATION OF THE PROJECT. SEE DETAILS SHOWN ON SHEET
C8-1 & c8-2 OF THE PROJECT PLANS.
8. EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE ESTABLISHED
AROUND THE ENTIRE SITE PERIMETER AND IN ACCORDANCE WITH NPDES PERMIT
REQUIREMENTS, BEST MANAGEMENT PRACTICES, CITY REQUIREMENTS AND THE
DETAILS SHOWN ON SHEET C3-2 OF THE PROJECT PLANS.
9. ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE PERFORMED PER
THE REQUIREMENTS OF THE CITY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR
ALL PERMITS AND NOTIFICATIONS AS REQUIRED BY THE CITY.
10. SEE UTILITY PLAN AND STORM SEWER PROFILES FOR FURTHER DETAIL REGARDING
THE STORM SEWER.
SCALE IN FEET
0 30 60
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 46
5%
5%
ROCK CONSTRUCTION
ENTRANCE (SEE DETAIL).
INLET PROTECTION
(TYP. SEE DETAIL)
INLET PROTECTION
(TYP. SEE DETAIL)
INLET P
(TYP. S
SILT FENCE
(TYP. SEE DETAIL)
DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
MJS/PJD
PJD
06/04/15
N
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
STORMWATER
POLLUTION
PREVENTION
PLAN
C3-2
1. THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING A CLUBHOUSE AND PRO SHOP WITH ASSOCIATED
SURFACE PAVEMENTS, UTILITIES AND STORMWATER MANAGEMENT.
2. THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS:
1. INSTALL VEHICLE TRACKING BMP
2. INSTALL SILT FENCE AROUND SITE
3. CLEAR AND GRUB SITE
4. STRIP AND STOCKPILE TOPSOIL
5. REMOVE PAVEMENTS AND UTILITIES
6. ROUGH GRADE SITE
7. IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE
8. INSTALL UTILITIES
9. INSTALL BUILDING FOUNDATIONS
10. INSTALL CURB AND GUTTER
11. INSTALL PAVEMENTS AND WALKS
12. FINAL GRADE SITE
13. SEED AND MULCH
14. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE SILT FENCE AND RESEED
ANY AREAS DISTURBED BY THE REMOVAL.
3. SITE DATA:
AREA OF DISTURBANCE:••••••••••••••••
PRE-CONSTRUCTION IMPERVIOUS AREA:1.75 AC
POST-CONSTRUCTION IMPERVIOUS AREA:1.92 AC
GENERAL SOIL TYPE: SEE GEOTECHNICAL EVALUATION REPORT FOR DETAILED INFORMATION
SWPPP NOTES
SWPPP LEGEND
SILT FENCE
INLET PROTECTION
4. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES, SIGNS, SILT FENCE, ETC.
BEFORE CONSTRUCTION BEGINS.
5. ALL DISTURBED GROUND LEFT INACTIVE FOR FOURTEEN (14) OR MORE DAYS SHALL BE STABILIZED BY SEEDING OR
SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING OR COVERING OR OTHER EQUIVALENT CONTROL
MEASURE.
6. ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES, SLOPE LENGTHS CAN NOT
BE GREATER THAN 75 FEET. DENOTES SLOPES GREATER THAN 3:1. ALL 3:1 SLOPES TO BE STABILIZED WITH EROSION CONTROL
BLANKET
7. ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGE ARE STABILIZED.
8. TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED IN SURFACE
WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT,
CLAY, OR ORGANIC COMPOUNDS ARE EXEPMT EX: CLEAN AGGREGATE STOCK PILES, DEMOLITION CONCRETE STOCKPILES,
SAND STOCKPILES.
9. SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER POSSIBLE. IF NOT POSSIBLE,
IT MUST BE TREATED WITH THE APPROPRIATE BMP'S.
10. SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS.
11. EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED AREA OF THE SITE. RUNOFF MUST
BE PROPERLY CONTAINED.
12. NO ENGINE DEGREASING IS ALLOWED ON SITE.
13. THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS RESPONSIBLE FOR COMPLIANCE WITH
ALL TERMS AND CONDITIONS OF THE PERMIT. THE OPERATOR (CONTRACTOR) WHO SIGNS THE NPDES PERMIT APPLICATION
IS A PERMITTEE FOR PARTS II.B., PART II.C, PART II.B-F, PART V, PART IV AND APPLICABLE CONSTRUCTION ACTIVITY
REQUIREMENTS FOUND IN APPENDIX A, PART C. OF THE NPDES PERMIT AND IS JOINTLY RESPONSIBLE WITH THE OWNER FOR
COMPLIANCE WITH THOSE PORTIONS OF THE PERMIT.
14.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A NOTICE OF
TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN 30 DAYS AFTER ONE OR MORE OF THE
FOLLOWING CONDITIONS HAVE BEEN MET:
A. FINAL STABILIZATION, PER NPDES PERMIT PART IV.G. HAS BEEN ACHIEVED ON ALL PORTIONS OF THE SITE FOR
WHICH THE PERMITTEE IS RESPONSIBLE.
B. TRANSFER OF OWNERSHIP AS DESCRIBED IN THE PERMIT.
15. INSPECTIONS
A. INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE IS REQUIRED.
B. EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.5" OVER 24 HOUR RAIN
EVENT.
C. STABILIZED AREAS: ONCE EVERY 30 DAYS
D. FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING
CONSTRUCTION.
E. INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER FILING OF THE NOTICE OF
TERMINATION AND MUST INCLUDE: DATE AND TIME OF ACTION, NAME OF PERSON(S) CONDUCTING WORK,
FINDING OF INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVE ACTION, DATE AND AMOUNT OF
RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR PERIOD.
16. MINIMUM MAINTENANCE
A. SILT FENCE TO BE REPAIRED, REPLACED, SUPPLEMENTED WHEN NONFUNCTIONAL, OR 1/3 FULL; WITHIN 24
HOURS
B. SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGE VOLUME. REMOVAL MUST
BE COMPLETE WITHIN 72 HOURS OF DISCOVERY.
C. SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN DAYS
D. CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITH 24 HOURS.
E. PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL EVENTS GREATER THAN
12" IN 24
HOURS
17. THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BE KEPT AT THE
SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVE OPERATIONAL CONTROL OF THE SITE.
18. OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALL INSPECTIONS AND
MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS, AND REQUIRED CALCULATIONS FOR
TEMPORARY AND PERMANENT STORM WATER MANAGEMENT SYSTEMS. THESE RECORDS MUST BE RETAINED FOR THREE
YEARS AFTER FILING NPDES NOTICE OF TERMINATION.
19. SWPPP MUST BE AMENDED WHEN:
A. THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONAL CONDITIONS THAT HAS A
SIGNIFICANT EFFECT ON DISCHARGE
B. INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDING WATER QUALITY
STANDARDS.
C. THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOT CONSISTENT WITH
THE TERMS AND CONDITIONS OF THE PERMIT.
19. CONCRETE WASHOUT AREA
A. CONTRACTOR TO PROVIDE PREFABRICATED CONCRETE WASH-OUT CONTAINER WITH RAIN PROTECTION PER
PLAN.
B. CONCRETE WASH-OUT TO BE IDENTIFIED WITH SIGNAGE STATING "CONCRETE WASHOUT AREA DO NOT
OVERFILL".
C. CONCRETE WASHOUT WATER NEEDS TO BE PUMPED WITHIN 24 HOURS OF STANDING WATER IN WASHOUT
AREA.
20. IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTOR TO CEASE
CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER.
21. PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN 24 HOURS AFTER
CONNECTION TO A SURFACE WATER.
22. FINAL STABILIZATION
FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVTIVITIES HAVE BEEN COMPLETED AND THAT
DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER WITH 70% OF THE EXPECTED FINAL
DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL TEMPORARY BMP'S SHALL BE REMOVED,
DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED FROM PERMANENT CONVEYANCES AND SEDIMENTATION
BASINS IN ORDER TO RETURN THE POND TO DESIGN CAPACITY.
23. RESPONSIBILITIES
A. THE OWNER MUST IDENTIFY A PERSON WHO WILL OVERSEE THE SWPPP IMPLEMENTATION AND THE PERSON
RESPONSIBLE FOR INSPECTION AND MAINTENANCE:
CONTACT: __________________________________
COMPANY: __________________________________
PHONE: __________________________________
B. THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR LONG TERM OPERATIONS AND
MAINTENANCE OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM:
CONTACT: __________________________________
COMPANY: __________________________________
PHONE: __________________________________
24. THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS OR AS-BUILT DRAWINGS
VERIFYING PROPER CONSTRUCTION OF THE BMPS.
SCALE IN FEET
0 30 60
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 47
218' - 48" STORM
@ 2.12 %
65' - 15" STORM
@ 0.59 %
6' - 10" STORM
@ 0.40 %
10" PVC
INV=883.00
CONNECT PROPOSED
48" RCP TO EX. 48" STORM INV.
AT EXISTING INV. 873.13
(INVERT TO BE VERIFIED BY CONTRACTOR)
STMH 7
RIM=893.00
INV=877.75 E (15")
INV=880.32 SE (42")
INV=877.75 NW (48")
STMH 6
RIM=892.60
INV=878.13 E
INV=878.13 W
INV=882.98 S 10"
INV=879.00 S 4"
68' - 15" STORM
@ 0.40 %
STMH 5
RIM=888.85
INV=878.40
48" STORM VAULT
(3) 80' - 48"
PERFORATED CMP
@ 0.00% WITH HEADERS
INV=880.50
ROCK INV=880.00
SAND INV=879.00
4" DRAINTILE INV=879.00
12
INV=883.50
12"
INV=883.00
76' - 15" STORM
@ 0.40 %
23' - 12" STORM
@ 9.13 %
21' - 12" STORM
@ 1.50%
15' - 15" STORM
@ 0.40 %
STMH 4
RIM=887.3
INV=878.70
STMH 3
RIM=887.30
INV=878.76
STMH 2
RIM=887.30
INV=878.89
33' - 15" STORM
@ 0.40 %
28' - 15" STORM
@ 0.40 %
STMH 1
RIM=887.20
INV=879.00 SW
INV=882.73 NE 10"
INV=879.00 NE 4"
48" STORM VAULT
(4) 60' - 48"
PERFORATED CMP
@ 0.00% WITH HEADERS
INV=880.50
ROCK INV=880.00
SAND INV=879.00
4" DRAINTILE INV=879.00
10"PVC
INV=882.75
5' - 10" STORM
@ 0.40 %
12" STORM STUB
INV=883.35
12"
INV=883.25
4" STORM STUB
INV=883.35
TRENCH DRAIN
TO BE PUMPED
OUT
5' - 12" STORM
@ 2.00 %
12" STORM STUB
INV=883.32
TRENCH DRAIN 11
RIM=887.30
INV=886.30 SW
INV=885.60 NE
TRENCH DRAIN 12
RIM=876.80
INV=875.80 SE
INV=875.00 NW
TO BE PUMPED OUT
SEE MECHANICAL
SANITARY SERVICE
PARKING LEVELS
TO BE PUMPED
OUT
COORDINATE
WITH
MECHANICAL FOR
PIPE SIZE
SANITARY MANHOLE
BUILD OVER EXCISTING SANITARY
MAIN
RIM=897.30
INV=887.01 SW
INV=887.20 NE
INV=887.01NW
6" DOMESTIC
SERVICE 8" FIRE
SERVICE
CONNECT INTO
EXISTING
WATERMAIN PER
CITY STANDARDS
WITH GATE VALVES
5' - 4" PVC
@ 2.00 %
4"
INV=883.25
DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
MJS/PJD
PJD
04/08/15
N
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
UTILITY PLAN
C4-1
UTILITY PLAN GENERAL NOTES
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE
FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE
CITY AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS
ASSOCIATION OF MINNESOTA (CEAM), 1999 EDITION. ALL HDPE CONNECTIONS TO
CONCRETE MANHOLES SHALL BE CONNECTED WITH AN INTERNAL RUBBER GASKET
OR BY USING ADS WATERSTOP GASKET. ALL SANITARY SEWER MAIN LINE SHALL BE
SDR 35. ALL SANITARY SEWER SERVICES SHALL BE SDR 26.
2. SEE SHEET C8-1 AND THE CONTRACT SPECIFICATIONS FOR SPECIFIC UTILITY DETAILS
AND UTILITY SERVICE DETAILS.
3. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR
MATERIAL PER THE REQUIREMENTS OF THE CITY. ALL COMPACTION SHALL BE
PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION.
4. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE
REQUIREMENTS OF THE CITY. THE CITY DEPARTMENT OF ENGINEERING AND
BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE
NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF
WAY, OR WORK IMPACTING PUBLIC UTILITIES.
5. ALL SANITARY SEWER AND WATER SERVICES SHALL TERMINATE AT THE PROPERTY
LINE UNLESS OTHERWISE NOTED.
6. THE CONTRACTOR SHALL NOTIFY GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS PRIOR TO PERFORMING ANY EXCAVATION OR UNDERGROUND
WORK.
7. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF
WATER AND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM
DEPTH CAN NOT BE ATTAINED.
8. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS
OF THE CITY. ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND
SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL OF
UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AND THE CITY. THIS SHALL INCLUDE
ALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC
STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE
PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
9. ALL NEW WATERMAIN MUST HAVE A MINIMUM OF 7.5 FEET OF COVER.
10. ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED
GRADES WHERE DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY
OWNERS. STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERS
REQUIREMENTS FOR TRAFFIC LOADING.
11. PROPOSED PIPE MATERIALS:
WATERMAIN DIP CLASS 52 NO LESS THAN 7.5' DEEP.
WATER SERVICE COPPER TYPE K, 1" SERVICE TO PROPERTY LINE.
SANITARY SEWER PVC SDR 35 NO MORE THAN 20' DEEP.
SANITARY SEWER PVC SDR26 20' - 25' DEEP.
SANITARY SEWER PVC 4"SERVICE TO PROPERTY LINE.
STORM SEWER RCP CLASS 5 12" TO 18" DIAMETER.
DRAINTILE POLYETHYLENE BACK OF CURB.
STORM SEWER SCHEDULE
STRUCTURE NO.CASTING MANHOLE SIZE
STMH 1 48" PRECAST
STMH 2 48" PRECAST
STMH 3 48" PRECAST
STMH 4 48" PRECAST
STMH 5 48/" PRECAST
STMH 6 48" PRECAST
STMH 7 72" PRECAST
TRENCH DRAIN 12
TRENCH DRAIN 11
R-1733
CITY PLATE NO.
SS-1& SS-3
R-1733
R-1733
R-1733
R-1733
R-1733
R-1733
SS-1& SS-3
SS-1& SS-3
SS-1& SS-3
SS-1& SS-3
SS-1& SS-3
SS-1& SS-3
R-4990-HX TYPE C
R-4990-HX TYPE C
SCALE IN FEET
0 30 60
NOTE
ALL EXISTING SEWER AND WATER SERVICES
WILL NEED TO BE DISCONNECTED
AT CITY MAIN PER CITY STANDARDS.
COORDINATE WITH CITY FOR EXACT LOCATIONS.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 48
DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
MJS/PJD
PJD
06/04/15
DETAIL SHEET
C8-1
STANDARD GUTTER
8"A
6"
13.5"
12" RAD.
24"B624
B618 18"
B612 12"
CURB
TYPE "A"
MIN. OF 4" AGG. BASE
UNDER CURB (IF TOTAL
THICKNESS OF SECTION
ALLOWS)
3/8 " LIP
3" RAD.
1
3
3" RAD.
AGG. BASE
VARIES
PAVEMENT SECTION VARIES
SEE PAVEMENT SECTION DETAIL
SLOPE GUTTER TO
MATCH PARKING LOT
DRAINAGE
(3/4" PER FT. TYP.) TIP
GUTTER OUT AS REQ'D
DRAWN 1/2014
LOUCKS PLATE NO.
2009B6 STYLE CONCRETE
CURB AND GUTTER
MINIMUM 1'
BEHIND BACK
OF CURB
7"
SPECIFICATION NOTES:
1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2. EXPANSION JOINTS AT MAX. SPACING OF 200'.
3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
SLOPE GUTTER TO MATCH
PARKING LOT DRAINAGE
(3/4" PER FT. TYP.)
TIP GUTTER OUT AS REQ'D
MINIMUM 1' BEHIND
BACK OF CURBAGG. BASE UNDER
CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
12"8"
1/2" RAD.
20"
DRAWN 1/2014
LOUCKS PLATE NO.
2012FLAT CURB AND
GUTTER (12")
SPECIFICATION NOTES:
1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2. EXPANSION JOINTS AT MAX. SPACING OF 200'.
3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
1.5" BIT. WEAR COURSE,
MN/DOT 2360 SPWEA240B
TACK COAT, MN/DOT 2357
2" BIT. NON-WEAR COURSE,
MN/DOT 2360 SPNWB230B
6" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138
SURFACE COMPACTION
FINISHED GRADE
36" SELECT GRANULAR, MN/DOT 3149.D
DRAWN 1/2014
LOUCKS PLATE NO.
2030STANDARD BITUMINOUS
PAVEMENT SECTION
2" BIT. WEAR COURSE,
MN/DOT 2360 SPWEA240B
TACK COAT, MN/DOT 2357
2" BIT. NON-WEAR COURSE,
MN/DOT 2360 SPNWB230B
8" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138
SURFACE COMPACTION
FINISHED GRADE
36" SELECT GRANULAR, MN/DOT 3149.D
DRAWN 1/2014
LOUCKS PLATE NO.
2031HEAVY DUTY BITUMINOUS
PAVEMENT SECTION
PAVEMENT SECTION BASED ON
GEOTECHNICAL REPORT BY NTI, DATED
APRIL 24,2015
NOTES:
1. CONCRETE SHOULD BE REINFORCED WITH WELDED WIRE FABRIC
OR REINFORCING BARS TO ASSIST IN CONTROLLING CRACKING
FROM DRYING SHRINKAGE AND THERMAL CHANGES.
2. SAWED OR FORMED CONTROL JOINTS SHOULD BE INCLUDED
FOR EACH 225 SQUARE FEET OF AREA OR LESS (15 FEET BY 15 FEET).
3. SAW CUTS SHOULD NOT CUT THROUGH THE WELDED WIRE
FABRIC OR REINFORCING STEEL AND DOWELS SHOULD BE
UTILIZED AT FORMED AND/OR COLD JOINTS.
6" COMPACTED AGGREGATE BASE
CL. 5 OR 2 MN/DOT 3138
FINISHED GRADE
6" CONCRETE MN/DOT SPEC. 2301
DRAWN 1/2014
LOUCKS PLATE NO.
2033HEAVY DUTY CONCRETE
PAVEMENT SECTION
DRAWN 1/2014
LOUCKS PLATE NO.
2034CONCRETE SIDEWALK
SECTION
4" CONCRETE WALK
MN/DOT 2521
4" GRANULAR MATERIAL
MN/DOT 3149
WIRE MESH
WIRE MESH
DRAWN 12/2013
LOUCKS PLATE NO.
3001HEAVY DUTY
SILT FENCE
6"
6"
GEOTEXTILE
FABRIC PER
MNDOT 3886
GEOTEXTILE
FABRIC PER
MNDOT 3886
NOTES:
1. PLACE BOTTOM EDGE OF WIRE FENCE INTO 6 IN DEEP TRENCH.
2. POSTS SHALL BE:x 6 FT MAX. SPACING.
x STANDARD STEEL T-TYPE POSTS.
x 5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THE GROUND.
3. ATTACH WIRE FENCE TO STEEL POSTS WITH NO. 9 GA. ALUMINUM
WIRE OR NO. 9 GALVANIZED STEEL PRE-FORMED CLIPS.
4. ATTACH FABRIC TO WIRE FENCING WITH WIRE OR ZIP TIES. A MIN.
OF 3 ZIP TIES PER POST. EXTEND BOTTOM OF FABRIC INTO TRENCH.
5. BACKFILL TRENCH & COMPACT.
DRAWN 12/2013
LOUCKS PLATE NO.
3010INLET PROTECTION -
EXISTING STORM STRUCTURES
HIGH-FLOW
FABRIC
CURB
DEFLECTOR PLATE
OVERFLOW 1-CENTER
OF FILTER ASSEMBLY
OVERFLOW 2 - TOP
OF CURB BOX
POLYESTER
SLEEVE
MANHOLE
COVER ASSEMBLY
FILTER
ASSEMBLY
27"
27" SEDIMENT CONTROL BARRIER
2'X3' SEDIMENT CONTROL BARRIER
ROAD DRAIN HIGH-FLOW
INLET PROTECTION CURB
AND GUTTER MODEL
WIMCO ROAD DRAIN, OR APPROVED EQUAL
HARD SURFACE PUBLIC ROAD
2' MINIMUM
1" TO 2" WASHED ROCK
6" MINIMUM
DRAWN 12/2013
LOUCKS PLATE NO.
3003ROCK ENTRANCE TO
CONSTRUCTION SITE
NOTES:
1. ROCK SIZE SHOULD BE 1" TO 2" IN SIZE SUCH AS MN/DOT CA-1 OR
CA-2 COURSE AGGREGATE. (WASHED)
2. A GEOTEXTILE FABRIC MAY BE USED UNDER THE ROCK TO PREVENT
MIGRATION OF THE UNDERLYING SOIL INTO THE STONE.
15' (MIN)
SIGN
24"X36"X3/4" PLYWOOD
PAINT PLYWOOD FACE WHITE
WITH 4"MIN. STENCILED
LETTERS PAINTED BLACK
8'TREATED 4"X4" POST
CONCRETE
WASHOUT
AREA
WASHOUT AREA MUST BE IMPERMEABLE.
CONTRACTOR TO CONSTRUCT APPROPRIATE
IMPERMEABLE CONTAINMENT SYSTEM &
REMOVE/PUMP LIQUID ONCE THE LEVEL EXCEEDS
TWO-THIRDS OF THE SURROUNDING BARRIER
CONTRACTOR TO PLACE THE CONCRETE WASHOUT
AREA NEAR THE CONSTRUCTION ENTRANCE
MIN. 8" DIA
BIO LOGS
MIN. 2FT HIGH
SOIL BERM
DRAWN 12/2013
LOUCKS PLATE NO.
3005CONCRETE WASHOUT
NOTE:
GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL
CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS:
x FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10%
PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL
HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY
BE USED FOR FOUNDATION MATERIALS.
x BEDDING AND ENCASEMENT MATERIALS FOR FLEXIBLE PIPE SHALL MEET THE REQUIREMENTS OF
MNDOT SPECIFICATION 3149.2B1, GRANULAR BORROW, EXCEPT THAT 100% SHALL PASS THE ONE
INCH (1") SIEVE.x BACKFILL MATERIALS SHALL CONSIST OF SUITABLE EXISTING TRENCH MATERIALS, EXCEPT AS
OTHERWISE SPECIFIED. SUITABLE MATERIAL SHALL BE DEFINED AS A MINERAL SOIL FREE OF FOREIGN
MATERIALS (RUBBISH, ORGANICS & DEBRIS), FROZEN CLUMPS, OVERSIZE STONE, ROCK, CONCRETE OR
BITUMINOUS CHUNKS, AND OTHER UNSUITABLE MATERIALS THAT MAY DAMAGE PIPE, PREVENT
THOROUGH COMPACTION, OR INCREASE THE RISKS OF SETTLEMENT.
DRAWN 12/2013
LOUCKS PLATE NO.
4008PLASTIC PIPE
BEDDING
PLASTIC
PIPE
18"18"PIPE
WIDTH ENCASEMENT
BEDDING
FOUNDATION
(MAY NOT BE
REQUIRED)
12"
6"
BACKFILL
COMPACTED
AS SPECIFIED
EXCAVATED TRENCH
WIDTH
DRAWN 12/2013
LOUCKS PLATE NO.
4310CONCRETE PIPE
BEDDING
RCP
PIPE
18"18"PIPE
WIDTH
COMPACTED SAND OR 34"
TO 1-12" CLEAR ROCK (AS
DIRECTED)
COMPACTED
SUBGRADE
6"
COMPACTED
BACKFILL
EXCAVATED TRENCH
WIDTH
RCP
PIPE
18"18"PIPE
WIDTH
SHAPE BOTTOM OF EXISTING
TRENCH MATERIAL TO FIT
PIPE BARREL.
COMPACTED
BACKFILL
EXCAVATED TRENCH
WIDTH
CLASS C BEDDING
CLASS B BEDDING
PAVEMENT SECTION BASED ON
GEOTECHNICAL REPORT BY NTI, DATED
APRIL 24,2015
36" SELECT GRANULAR, MN/DOT 3149.D
NOTES
1. CONTRACTOR SHALL INSTALL REQUIRED CMP, PIPE BENDS AND TEES
TO CONNECT PIPES AT THE LIMITS OF THE UNDERGROUND PIPE SYSTEM
FOOTPRINT. (SEE UTILITY PLAN)
2. 4" PVC DRAINTILE SHALL FOLLOW 48" CMP PIPES AS
SHOW ABOVE AROUND THE PERIMETER OF THE PIPE SYSTEM.
CONTRACTOR SHALL INSTALL TEES AS NECESSARY TO CONNECT
DRAINTILE OUTLET MANHOLE.
48" CMP 48" CMP
4" SLOTTED SINGLE WALL HDPE
PIPING WITH CIRCULAR KNIT
POLYMERIC FILAMENT FILTER
SOCK PER ASTM D6707-01
FREE DRAINING ANGULAR
WASHED STONE 2" TO 3" MAX.
PARTICLE SIZE NO CARBONATE
12" FREE DRAINING
GRAVEL SAND (GW,
GP, GM 0R SW)
PARTICLE SIZE -
0.02-0.04 INCHES
12"
48"
FILTER
FABRIC
SEPARATOR
12"24"48" CMP 12"
FILTER FABRIC
SEPARATOR
6"
6"
IE= 880.5
IE= 880.0
IE= 879.0
IE= 884.5
IE= 885.0 (3) 60 LF OF 48"
PERFORATED
CMP SEE SHEET
C4-1 FOR LAOUT24"
48" PERFORATED PIPE SYSTEM
LOUCKS PLATE NO.
STMH 1 DETAIL
LOUCKS PLATE NO.
FLOW
27"
48"
RIM=887.2
4" DRAINTILE INV=879.0
10" PVC
INLET
INV=882.73
INV=882.75
INV=879.0
15" RCP
OUTLET
STMH 6 DETAIL
LOUCKS PLATE NO.
27"
48"
RIM=892.6
INV=878.13
NOT TO SCALE
NOT TO SCALE
15" RCP
OUTLET
885.0
4" DRAINTILE INV=879.0
10" PVC
INLET
INV=883.00
885.0
INV=882.98
1'
48" CMP
1'
48" CMP
880.5
884.5
880.5
884.5
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 49
DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
MJS/PJD
PJD
06/04/15
CITY DETAIL
SHEET
C8-2
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 50
URAL
HING
P
A
A
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2
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1
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(U
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DATE
DRAWN BY
CHECKED BY
COMMISSION NO.
CERTIFICATION
License Number
2014 BKV Group, Inc. EOEC
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a dulyLicensed Professional
under the laws of the State of Minnesota.
SHEET NUMBER
CONSULTANTS
KEY PLAN
PROJECT TITLE
NORTH ARROW
SHEET TITLE
BKVTB-30x42EXCELSIOR &
MONTEREY
Engineer
REVISION DATE
PUD
RESUBMITTAL
02/28/17
ISSUANCE
Date
XX/XX/1649933
PJ Disch, PE
LOUCKS
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
PUD RESUBMITTAL 01/22/16
LOUCKS PROJECT NO. 14634
PUD RESUBMITTAL 02/26/16
PUD RESUBMITTAL 02/28/17
MJS/PJD
PJD
02-19-16
N
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
VEHICLE
TURNING
EXHIBIT
SCALE IN FEET
0 30 60
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 51
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Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 60
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City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 61
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City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 62
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City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 63
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Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 65
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City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 66
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 67
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Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 68
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City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 69
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
EXTERIOR PARKING AREA Illuminance Fc 1.44 2.5 0.1 14.40 25.00
LEVEL 1 PARKING_Floor Illuminance Fc 5.60 17.6 0.4 14.00 44.00
SITE Illuminance Fc 4.66 40.9 0.0 N.A. N.A.
0.1 0.2
0.3 0.5 0.5 0.3 0
1.1 1.1 0.8 0.4
1.8 1.8 1.4 0.9
2.4 1.9 1.3
2.3 2.5 2.2 1.5
2.12.12.01.6
1.9 2.0 1.8 1.2
2.1 2.0 1.6 1.1
2.4 2.1 1.6 1.0
2.3 2.3 1.8
2.0 2.1 1.8
1.1 1.6 1.5
0.5 0.9 1.1
0.5
7.8 2.7 2.0
1.2 1.3 2.1
0.7 1.0 3.3
0.7 0.9 2.3
1.1 1.3 1.6
3.8 4.6 2.4
8.2 10.6 3.2
0.7 1.5 3.8 4.7 2.7 3.6 5.2 2.7 2.5 4.7 4.5 3.6 3.5 2.2
1.3 2.5 8.2 11.4 4.0 6.3 12.4 4.1 3.7 11.6 8.2 3.9 3.4 2.2
2.9 6.0 6.0 6.8 7.1 6.2 6.7 6.3 5.9 6.9 6.1 8.9 10.7 3.4
0.9 1.7 5.1 13.8 5.1 4.9 13.5 6.4 4.0 10.6 9.3 3.6 3.4 4.9 5.4 2.9
2.0 5.1 6.7 6.8 3.8 3.5 5.8 4.1 3.1 5.3 5.0 2.8 2.9 4.2 4.7 2.8
2.8 10.2 9.9 4.0 2.6 2.6 3.1 2.7 2.4 2.9 3.1 2.7 3.3 8.8 11.2 3.7
2.0 3.6 3.8 2.8 2.4 3.3 5.5 3.8 2.6 3.5 5.5 3.83.34.65.03.4
2.2 4.9 5.0 3.3 3.3 4.8 13.3 6.0 3.6 5.5 13.9 5.8 4.5 6.3 7.2 6.0
2.9 10.0 9.6 5.1 8.4 5.8 6.8 5.8 8.9 6.4 7.4 6.3 9.9 11.0 10.7 4.5 4.1 5.4
2.4 4.3 4.6 5.1 12.2 5.5 3.1 4.4 11.7 5.3 3.4 5.5 13.1 7.2 5.2 3.4 2.6 3.8
2.9 8.1 8.3 4.6 4.8 3.4 2.4 3.0 4.5 3.5 2.7 3.7 5.7 7.9 12.0 4.9 2.5 3.4
4.2 8.6 8.5 4.1 3.6 3.1 2.3 2.4 3.3 3.3 2.8 3.5 4.5 5.9 7.5 3.9 2.4 2.8
16.7 7.6 7.2 3.8 6.6 7.0 2.7 2.7 6.8 6.8 3.8 5.8 9.1 4.7 3.3 2.8 3.1 4.5
2.6 9.2 8.4 3.5 8.7 9.7 3.0 3.1 9.8 9.8 6.3 8.7 13.4 6.4 4.8 3.7 7.3 10.0
1.7 3.3 3.5 2.5 3.7 4.5 3.5 3.9 5.7 7.1 14.1 11.2 7.5 11.0 10.9 4.2 7.4 9.4
0.9 1.0 8.2 8.1 10.1 10.2 15.0 12.5 11.1 10.6 7.9 3.5 2.9 3.0
0.4 13.6 11.9 17.0 14.2 17.6 15.1 16.3 11.2 6.1 3.1 2.0 1.7
1.4 2.3 3.1 3.8 4.1 4.2 3.8 2.8 2.1 1.6 1.4 1.2 1.4 1.4 1.4 1.4 1.7 2.2 2.9 3.8 3.7 2.7 2.0 1.5 1.1 1.0 1.0 0.9 0.9 1.0 1.3 1.8 2.4 2.6 2.5 1.9
1.7 3.2 5.1 7.1 7.3 8.3 7.2 4.5 2.9 2.5 2.8 3.3 3.2 3.2 3.9 3.7 2.9 3.3 5.0 7.7 7.3 4.5 2.9 2.5 2.8 3.2 2.1 1.5 1.2 1.1 1.5 2.6 4.5 5.6 5.1 3.0
2.3 4.3 8.3 13.0 11.9 13.3 11.5 6.0 3.5 3.1 5.7 8.4 6.6 4.9 10.1 9.9 4.2 3.7 6.3 10.8 10.6 5.4 3.33.46.89.93.91.91.61.31.73.27.5 9.8 8.8 4.1
2.5 5.1 10.1 13.9 5.1 10.1 8.2 4.6 3.1 2.8 5.1 8.6 5.8 5.4 9.8 9.2 4.3 3.8 5.3 6.9 6.7 4.5 3.3 3.9 8.2 11.3 4.1 2.7 2.0 1.4 1.6 2.8 5.8 0.0 6.8
2.2 4.2 7.7 9.4 7.8 5.8 4.3 2.3 2.2 2.7 20.1 3.7 20.0 21.2 15.9 13.1 18.7 19.9 20.4 20.4 16.3 12.0 19.6 20.4 18.6 7.4 18.7 15.1 6.5 1.4 2.5 4.1 3.5 3.3
3.2 5.4 8.8 6.9 4.0 3.2 2.7 1.5 1.4
2.1 4.7 9.9 6.8 3.7 6.5 2.7 0.7 0.7
1.8 3.8 7.2 5.6 3.0 0.9 7.4 2.5 0.3 0.3
1.5 3.1 4.9 4.8 3.0 1.3 3.0 1.5 0.2 0.2
1.2 3.2 8.7 10.8 3.9 18.5 1.2 1.2 0.1 0.1
0.9 3.1 8.0 11.2 3.6 18.7 0.5 0.5 0.1 0.1
0.8 2.2 4.0 4.6 3.0 16.3 0.4 0.2 0.1 0.0
0.7 2.0 4.1 5.8 3.2 12.6 0.4 0.1 0.1 0.0
2.2 6.7 16.3 4.2 11.6 0.4 0.1 0.1 0.0
1.8 4.8 9.5 4.0 15.9 0.4 0.1 0.1 0.0
1.6 3.6 5.1 3.8 19.8 0.4 0.2 0.1
1.4 4.1 11.8 5.7 19.7 0.5 0.2 0.1
1.1 4.7 14.7 6.4 19.0 0.6 0.3 0.2
0.8 2.2 4.0 4.4 7.0 3.5 4.0 2.8 2.8
0.5 1.2 2.2 3.7 15.5 4.3 7.3 3.2 2.1 0.6
0.40.72.05.27.7 3.9 2.3 0.8 0.2
0.4 1.5 4.6 7.4 6.4 3.7 1.0 0.2
0.2 1.2 4.5 7.3 3.3 3.0 0.9 0.2
0.1 0.8 2.6 3.1 10.5 14.2 1.3 0.8 0.7 0.4 4.3 3.3 1.0 0.3
0.1 0.5 1.7 4.4 6.2 9.7 0.3 7.0 3.6 1.2 0.4
0.0 0.3 0.9 5.1 7.8 10.3 11.3 11.6 12.1 12.0 9.3 0.2 3.3 1.8 1.0 0.5
0.00.10.62.77.16.16.95.25.15.14.00.2 1.7 1.8 1.0
0.00.10.52.87.5 11.3 19.4 17.4 17.4 17.9 13.0 0.1 0.9 1.3
0.0 0.1 0.4 2.1 4.1 3.1 6.8 3.9 1.3 0.9 0.6 0.1 1.0
0.0 0.2 1.4 1.5 1.3 5.2 2.7 4.5 6.1 5.5 7.6 6.0 6.3 5.3 3.0 2.2 1.2
0.30.30.40.40.40.40.70.70.61.2
0.1 0.1 0.2 0.2 0.4 0.1 0.5 1.2
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City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 70
Memorandum
ONE CARLSON PARKWAY, SUITE 150 | MINNEAPOLIS, MN 55447 | 763.475.0010 | WWW.SRFCONSULTING.COM
SRF No. 10485.00
To: Sean Walther, Planning & Zoning Supervisor
City of St. Louis Park
From: Matt Pacyna, PE, Senior Associate
Emily Gross, PE, Senior Engineer
Date: March 9, 2017
Subject: 4400 Excelsior Boulevard Traffic Study Update
Introduction
SRF has completed a traffic study for the proposed 4400 Excelsior Boulevard development located
in the City of St. Louis Park (see Figure 1: Project Location). This study is an update to the previous
4400 Excelsior Boulevard Traffic Study completed on May 1, 2015. Since completion of the traffic study
in May 2015, additional data collection efforts have occurred, the proposed development land use and
access has changed, and area transportation improvements have been identified. Therefore, the main
objectives of this study are to review existing operations within the study area, evaluate traffic impacts
to the adjacent roadway network, and recommend any necessary improvements to accommodate the
proposed development. The following sections provide the assumptions, analysis, and study
conclusions and recommendations offered for consideration.
Existing Conditions
The existing conditions were reviewed to establish a baseline in order to identify any future impacts
associated with the proposed development. The evaluation of existing conditions includes peak period
intersection turning movement counts, field observations, and an intersection capacity analysis.
Data Collection
Various data collection efforts have been conducted within the study area since October 2014. Peak
period turning movement and pedestrian counts were collected by Spack Consulting during the week
of October 13, 2014 at the following study intersections:
·Excelsior Boulevard and Quentin Avenue
·Excelsior Boulevard and Princeton Avenue
·Park Commons Drive and Quentin Avenue
·Park Commons Drive and Princeton Avenue
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 71
01710485
March 2017
Project Location
4400 Excelsior Boulevard Traffic Study - Update
Saint Louis Park, MN
Figure 1H:\Projects\10485\TS\Figures\Fig01_Project Location.cdr100
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36th St Belt Line BlvdProject
LocationNORTHNorthCity Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 72
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 3
Peak period turning movement and pedestrian counts were collected by SRF during the week of
March 23, 2015 at the following study intersections:
·Excelsior Boulevard and Monterey Drive
·Excelsior Boulevard and Kipling Avenue
·Excelsior Boulevard and 36th-1/2 Street
·Monterey Drive and Park Commons Drive
·Monterey Drive and 36th-1/2 Street
Peak period turning movement and pedestrian counts were collected by SRF during the week of
June 15, 2015 at the following study intersections:
·Excelsior Boulevard and Grand Way/Natchez Avenue
·Excelsior Boulevard and Meridian Lane (15-minute pulse count)
·Park Commons Drive and Grand Way (15-minute pulse count)
·Park Commons Drive and Meridian Lane (15-minute pulse count)
·Kipling Avenue and 36th-1/2 Street (15-minute pulse count)
Traffic volumes collected from the three time periods were reviewed and compared to develop an
existing traffic volume set. Historical average daily traffic (ADT) volumes within the study area were
provided by the Minnesota Department of Transportation (MnDOT).
In addition to the intersection turning movement counts, observations were completed to identify
roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic
controls). Currently, Excelsior Boulevard is a four-lane divided roadway with a posted speed limit of
35 miles per hour (mph). Monterey Drive, north of Park Commons Drive, is a four-lane undivided
roadway, while south of Park Commons Drive, Monterey Drive is a two-lane divided roadway with
turn lanes. The posted speed limit along Monterey Drive is 30 mph. Beltline Boulevard is four-lane
undivided roadway with a posted speed limit of 30 mph. The remaining study roadways are relatively
low-speed, two-lane undivided local streets.
The intersections on Excelsior Boulevard at Quentin Avenue, Grand Way and Monterey Drive are
signalized. The other study intersections are unsignalized with side-street stop control, except at Park
Commons Drive and Grand Way, which has all-way-stop control. Existing geometrics, traffic
controls, and volumes within the study area are shown in Figure 2.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 73
Excelsior Blvd
258 (249)
290 (275)
(200) 75
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01710485
March 2017
Existing ConditionsH:\Projects\10485\TSFigures\Fig02_Existing Conditions.pdf4400 Excelsior Boulevard Traffic Study - Update
City of St. Louis Park, MN
Figure 2
100
Excelsior BlvdNORTHNorth 19,200 1
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LEGEND
- A.M. Peak Hour Volume (7:30 - 8:30 A.M.)
- P.M. Peak Hour Volume (4:30 - 5:30 P.M.)
- Estimated Year 2015 Average Daily Traffic
(ADT) Volumes
- Side-Street Stop Control
- Traffic Signal Control
- All-Way Stop Control
XX
(XX)
X,XXXBeltline BlvdCity Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 74
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 5
Existing Intersection Capacity Analysis
An existing intersection capacity analysis was completed to establish baseline conditions to which
future traffic operations can be compared. The capacity analysis was completed for the a.m. and p.m.
peak hours at the study intersections. The study intersections were analyzed using Synchro/SimTraffic
software.
Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is
operating. Intersections are ranked from LOS A through LOS F. The LOS results are based on average
delay per vehicle, which correspond to the delay threshold values shown in Table 1. LOS A indicates
the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity.
Overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities area.
Table 1. Level of Service Criteria for Signalized and Unsignalized Intersections
LOS Designation Signalized Intersection
Average Delay/Vehicle (seconds)
Unsignalized Intersection
Average Delay/Vehicle (seconds)
A ≤ 10 ≤ 10
B > 10 - 20 > 10 - 15
C > 20 - 35 > 15 - 25
D > 35 - 55 > 25 - 35
E > 55 - 80 > 35 - 50
F > 80 > 50
For side-street stop controlled intersections, special emphasis is given to providing an estimate for the
level of service of the side-street approach. Traffic operations at an unsignalized intersection with
side-street stop control can be described in two ways. First, consideration is given to the overall
intersection level of service. This takes into account the total number of vehicles entering the
intersection and the capability of the intersection to support these volumes. Second, it is important
to consider the delay on the minor approach. Since the mainline does not have to stop, the majority
of delay is attributed to the side-street approaches. It is typical of intersections with higher mainline
traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side-street
approaches, but an acceptable overall intersection level of service during peak hour conditions.
Results of the existing intersection capacity analysis shown in Table 2 indicate that all study
intersections currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak
hours. However, southbound queues along Monterey Drive at Excelsior Boulevard were observed to
extend through the adjacent Park Commons Drive intersection during the p.m. peak hour
(i.e. approximately 10 to 15 percent of the p.m. peak hour). These queues impact motorists along
Park Commons Drive as they attempt to access Monterey Drive, resulting in increased delay and
queues. No other significant delay or queuing issues were observed in the field or traffic simulation at
the study intersections. It should be noted that the queuing issues identified are existing issues and not
related to the proposed development.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 75
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 6
Table 2. Existing Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
Monterey Drive and Park Commons Drive (1)A/A 7 sec. A/D 29 sec.
Park Commons Drive and Meridian Lane (1) A/A 3 sec. A/A 4 sec.
Park Commons Drive and Grand Way (2) A 5 sec. A 4 sec.
Park Commons Drive and Princeton Avenue (1) A/A 3 sec. A/A 3 sec.
Park Commons Drive and Quentin Avenue (1) A/A 5 sec. A/A 5 sec.
Excelsior Boulevard and Quentin Avenue B 16 sec. B 18 sec.
Excelsior Boulevard and Princeton Avenue (1) A/A 5 sec. A/A 7 sec.
Excelsior Boulevard and Grand Way A 10 sec. B 14 sec.
Excelsior Boulevard and Meridian Lane (1) A/A 5 sec. A/A 5 sec.
Excelsior Boulevard and Monterey Drive B 20 sec. C 29 sec.
Excelsior Boulevard and Kipling Avenue (1) A/B 10 sec. A/C 22 sec.
Excelsior Boulevard and 36th-1/2 Street (1) A/A 4 sec. A/A 2 sec.
36th-1/2 Street and Kipling Avenue (1) A/A 4 sec. A/A 5 sec.
Monterey Drive and 36th-1/2 Street (1) A/A 6 sec. A/B 11 sec.
(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach
LOS. The delay shown represents the worst side-street approach delay.
(2) Indicates an unsignalized intersection with all-way stop control.
Year 2018 No Build Conditions
No build traffic forecasts were developed for year 2018 conditions (i.e. one year after expected
completion of the proposed development). Year 2018 no build conditions take into account planned
roadway improvements, general area background growth, and approved adjacent developments. The
evaluation of year 2018 no build conditions includes details on the traffic forecasts and an intersection
capacity analysis.
Monterey Drive/Park Commons Drive Intersection
Based on the discussions with City staff, the City plans to construct an eastbound right-turn lane at
the Monterey Drive/Park Commons Drive intersection by year 2018. This improvement was
identified as part of the traffic operations review completed for the Excelsior Boulevard & Monterey Drive
Subarea Evaluation, dated September 2015. Therefore, the right-turn lane was included in both the year
2018 no build and build conditions intersection capacity analysis. This improvement is expected to
improve operations along Park Commons Drive and may result in a change in area travel patterns as
motorists that currently avoid this intersection due to the operational issues return to this approach.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 76
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 7
Year 2018 Traffic Forecasts
Year 2018 no build traffic forecasts include both general background growth as well as approved
adjacent development expected to impact roadway network operations by the year 2018.
Background Growth
To account for general background growth in the area, an annual growth rate of one-half percent was
applied to the existing peak hour traffic volumes to develop year 2018 background traffic forecasts.
This growth rate is consistent with historical growth in the study area (based on MnDOT AADT
volumes).
Former Bally’s Site Development
An adjacent development at the site of a former Bally Total Fitness at 4900 Excelsior Boulevard is
expected to be completed prior to year 2018. A traffic impact study for the proposed mixed-use
development was completed for the site in November 25, 2014. The routing and distribution
assumptions developed as part of that study were used to distribute trips to the network.
Since completion of the Bally’s site traffic study, the land use information has changed slightly. The
adjacent development is now expected to consist of 189 apartments and a 28,000 square foot grocery
store. Trip generation estimates for the proposed land uses were developed for the a.m. and p.m. peak
hours and a daily basis. Trips generated by the Bally’s site were estimated using the ITE Trip Generation
Manual, Ninth Edition. A multi-use reduction of 10 percent was applied to the ITE trip generation
estimates to account for vehicles using more than one land use. In addition, a 10 percent modal
reduction was applied account for available transit options in the vicinity of the proposed
development.
Based on the trip generation analysis, the Bally’s site is expected to generate 153 a.m. peak hour
(62 entering/91 exiting), 307 p.m. peak hour (170 entering/137 exiting), and 3,296 daily trips. It should
be noted that the site is currently under construction. The generated trips were added to the year 2018
no build roadway network. Resultant year 2018 no build traffic forecasts are shown in Figure 3.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 77
Kipling AveExcelsior Blvd
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01710485
March 2017
Year 2018 No Build ConditionsH:\Projects\10485\TS\Figures\Fig03_Year 2018 No Build Conditions.pdf4400 Excelsior Boulevard Traffic Study - Update
City of St. Louis Park, MN
Figure 3
100
Excelsior BlvdNORTHNorthLEGEND
- A.M. Peak Hour Volume (7:30 - 8:30 A.M.)
- P.M. Peak Hour Volume (4:30 - 5:30 P.M.)
- Estimated 2018 No Build Average
Daily Traffic (ADT) Volumes
- Side-Street Stop Control
- Traffic Signal Control
- All-Way Stop Control
XX
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X,XXX 20,500 1
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4,300Beltline BlvdCity Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 78
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 9
Year 2018 No Build Intersection Capacity Analysis
To determine how the adjacent roadway network will accommodate year 2018 no build traffic
forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results
of the year 2018 intersection capacity analysis shown in Table 3 indicate that all study intersections are
expected to operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours.
Southbound Monterey Drive queues at Excelsior Boulevard are expected to increase during the p.m.
peak hour (i.e. extending through the Park Commons Drive intersection approximately 15 percent of
the p.m. peak hour). These queues will continue to impact access from Park Commons Drive to
Monterey Drive during the p.m. peak hour. However, with construction of an eastbound right-turn
lane at the Monterey Drive/Park Commons Drive intersection, the queues are expected to be less
than under existing conditions. The level of side-street delay and queues along Park Commons Drive
are relatively common within the region during the peak periods and do not warrant additional
mitigation, particularly given the spacing to the adjacent Excelsior Boulevard signalized intersection.
Table 3. Year 2018 No Build Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
Monterey Drive and Park Commons Drive (1) A/A 6 sec. A/C 23 sec.
Park Commons Drive and Meridian Lane (1) A/A 4 sec. A/A 4 sec.
Park Commons Drive and Grand Way (2) A 5 sec. A 4 sec.
Park Commons Drive and Princeton Avenue (1) A/A 2 sec. A/A 4 sec.
Park Commons Drive and Quentin Avenue (1) A/A 5 sec. A/A 5 sec.
Excelsior Boulevard and Quentin Avenue B 19 sec. C 21 sec.
Excelsior Boulevard and Princeton Avenue (1) A/A 6 sec. A/A 5 sec.
Excelsior Boulevard and Grand Way A 10 sec. B 14 sec.
Excelsior Boulevard and Meridian Lane (1) A/A 5 sec. A/A 6 sec.
Excelsior Boulevard and Monterey Drive B 19 sec. C 29 sec.
Excelsior Boulevard and Kipling Avenue (1) A/B 12 sec. A/D 27 sec.
Excelsior Boulevard and 36th-1/2 Street (1) A/A 4 sec. A/A 2 sec.
36th-1/2 Street and Kipling Avenue (1) A/A 3 sec. A/A 4 sec.
Monterey Drive and 36th-1/2 Street (1) A/A 7 sec. A/B 10 sec.
(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach
LOS. The delay shown represents the worst side-street approach delay.
(2) Indicates an unsignalized intersection with all-way stop control.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 79
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 10
Proposed Development
The proposed development is located at 4400 Excelsior Boulevard in the City of St. Louis Park. The
site is currently occupied by commercial land uses, which are planned to be replaced. The proposed
development (shown in Figure 4) consists of approximately 148 apartment units, 7,500 square feet of
retail space, and a 10,000 square foot bank. Construction of the proposed development is expected to
be complete by the end of the year 2017. On-site parking is currently proposed on three levels.
Access to the site is proposed as follows:
·Excelsior Boulevard:
o Access A: A right-in/right-out access serving surface level parking (Level 1), located
approximately 300 feet east of Monterey Drive. This location replaces an existing driveway
and provides access to retail and residential guest parking.
·Monterey Drive:
o Access B: An entrance only access serving surface-level parking (Level 1), located directly
across from Park Commons Drive, approximately 270 feet north of Excelsior Boulevard.
This location provides access to retail and residential guest parking.
o Access C: A full-access serving residential parking (Level P1 and P2), located 410 feet
north of Excelsior Boulevard.
o Access B and Access C are expected to replace an existing site access located along
Monterey Drive approximately 185 feet north of Excelsior Boulevard.
·36th-1/2 Street:
o Access D: A full-access serving only garbage and delivery vehicles, located approximately
190 feet west of Kipling Avenue.
o Access D is expected to utilize an existing cross access easement through the property
immediately north of the proposed development.
Year 2018 Build Conditions
To help determine impacts associated with the proposed development, traffic forecasts were
developed for year 2018 build conditions (i.e. one year after expected completion). Year 2018
conditions take into account the no build condition and traffic generated by the proposed
development. The evaluation of year 2018 conditions includes details on the traffic forecasts and an
intersection capacity analysis.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 80
01710485
March 2017
Site Plan
4400 Excelsior Boulevard Traffic Study - Update
Saint Louis Park, MN
Figure 4H:\Projects\10485\TSFigures\Fig04_Site Plan.pdfExcelsior
BlvdMo
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Access A
Access B
Access C
Access D
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 81
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 12
Trip Generation Estimates – Bridgewater Development
To account for traffic impacts associated with the proposed development, trip generation estimates
for both the existing and proposed land uses were developed for the a.m. and p.m. peak hours and a
daily basis. These estimates, shown in Table 4, were developed using a combination of the
ITE Trip Generation Manual, Ninth Edition and peak period field observations. The existing trip
generation estimates were developed to provide a comparison between existing and proposed land
uses and to determine the approximate number of net new roadway system trips.
It should be noted that a 10 percent modal reduction, based on the methodology described in the
ITE Trip Generation Manual, Ninth Edition, was applied to account for available transit options in the
vicinity of the proposed development (i.e. Metro Transit Routes 12, 114, and 615). Accounting for the
modal reduction, the proposed development is expected to generate approximately 101 a.m. peak
hour, 164 p.m. peak hour and 1,521 daily trips. Although apartment residents would be expected to
visit the onsite retail and/or bank, no multi-use reduction factor was applied in order to provide a
conservative trip generation estimate. Furthermore, no reductions for the future Southwest Light Rail
Transit (SWLRT) Green Line Extension were included since it is not expected to be in operation until
the year 2020. Additional discussion regarding SWLRT is documented later in this study.
It should be noted that a portion of the development trips are expected to be from vehicles already
traveling along Excelsior Boulevard and Monterey Drive that will now divert their trips to the
proposed development before continuing on to their destination (i.e. pass-by trips). To account for
these trips, pass-by percentages for each land use from the ITE Trip Generation Manual, Ninth Edition
were utilized. Taking into account these pass-by trips, as well as the existing site trips, the resultant net
new traffic volume impact to the adjacent roadway system is approximately 82 a.m. peak hour,
99 p.m. peak hour, and 887 daily trips.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 82
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 13
Table 4. Trip Generation Estimates – Proposed Development
Land Use
Type ITE Code Size
A.M. Peak
Hour Trips
P.M. Peak
Hour Trips Daily
Trips
In Out In Out
Existing Land Uses
Retail(1)
820 – Shopping Center 9,000 Square Feet 5 3 16 17 384
890 – Furniture Store 9,000 Square Feet 1 0 2 2 46
Total Existing Site Trips (6) (3) (18) (19) (430)
Proposed Land Uses
Apartments 220 – Apartment 148 Dwelling Units 15 60 60 32 984
Retail 820 – Shopping Center 7,500 Square Feet 4 3 13 14 320
Bank
710 – Office Building 5,000 Square Feet 2 0 0 2 18
911 – Walk-In Bank 5,000 Square Feet 15 14 27 34 368
Subtotal 36 77 100 82 1,690
Modal Reduction (10%) (4) (8) (10) (8) (169)
Total Site Trips 32 69 90 74 1,521
Pass-By Trip Reduction (Retail and Bank Only) (5) (5) (14) (14) (204)
Existing Trip Reduction (6) (3) (18) (19) (430)
Net New System Trips 21 61 58 41 887
(1) Trip generation estimates supported by a.m. and p.m. peak period field observations.
The trips generated were distributed throughout the area based on the directional distribution shown
in Figure 5, which was developed based on existing travel patterns and engineering judgment. The
estimated development trips at each proposed site access location for the a.m. and p.m. peak hours
are shown in Figure 6. The resultant year 2018 build peak hour traffic forecasts, which include general
area background growth and traffic generated by the proposed development, are shown in Figure 7.
Year 2018 Intersection Capacity Analysis
To determine how the adjacent roadway network will accommodate year 2018 traffic forecasts, an
intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the
year 2018 intersection capacity analysis shown in Table 5 indicate that all study intersections are
expected to operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours.
Southbound Monterey Drive queues at Excelsior Boulevard are expected to increase from no build
conditions during the p.m. peak hour (i.e. extending through the Park Commons Drive intersection
approximately 15 to 20 percent of the p.m. peak hour). These queues will continue to impact access
from Park Commons Drive, as well as southbound motorists along Monterey Drive entering the site
at Access B.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 83
01710485
March 2017
Directional Distribution
4400 Excelsior Boulevard Traffic Study - Update
Saint Louis Park, MN
Figure 5H:\Projects\10485\TSFigures\Fig04_Directional Distribution.pdfExcel
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7.5%27.5%City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 84
Excelsior
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01710485
March 2017
Development Trips
4400 Excelsior Boulevard Traffic Study - Update
Saint Louis Park, MN
Figure 6H:\Projects\10485\TS\Figures\Fig06_Development Trips.cdrNORTHNorthMon
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City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 85
Kipling AveExcelsior Blvd
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March 2017
Year 2018 Build ConditionsH:\Projects\10485\TS\Figures\Fig07_Year 2018 Build Conditions.pdf4400 Excelsior Boulevard Traffic Study - Update
City of St. Louis Park, MN
Figure 7
100
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LEGEND
- A.M. Peak Hour Volume (7:30 - 8:30 A.M.)
- P.M. Peak Hour Volume (4:30 - 5:30 P.M.)
- Estimated Year 2018 Build Average Daily
Traffic (ADT) Volumes
- Side-Street Stop Control
- Traffic Signal Control
- All-Way Stop Control
XX
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BBeltline BlvdCity Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 86
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 17
Table 5. Year 2018 Build Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
Monterey Drive and Park Commons Drive/Access B(1) A/A 6 sec. A/D 31 sec.
Monterey Drive and Access C(1) A/A 9 sec. A/C 15 sec.
Park Commons Drive and Meridian Lane(1) A/A 4 sec. A/A 7 sec.
Park Commons Drive and Grand Way(2) A 5 sec. A 4 sec.
Park Commons Drive and Princeton Avenue(1) A/A 2 sec. A/A 4 sec.
Park Commons Drive and Quentin Avenue(1) A/A 5 sec. A/A 5 sec.
Excelsior Boulevard and Quentin Avenue B 19 sec. C 22 sec.
Excelsior Boulevard and Princeton Avenue(1) A/A 6 sec. A/A 7 sec.
Excelsior Boulevard and Grand Way A 10 sec. B 14 sec.
Excelsior Boulevard and Meridian Lane(1) A/A 5 sec. A/A 7 sec.
Excelsior Boulevard and Monterey Drive C 20 sec. C 33 sec.
Excelsior Boulevard and Access A(1) A/A 4 sec. A/B 10 sec.
Excelsior Boulevard and Kipling Avenue(1) A/B 12 sec. A/D 33 sec.
Excelsior Boulevard and 36th-1/2 Street(1) A/A 4 sec. A/A 2 sec.
36th-1/2 Street and Kipling Avenue(1) A/A 3 sec. A/A 5 sec.
Monterey Drive and 36th-1/2 Street(1) A/A 7 sec. A/B 11 sec.
(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach
LOS. The delay shown represents the worst side-street approach delay.
(2) Indicates an unsignalized intersection with all-way stop control.
The level of side-street delay and queues along Park Commons Drive are relatively common within
the region during the peak periods and do not warrant additional mitigation, particularly given the
spacing to the adjacent Excelsior Boulevard signalized intersection. No other significant delay or
queuing issues were observed in the traffic simulation at the study intersections. Therefore, given the
minimal anticipated impact from the proposed development on study area traffic operations, no
roadway improvements are required under year 2018 conditions from a traffic operations perspective.
Southwest Light Rail Transit Green Line Extension
Funding dependent, the SWLRT Green Line Extension is expected to be operational between
Minneapolis and Eden Prairie in the year 2020. The Beltline Station is expected to be constructed
along the SWLRT route at Beltline Avenue approximately three-quarters of a mile north of the
proposed development. While the SWLRT Beltline Station is expected to draw some site users to light
rail, a significant increase in transit use to/from the proposed development is not anticipated. Rather,
a slight redistribution of existing transit users to/from the proposed development is expected upon
SWLRT opening (i.e. bus users converting to SWLRT users).
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 87
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 18
Site Plan/Access Review
A review of the proposed site plan was completed to identify any issues and recommend potential
improvements with regard to site access, traffic control, and circulation. Based on this review, the
following issues were identified that should be discussed further and/or incorporated:
1) Truck maneuverability should be reviewed to ensure that delivery/moving vehicles have adequate
onsite accommodations.
2) Install “Do Not Block Intersection” signing at the Monterey Drive/Park Commons Drive
intersection to minimize side-street queueing as southbound queues at the Excelsior Boulevard
signalized intersection extend through Park Commons Drive.
Summary and Conclusions
The following study conclusions and recommendations are offered for your consideration:
1) Results of the existing intersection capacity analysis indicate that all study intersections currently
operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours.
a) Southbound queues along Monterey Drive at Excelsior Boulevard were observed to extend
through the adjacent Park Commons Drive intersection during the p.m. peak hour
(i.e. approximately 10 to 15 percent of the p.m. peak hour). These queues impact motorists
along Park Commons Drive as they attempt to access Monterey Drive, resulting in increased
delays and queues.
b) No other significant delay or queuing issues were observed in the field or traffic simulation at
the study intersections.
2) The City plans to construct an eastbound right-turn lane at the Monterey Drive/Park Commons
Drive intersection by the year 2018.
3) To account for general background growth in the area, an annual growth rate of one-half percent
was applied to the existing peak hour traffic volumes to develop year 2018 (i.e. one year after
construction) background traffic forecasts.
4) An adjacent development at 4900 Excelsior Boulevard is expected to consist of 189 apartments
and a 28,000 square foot grocery store. Trips for the adjacent development were included in the
year 2018 no build conditions analysis.
5) Results of the year 2018 no build intersection capacity analysis indicate that all study intersections
are expected to operate at an acceptable overall LOS C or better during the a.m. and p.m. peak
hours.
a) The southbound Monterey Drive queueing issues identified under existing conditions are
expected to increase.
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 88
Sean Walther March 9, 2017
City of St. Louis Park 4400 Excelsior Boulevard Traffic Study Update
Page 19
6) The proposed development is located at 4400 Excelsior Boulevard in the City of St. Louis Park,
which is currently occupied by commercial land uses. The proposed development consists of
approximately 148 apartment units, 7,500 square feet of retail space, and a 10,000 square foot
bank. Construction is expected to be complete by the end of the year 2017. On-site parking is
currently proposed on three levels, while access is proposed along Excelsior Boulevard and
Monterey Drive.
7) The proposed development is expected to generate approximately 101 a.m. peak hour, 164 p.m.
peak hour, and 1,521 daily trips. This includes a 10 percent modal reduction to account for
available transit options in the area.
a) Taking into account pass-by trips and trips generated by existing land uses which are already
distributed to the adjacent roadway network, the resultant net new traffic volume impact is
approximately 82 a.m. peak hour, 99 p.m. peak hour, and 887 daily trips.
8) Results of the year 2018 build intersection capacity analysis indicate that all study intersections are
expected to operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours.
a) Southbound Monterey Drive queues at Excelsior Boulevard are expected to increase from no
build conditions during the p.m. peak hour (i.e. extending through the Park Commons Drive
intersection approximately 15 to 20 percent of the p.m. peak hour). These queues will continue
to impact access from Park Commons Drive, as well as southbound motorists along Monterey
Drive entering the site at Access B.
b) No other significant delay or queuing issues were observed in the traffic simulation at the study
intersections. Therefore, given the minimal anticipated impact from the proposed
development on study area traffic operations, no roadway improvements are recommended
under year 2018 conditions from a traffic operations perspective.
9) SWLRT operations, expected to begin in the year 2020, are likely to cause a slight redistribution
of existing transit users to/from the proposed development (i.e. bus users converting to SWLRT
users). A significant increase in transit use to/from the proposed development is not anticipated
as a result of SWLRT operations.
10) A review of the proposed site plan was completed to identify any issues and recommend potential
improvements with regard to site access, traffic control, and circulation. Based on this review, the
following issues were identified that should be discussed further and/or incorporated:
a) Truck maneuverability should be reviewed to ensure that delivery/moving vehicles have
adequate onsite accommodations.
b) Install “Do Not Block Intersection” signing at the Monterey Drive/Park Commons Drive
intersection to minimize side-street queueing as southbound queues at the
Excelsior Boulevard signalized intersection extend through Park Commons Drive.
H:\Projects\10000\10485\TS\10485_4400ExcelsiorBlvdTrafficStudy_170309 - Copy.docx
City Council Meeting of April 3, 2017 (Item No. 8b)
Title: Excelsior & Monterey (Bridgewater Dominium Addition) Preliminary Plat and PUD Page 89
Meeting: City Council
Meeting Date: April 3, 2017
Action Agenda Item: 8c
EXECUTIVE SUMMARY
TITLE: Traffic Study No. 677: Authorize Removal of Parking Restrictions on 31st Street
RECOMMENDED ACTION: Motion to Adopt Resolution rescinding Resolution 3159 and
removing parking restrictions on the south side of 31st Street between Inglewood Avenue and the
east city boundary in the Triangle neighborhood.
POLICY CONSIDERATION: The removal of parking restrictions is allowed per the City’s
established regulatory authority.
SUMMARY: Residents in the Triangle neighborhood reached out to staff with concerns about
parking due to increased parking demand in the area. Currently, parking is allowed on one side of
31st Street between Inglewood Avenue and the east city boundary. The street is 30 feet wide, this
is adequate to allow parking on both sides of the street. The Traffic Committee discussed this
matter and recommends lifting restrictions on the south side of 31st Street.
In late 2016, staff sent letters to addresses along 31st Street to solicit feedback about lifting on-
street parking restrictions on those streets. A majority of respondents were in favor of lifting
restrictions on 31st Street. A letter was sent in March 2017 to inform residents of the proposed
change and corresponding council action.
FINANCIAL OR BUDGET CONSIDERATION: The cost to remove the parking signs on the
south side of 31st street will be minimal and will come out of the general operating budget.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Resolution
Location Map for Proposed Parking Changes
Resolution 3159 - to be rescinded
Prepared by: Chris Iverson, Transportation Engineer
Reviewed by: Debra Heiser, Engineering Director
Approved by: Nancy Deno, Deputy City Manager/HR Director
City Council Meeting of April 3, 2017 (Item No. 8c) Page 2
Title: Traffic Study No. 677: Authorize Removal of Parking Restrictions on 31st Street
RESOLUTION NO. 17-___
RESOLUTION REMOVING PARKING RESTRICTIONS
ON 31ST STREET, BETWEEN INGLEWOOD AND THE EAST CITY BOUNDARY
TRAFFIC STUDY NO. 677
WHEREAS, the City of St. Louis Park, Minnesota received requests from residents to
evaluate the existing parking restrictions on the south side of 31st Street between Inglewood
Avenue and the east city boundary; and
WHEREAS, the City of St. Louis Park, Minnesota has collected feedback from residents
about removing parking restrictions on the south side of 31st Street; and
WHEREAS, the City of St. Louis Park, Minnesota has completed a full public process to
inform interested parties about Traffic Committee recommendation to lift parking restrictions on
the south side of 31st Street between Inglewood Avenue and the east city boundary.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of St. Louis
Park, Minnesota, that the Engineering Director is hereby authorized to rescind Resolution 3159
and lift parking restrictions on the south side of 31st Street between Inglewood Avenue and the
east city boundary.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of April 3, 2017 (Item No. 8c) Page 3
Title: Traffic Study No. 677: Authorize Removal of Parking Restrictions on 31st Street
EXHIBIT 1: PARKING RESTRICTION MODIFICATION
Proposed: Remove
Parking Restrictions on
south side of 31st Street
•
•
•
.\
Original
RESOLUTION NO. !1159
NOVEMBER 7, 1966
6A
RESOLUTION .AUTHORIZING PLACEMENT OF TRAFFIC
CONTROL SIGNS REGULATING PARKING
WHEREAS, the City of St, Louis Park has caused a traffic analysis
to be made on the streets of the City with respect to parking time limits, and
WHEREAS, the results as analyzed by the Traffic Department of the
City indicate that the following limitations on parking are warranted on the
hereinafter described streets, upon the basis of their physical characteris
tics, driver behavior, and traffic conditions, and
WHEREAS, Ordinance No, 702, adopted June 8, 1959, by the City Council
{Sections 3:115, 3:116 and 3:117 of the St, Louis Park Ordinance Code) provides
for installation of traffic control signs, signals and devices when and as required
by resolution of the City Council, therefore
BE IT RESOLVED by the City Council of the City of St. Louis Park that
the City Engineer is hereby authorized and directed to install traffic control
devices of approved type prohibiting parking on the following portions of street:
Attest:
thy Clerk
NO PARKING from France Avenue to Inglewood Avenue
on the south side of West 31st Street,
Adopted by tlrn City Council November 7, 1966.
Reviewed for adrr1inii:.tration: Approved as to form and lci,-,.lity:
City Council Meeting of April 3, 2017 (Item No. 8c)
Title: Traffic Study No. 677: Authorize Removal of Parking Restrictions on 31st Street Page 4
Meeting: City Council
Meeting Date: April 3, 2017
Action Agenda Item: 8d
EXECUTIVE SUMMARY
TITLE: Traffic Study No. 678: Modify Parking Restrictions on Lynn Avenue
RECOMMENDED ACTION: Motion to Adopt Resolution rescinding Resolution 6478,
rescinding Resolution 3636, and modifying restrictions to allow continuous on-street parking on
the east side of Lynn Avenue between Minnetonka Boulevard and CSAH 25 Frontage Road in the
Triangle neighborhood.
POLICY CONSIDERATION: This motion is allowed per the City’s established regulatory
authority.
SUMMARY: Staff was approached with a request to adjust the parking restrictions to create
additional on-street parking on Lynn Avenue south of Minnetonka Boulevard. Currently, parking
is allowed on the west side of Lynn Avenue on the north end of the street, and allowed on the east
side of Lynn Avenue on the south end of the street, with one section prohibiting parking on both
sides of the street. This existing arrangement allows for approximately 16 on-street parking spaces.
Lynn Avenue is 26 feet wide, this is adequate to allow parking on one side of the street. The Traffic
Committee discussed this matter and recommended altering the parking restrictions in the area.
The proposed change would restrict parking on the west side, and allow parking on the east side
of the road. Because of driveways and hydrants, this change would allow about 21 parking spaces,
increasing the on-street parking by 5 spaces.
In February, a letter was sent to addresses along Lynn Avenue to solicit feedback about the
proposed on street parking modifications. A majority of respondents were in favor of this proposed
change. The recommended change would allow for up to 5 more available parking spaces on the
street. A letter was sent in March 2017 to inform residents that we would be bringing this request
to City Council for approval.
FINANCIAL OR BUDGET CONSIDERATION: The cost of modifying the parking
restrictions will be minimal. Costs will come out of the general operating budget.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Resolution
Location Map for Proposed Parking Changes
Resolution 3636 – to be rescinded
Resolution 6478 – to be rescinded
Prepared by: Chris Iverson, Transportation Engineer
Reviewed by: Debra Heiser, Engineering Director
Approved by: Nancy Deno, Deputy City Manager/HR Director
City Council Meeting of April 3, 2017 (Item No. 8d) Page 2
Title: Traffic Study No. 678: Modify Parking Restrictions on Lynn Avenue
RESOLUTION NO. 17-___
RESOLUTION ALTERING PARKING RESTRICTIONS
ON LYNN AVENUE BETWEEN MINNETONKA BOULEVARD
AND THE CSAH 25 FRONTAGE ROAD
TRAFFIC STUDY NO. 678
WHEREAS, the City of St. Louis Park, Minnesota received requests from residents to
evaluate the existing parking restrictions on Lynn Avenue between Minnetonka Boulevard and
CSAH 25 Frontage Road; and
WHEREAS, the City of St. Louis Park, Minnesota has collected feedback from residents
about altering parking conditions on the street; and
WHEREAS, the City of St. Louis Park, Minnesota has completed a full public process to
inform interested parties about the Traffic Committee recommendation to modify parking
restrictions on Lynn Avenue between Minnetonka Boulevard and CSAH 25 Frontage Road.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of St. Louis
Park, Minnesota, that the Engineering Director is hereby authorized to do the following:
1. Rescind Resolution 3636.
2. Rescind Resolution 6478.
3.Install “No Parking” signage on the west side of Lynn Avenue between Minnetonka
Boulevard and CSAH 25 Frontage Road.
4.Install “No Parking” signage on the east side of Lynn Avenue from the south Minnetonka
right of way line to a point 30 feet south.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of April 3, 2017 (Item No. 8d) Page 3
Title: Traffic Study No. 678: Modify Parking Restrictions on Lynn Avenue
EXHIBIT 1: PARKING RESTRICTION MODIFICATIONS
Parking Allowed
Parking Restricted
Existing restrictions:
Proposed restrictions:
•
•
•
36 :,c R�l.:SO.wU'I'IC·N NC. ._.)t.J ----
NCVJ�ivY:BER 25, 1968
7:2,
Rl!;SOLUTION /,UTHC}1I,�ING ""L;IC;11v:ZNT CF
TRP. F'FIC ,; ONT1' Oi, ::;i::; NS REGU .LA TIN:::; :." l H!!dNG
VlEER/I.:P.S, the City of St. :i..,ouis F·ark has cauaed a traffic analysis to
be made on the st1·ei:Jts of the City w.i.th respect ·co pa:r:cir 3 time limits, and
WH�R;:c/.S, tho results as analycoed by the Traffic .:Jepartment of the
City indicate that the followine lin-:.itations on par:dng are warranted on .the
hereinafter described streetr, u;,on the basis of their physical characterisHcs,-'f
driver behavior, traffic conditions, and "''1
'.'iHEREP.S, Crdinance No. 7)2, adopted June 2, 195'), by the City
�ouncil provides for installation of traffic control ai ::;ns, signals and devices
when and as required by resolution of the City Council, therefore
BZ IT RESOLVED by th2 City Council of the C:ity of St. Louis :"ark
that the City Zngineer is hereby authorized and directed to install traffic
control device::, of appl'Ove<l �ype uettin3 ti:ne limits on parking on the
following portions of street:
"No Parking 11 on thB east side of Lynn ..t)ve11ue from 1v1innetonka
Boulevard to at least 3 S' J feet south.
11 No parking between si ,3 ns 11 be erected on the east side opposite
the driveway for 303J Lynn Avenue.
Adopted by th3 City Council
/
Approved as to form and legality:
A /,1/,r,d
_/////'/?"-·7 City .' ttorn6y
.,
City Council Meeting of April 3, 2017 (Item No. 8d)
Title: Traffic Study No. 678: Modify Parking Restrictions on Lynn Avenue Page 4
,
RESOLUTION NO. 6478
RESOLUTION AUTHORIZING REMOVAL OF NO PARKING SIGNS ON LYNN AVENUE SOUTH OF MINNETONKA BOULEVARD
BE IT RESOLVED by the City Council of the City of St. Louis Park that a traffic analysis having indicated that traffic control signs are unwarranted, the Director of Public Works is hereby authorized to,remove the following signs:
No Parking signs on the west side of Lynn Avenue from 50 feet south of the intersection with Minnetonka Boulevard and continuing 200 feet south of that point.
Adopted by the City Council January 21, 1980.
Attest:
Approved as to form and legality:
City Council Meeting of April 3, 2017 (Item No. 8d)
Title: Traffic Study No. 678: Modify Parking Restrictions on Lynn Avenue Page 5
Meeting: City Council
Meeting Date: April 3, 2017
Action Agenda Item: 8e
EXECUTIVE SUMMARY
TITLE: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
RECOMMENDED ACTION: Motion to Adopt Resolution calling for a public hearing relative
to the establishment of the Elmwood Apartments Tax Increment Financing (TIF) District within
Redevelopment Project No. 1 (a redevelopment district).
POLICY CONSIDERATION: Does the City Council wish to hold a public hearing on May 15,
2017 to consider the establishment of a Redevelopment Tax Increment Financing District in
connection with the proposed Elmwood Apartments project?
SUMMARY: 36th Street LLC (“Developer”) owns the property and building located at 5605 W
36th Street known as the 36th Street Business Center. The Developer proposes to demolish the
structurally substandard building and construct a 6-story, mixed-use, senior housing building
called The Elmwood. The project will consist of 85 residential units restricted to residents age 55+,
of which 17 (or 20%) will be affordable at 60% of the area median income (AMI), and
approximately 4,920 square feet of commercial space. The project’s financial pro forma exhibits
a financial gap which precludes the project from proceeding. Accordingly, the Developer
submitted an application for Tax Increment Financing (TIF) assistance. 36th Street LLC’s TIF
request was reviewed at the March 27th Study Session where it received favorable support.
FINANCIAL OR BUDGET CONSIDERATION: The cost to construct the proposed Elmwood
Apartments project is approximately $19 million. According to an analysis of the Developer’s
project proforma conducted by Ehlers (the EDA’s financial consultant), the project is not
financially feasible but/for the provision of $950,000 in tax increment assistance. Such assistance
is necessary to offset a portion of the project’s $3.6 million in extraordinary site preparation costs.
It is proposed that the EDA enter into a redevelopment contract with 36th Street LLC under which
the Developer agrees to construct the proposed project and be reimbursed for qualified site
improvement costs up to $950,000 in pay-as-you-go tax increment generated by the project over a
6 year term. That level of assistance would mitigate enough of the extraordinary site costs such
that it allows the project to achieve a rate of return sufficient to attract the necessary equity capital
to enable the project to proceed.
Setting a hearing date for the proposed Elmwood Apartments TIF District does not, in itself,
authorize or commit the EDA/City to any level of TIF assistance for the proposed project.
Procedurally it simply enables the City to hold a public hearing to consider the creation of the new
TIF district. The EDA will have the opportunity to consider the business terms of the financial
assistance in the near future. Those terms will be incorporated into a redevelopment contract with
36th Street LLC expected to be brought to the EDA for formal consideration on May 15th; the same
evening as the proposed TIF district public hearing.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Resolution
TIF Schedule
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Nancy Deno, Deputy City Manager/HR Director
City Council Meeting of April 3, 2017 (Item No. 8e) Page 2
Title: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
RESOLUTION NO. 17-____
RESOLUTION CALLING FOR A PUBLIC HEARING BY THE CITY
COUNCIL ON THE PROPOSED ADOPTION OF A MODIFICATION TO
THE REDEVELOPMENT PLAN FOR REDEVELOPMENT PROJECT
NO. 1 AND THE PROPOSED ESTABLISHMENT OF THE ELMWOOD
APARTMENTS TAX INCREMENT FINANCING DISTRICT THEREIN
AND THE ADOPTION OF THE TAX INCREMENT FINANCING PLAN
THEREFOR.
BE IT RESOLVED by the City Council (the "Council") for the City of St. Louis Park,
Minnesota (the "City"), as follows:
Section 1. Public Hearing. This Council shall meet on May 15, 2017, at approximately
7:30 P.M., to hold a public hearing on the proposed adoption of a Modification to the
Redevelopment Plan for Redevelopment Project No. 1, the proposed establishment of the
Elmwood Apartments Tax Increment Financing District, and the proposed adoption of a Tax
Increment Financing Plan therefor, all pursuant to and in accordance with Minnesota Statutes,
Sections 469.090 to 469.1082, and Sections 469.174 to 469.1794, inclusive, as amended, in an
effort to encourage the development and redevelopment of certain designated areas within the City;
and
Section 2. Notice of Public Hearing, Filing of Plans. City staff is authorized and directed
to work with Ehlers to prepare a Modification to the Redevelopment Plan for Redevelopment
Project No. 1 and a Tax Increment Financing Plan for the Elmwood Apartments Tax Increment
Financing District (collectively, the “Plans”) and to forward documents to the appropriate taxing
jurisdictions including Hennepin County and Independent School District No. 283. The Economic
Development Coordinator is authorized and directed to cause notice of the hearing, together with
an appropriate map as required by law, to be published at least once in the official newspaper of
the City not later than 10, nor more than 30, days prior to May 15, 2017, and to place a copy of the
Plans on file in the Economic Development Coordinator's office at City Hall and to make such
copy available for inspection by the public.
Reviewed for Administration: Adopted by the City Council April 3, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, Clerk
City Council Meeting of April 3, 2017 (Item No. 8e) Page 3
Title: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
SCHEDULE OF EVENTS
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
AND THE CITY OF ST. LOUIS PARK
HENNEPIN COUNTY, MINNESOTA
FOR THE MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT NO. 1
AND THE ESTABLISHMENT OF THE
ELMWOOD APARTMENTS TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
Draft as of Feb. 22, 2017
March 29, 2017 Project information (property identification numbers and legal descriptions,
detailed project description, maps, but/for statement, and list of sources and
uses of funds) for drafting necessary documentation sent to Ehlers.
April 3, 2017 EDA requests that the City Council call for a public hearing.
April 3, 2017 City Council calls for a public hearing.
April 3, 2017 Ehlers confirms with the City whether building permits have been issued on
the property to be included in the TIF District.
N/A County receives TIF Plan for review for County Road impacts (at least 45
days prior to public hearing). *The County Board, by law, has 45 days to
review the TIF Plan to determine if any county roads will be impacted by
the development. Because the City staff believes that the proposed tax
increment financing district may require county road improvements, the
TIF Plan will be forwarded to the County Board 45 days prior to the public
hearing. April 4, 2017 Letter received by County Commissioner giving notice of a potential redevelopment tax increment financing district (at least 30 days prior to publication of public hearing notice). [Ehlers will fax and mail on or before April 4, 2017]
April 14, 2017 Fiscal/economic implications received by School Board Clerk and County
Auditor (at least 30 days prior to public hearing). [Ehlers will fax and mail
on or before April 14, 2017.]
April 24, 2017 Ehlers conducts internal review of the Plans.
May 3, 2017 Planning Commission reviews Plans to determine if they are in compliance
with City's comprehensive plan and adopts a resolution approving the Plans.
City Council Meeting of April 3, 2017 (Item No. 8e) Page 4
Title: Call for Public Hearing to Consider Establishment of Elmwood Apartments TIF District
SCHEDULE OF EVENTS – PAGE 2
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
AND THE CITY OF ST. LOUIS PARK
HENNEPIN COUNTY, MINNESOTA
FOR THE MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT NO. 1
AND THE ESTABLISHMENT OF THE
ELMWOOD APARTMENTS TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
May 4, 2017 Date of publication of hearing notice and map (at least 10 days but not more
than 30 days prior to hearing). [Ehlers will submit notice & map to the St.
Louis Park Sun Sailor on or before April 27, 2017 at sunlegals@ecm-
inc.com]
May 15, 2017 EDA adopts a resolution approving the Plans.
May 15, 2017 City Council holds public hearing at 7:30 p.m. on a Modification to the
Redevelopment Plan for Redevelopment Project No. 1, the establishment of
the Elmwood Apartments Tax Increment Financing District and passes
resolution approving the Plans. [Ehlers will email Council packet
information to the City on or before May 8, 2017]
May 16, 2017 City can issue building permits.
___________ Ehlers requests certification of the TIF District from the state and county.
An action under subdivision 1, paragraph (a), contesting the validity of a determination by an authority under section
469.175, subdivision 3, must be commenced within the later of:
(1) 180 days after the municipality’s approval under section 469.175, subdivision 3; or
(2) 90 days after the request for certification of the district is filed with the county auditor under section 469.177,
subdivision1.