HomeMy WebLinkAbout2017/03/20 - ADMIN - Agenda Packets - City Council - RegularAGENDA
MARCH 20, 2017
6:00 p.m. SPECIAL STUDY SESSION – Community Room
Discussion Item
1. 6:00 p.m. Advancing Race Equity
7:20 p.m. ECONOMIC DEVELOPMENT AUTHORITY -- Council Chambers
1.Call to Order
2.Roll Call
3.Approval of Minutes
3a. Economic Development Authority Meeting Minutes March 6, 2017
4. Approval of Agenda
5.Reports -- None
6.Old Business – None
7.New Business
7a. Fourth Amendment to Central Park West Redevelopment Contract
Recommended Action: Motion to Adopt EDA Resolution approving the Fourth
Amendment to the Contract for Private Redevelopment with Central Park West, LLC.
7b. Call for Public Hearing to Consider Establishment of the Wooddale Station TIF District
Recommended Action: Motion to Adopt EDA Resolution requesting the City Council
to call for a public hearing relative to the establishment of the Wooddale Station Tax
Increment Financing District within Redevelopment Project No. 1 (a redevelopment
district).
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
2.Presentations
2a. Recognition of Donation
3. Approval of Minutes
3a. Study Session Meeting Minutes February 13, 2017
3b. Special Study Session Meeting Minutes March 6, 2017
3c. City Council Meeting Minutes March 6, 3017
3d. Joint Meeting Minutes March 13, 2017
Meeting of March 20, 2017
City Council Agenda
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
6a. GC 8028, LLC dba KAI & Little Crustacean – On Sale Intoxicating and On-Sale Sunday
Liquor License
Recommended Action: Mayor to open public hearing, take public testimony, and close
public hearing. Motion to approve application from GC 8028, LLC dba KAI & Little
Crustacean for an On-Sale Intoxicating and On-Sale Sunday Liquor License for the
premises located at 8028 Minnetonka Boulevard with a license term through March 1, 2018.
7. Requests, Petitions, and Communications from the Public – None
8. Resolutions, Ordinances, Motions and Discussion Items
8a. Resolution Confirming Appointment of Michael Harcey to Police Chief
Recommended Action: Motion to Adopt Resolution confirming the appointment of
Michael Harcey to the position of Police Chief.
8b. Call for Public Hearing to Consider Establishment of the Wooddale Station TIF District
Recommended Action: Motion to Adopt Resolution calling for a public hearing on May
1, 2017 relative to the establishment of the Wooddale Station Tax Increment Financing
District within Redevelopment Project No. 1 (a redevelopment district).
8c. PLACE Private Activity Revenue Bond Financing (Housing)
Recommended Action: Motion to Adopt Resolution calling for a public hearing
regarding the issuance of revenue bonds for the benefit of PLACE, or affiliated thereof,
and a multifamily housing program.
8d. Douglas Corporation - Conditional Use Permit
Recommended Action: Motion to Adopt Resolution granting a Conditional Use Permit
(CUP) for Douglas Corporation allowing the excavation of 2,150 cubic yards of material
to construct an underground stormwater, capture and reuse system at 3520 Xenwood
Avenue, subject to conditions.
8e. The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
Recommended Action:
• Motion to approve Second Reading and Adopt Ordinance vacating the northern eight
feet of alley right-of-way and approve the Summary Ordinance for publication.
• Motion to approve Second Reading and Adopt Ordinance adding Section 36-268-PUD
8 of the Zoning Code and amending the Zoning Map from IP-Industrial Park to PUD 8
for the property located at 5605 36th Street West and approve the Summary Ordinance
for publication.
9. Communications – None
Meeting of March 20, 2017
City Council Agenda
CONSENT CALENDAR
4a. Approve Second Reading and Adopt Ordinance amending Chapter 36 of the St. Louis
Park Code of Ordinances relating to zoning to permit dwelling units as an accessory use
to religious institutions located in the residential zoning districts, and to approve the
ordinance summary for publication.
4b. Adopt Resolution approving the Fourth Amendment to the Contract for Private
Redevelopment with Central Park West, LLC.
4c. Adopt Resolution approving acceptance of a monetary donation from the Minnesota
Society of Arboriculture in an amount not to exceed $2,500 for all related expenses for
Jim Vaughan, Natural Resources Coordinator, to attend the 2017 International Society
of Arboriculture Conference in Washington, D.C.
4d. Approve a Temporary On-Sale Intoxicating Liquor License for Church of the Holy
Family at 5900 West Lake Street for their Parish Spring Dinner to be held April 22, 2017.
4e. Designate California Skate Parks as the authorized bidder and authorize execution of a
contract with the firm in the amount not to exceed $200,000 to design and build the skate
park to be located in Carpenter Park.
4f. Adopt Resolution of Support for Sela Group’s submission of a grant application to the
Hennepin County Transit Oriented Development (TOD) Program for its Parkway 25
project.
4g. Approve stipulation and agreement regarding revocation of liquor license issued to
Thanhdo, Inc. by the City of St. Louis Park.
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: March 20, 2017
Discussion Item: 1
EXECUTIVE SUMMARY
TITLE: Advancing Race Equity
RECOMMENDED ACTION: The City Council is asked to discuss next steps related to
advancing race equity.
POLICY CONSIDERATION: Is any other information needed?
SUMMARY: On January 26 and 27, 2017, Council participated in their annual workshop. The
majority of the January 27 meeting consisted of conversation on advancing racial equity and
putting ideas into action. On February 13, 2017 Council had a follow up discussion on next steps
for advancing race equity action items.
The discussion at the special study session will be facilitated by Gordon Goodwin, consultant from
Center for Social Inclusion. The focus will be on further defining next steps for numbers 3 and 4
noted below, particularly related to providing guidance to the Human Rights Commission (HRC)
as follow up to the January joint meeting.
Council Action Plan: 2/13/17 Measurable Steps for 2017
1. Gather information during Vision process on advancing racial equity, hearing voices and
include this in all areas of Vision/Comp Plan. Comment: in process
2. Workforce Initiatives Comment: staff will incorporate into action plans when they are
developed in April 2017
− Staffing: Initiatives to include avenues for success in hiring and advancing racial equity at
our workplace.
− Contractors and wealth creation (opportunities that open up inclusion with
underrepresented groups/vendors).
3. Council to work on connecting with potential leaders in the community to diversify boards,
commissions and involvement in other areas.
4. Council to work with HRC to continue to increase awareness in advancement of racial equity
in the community, including outreach.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged
community.
SUPPORTING DOCUMENTS: None
Prepared by: Nancy Deno, Deputy City Manager/HR Director
Approved by: Tom Harmening, City Manager
Meeting: Economic Development Authority
Meeting Date: March 20, 2017
Minutes: 3a
UNOFFICIAL MINUTES
ECONOMIC DEVELOPMENT AUTHORITY
ST. LOUIS PARK, MINNESOTA
MARCH 6, 2017
1. Call to Order
President Mavity called the meeting to order at 7:28 p.m.
Commissioners present: President Anne Mavity, Tim Brausen, Steve Hallfin, Gregg Lindberg,
Thom Miller, Susan Sanger, and Jake Spano.
Commissioners absent: None.
Staff present: Executive Director (Mr. Harmening), City Attorney (Mr. Mattick), Assistant Zoning
Administrator (Mr. Morrison), Planner (Ms. Monson), Senior Planner (Mr. Walther), and
Recording Secretary (Ms. Pappas).
2. Roll Call
3. Approval of Minutes
3a. Economic Development Authority Meeting Minutes February 21, 2016
It was moved by Commissioner Lindberg, seconded by Commissioner Miller, to approve
the EDA minutes as presented.
The motion passed 7-0.
4. Approval of Agenda
It was moved by Commissioner Lindberg, seconded by Commissioner Miller, to approve
the EDA agenda as presented.
The motion passed 7-0.
5. Reports
5a. Approval of EDA Disbursements
It was moved by Commissioner Brausen, seconded by Commissioner Spano, to approve
the EDA Disbursements.
The motion passed 7-0.
6. Old Business - None
7. New Business - None
8. Communications - None
9. Adjournment
The meeting adjourned at 7:30 p.m.
______________________________________ ______________________________________
Melissa Kennedy, Secretary President
Meeting: Economic Development Authority
Meeting Date: March 20, 2017
Action Agenda Item: 7a
EXECUTIVE SUMMARY
TITLE: Fourth Amendment to Central Park West Redevelopment Contract
RECOMMENDED ACTION: Motion to Adopt EDA Resolution approving the Fourth
Amendment to the Contract for Private Redevelopment with Central Park West, LLC.
POLICY CONSIDERATION: Does the EDA/City Council support extending the required
commencement and completion dates of the Central Park West Phase IV (10 West End) office
building and the subsequent Phase V office buildings by one year so as to allow the developers
sufficient time to prelease the buildings?
SUMMARY: As indicated in the March 13th staff report, 10 West End Project Update (attached),
The Excelsior Group, the developer of Phase IV and V office buildings at Central Park West, has
requested a one year extension under the Contract for Private Redevelopment with Central Park
West, LLC so as to allow their development team sufficient time to reach their pre-leasing
threshold for the required buildings. Under the proposed Fourth Amendment to the Redevelopment
Contract the required project commencement and completion dates for Phases IV and V would be
modified as follows:
PROPOSED REVISED CONSTRUCTION SCHEDULE
FINANCIAL OR BUDGET CONSIDERATION: The proposed contract extensions will
further delay the original Redeveloper’s (Duke Realty) reimbursement of TIF-eligible expenses
related to the Central Park West portion of the overall West End project. This has no financial
impact on the City or EDA. Once the subject properties are redeveloped and fully assessed, Duke’s
TIF payments will increase.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Staff Report of March 13, 2017
Resolution of Approval
Proposed Fourth Amendment
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Tom Harmening, EDA Executive Director, and City Manager
Central Park
West Phase
Current
Required
Commencement
Date
Proposed
Revised
Commencement
Date
Current
Required
Completion
Date
Proposed
Revised
Commencement
Date
Phase IV
(office building #1)
April 1, 2017 April 1,
2018
September 30,
2018
September 30,
2019
Phase V
(office building #2)
April 1, 2020 April 1,
2021
September 30,
2021
September 30,
2022
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 2
Title: Fourth Amendment to Central Park West Redevelopment Contract
STAFF REPORT of March 13, 2017
EXECUTIVE SUMMARY
TITLE: 10 West End Project Update
RECOMMENDED ACTION: None at this time.
POLICY CONSIDERATION: Does the EDA/City Council support extending the required
commencement and completion dates of the Central Park West Phases IV and V office buildings
by one year so as to allow the developers sufficient time to prelease the buildings in order to attract
equity investors?
SUMMARY: In December 2014 responsibility for the construction of the Phase IV and V office
buildings required under the Contract for Private Redevelopment with Central Park West, LLC,
was assigned to The Excelsior Group. Under the Third Amendment to the Contract, the
construction commencement and completion dates for Phase IV were established at April 1, 2017
and September 30, 2018 respectively. The construction commencement and completion dates for
Phase V were established at April 1, 2020 and September 30, 2021 respectively.
The Excelsior Group has subsequently teamed with Ryan Companies for the development, design,
and construction of the office buildings at Central Park West. Throughout the last year, the team
conducted their property due diligence and prepared complete site and building plans. These plans
were submitted to both St. Louis Park and Golden Valley and approvals for the first office building
(10 West End) were granted by both municipalities in fall 2016. During this time the team was in
active discussions with a prospective anchor tenant for 125,000 SF or 35% of the building.
Unfortunately, that tenant elected to renew its lease in its current location and forego relocating
into the new 10 West End building. Based on discussions with prospective equity partners, who
remain very interested in the development, the team maintains that 40-50% of the proposed office
building needs to be pre-leased (approximately. 125,000 SF – 160,000 SF) to initiate construction
of the project. Constructing a $100 million building on a speculative basis without sufficient
prelease commitments would involve considerable financial risk.
As required under the Redevelopment Contract, the team submitted a report to staff outlining its
project progress to date and its plans to aggressively market 10 West End to prospective tenants.
Given the required commencement and completion dates for Phases IV and V envisioned in the
Contract will not be realized the developers have requested a one year extension so as to allow
them sufficient time to reach their pre-leasing threshold. Provided the EDA/City Council is
supportive of providing such extensions, a Fourth Amendment to the Redevelopment Contract will
be presented for consideration on March 20th.
FINANCIAL OR BUDGET CONSIDERATION: The construction delay means that the
original Redeveloper’s (Duke Realty) reimbursement of TIF-eligible expenses related to the
Central Park West portion of the overall West End project will likewise be delayed. Once the
subject properties are redeveloped and fully assessed, Duke’s TIF payments will increase.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Related Finance & Commerce Article of 2-14-17
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Tom Harmening, EDA Executive Director, and City Manager
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 3
Title: Fourth Amendment to Central Park West Redevelopment Contract
Preleasing critical to new Twin Cities office projects
By: Matt M. Johnson February 14, 2017 5:13 pm 0
The 11-story 10 West End in St. Louis Park will bring 315,000 square feet of new office space to the
Interstate 394 corridor. Development partners Ryan Cos. and The Excelsior Group are seeking
tenants to prelease space before starting construction. (Submitted rendering: Ryan Cos./The
Excelsior Group)
Successful new multitenant office projects in the Twin Cities will make it to the market based on
how much space gets preleased before construction, says a Ryan Cos. development executive
whose company has learned from experience.
And to sign those leases, office developers need to embrace “creative office” design, whether they
are building in Minneapolis’ North Loop or in the suburbs.
Three office market experts who spoke Tuesday at a NAIOP Minnesota event in Golden Valley said
there is no question the Twin Cities can and will absorb more new office space in the next few
years. The trick is giving both tenants and investors what they want, they told 210 attendees during
a discussion called “Office Acquisitions and Development, Twin Cities Style.”
The preleasing lesson hit home for Minneapolis-based Ryan Cos. late last year when executives went
looking for investors to finance the 10 West End office project in St. Louis Park, which it is
developing with The Excelsior Group.
The 11-story, 315,000-square-foot building would be the first in about 17 years to be built in the
Interstate 394 corridor. But the project got only a couple of nibbles from potential investors when
Ryan and The Excelsior Group pushed it as an entirely speculative project, said panel member Tony
Barranco, Ryan’s vice president of office and mixed-use development.
Office vacancy in the I-394 corridor was 12.3 percent in the fourth quarter of 2016, according to the
quarterly Marketview report published by the Minneapolis office of CBRE.
The project partners have since changed tack and are trying to sign tenants before the first shovel
goes in the ground. Barranco said Ryan and The Excelsior Group are looking for about $35 million in
equity investment. The overall budget for 10 West End will be close to $100 million.
“We’re going to prelease the asset,” Barranco said. “With a preleasing story on a site that is that
strong, we’re going to be in better shape to pick an equity partner and go.”
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 4
Title: Fourth Amendment to Central Park West Redevelopment Contract
That “preleasing story” isn’t a difficult one to write in 2017. Most tenants want the same
thing: “creative” spaces that include big windows and wide-open floor plans.
“We’ve been calling it ‘creative office’ for the past few years,” Barranco said. “It really should just be
called ‘office’ now, because that’s what everybody wants.”
The “poster child” for the current trend in office design is the North Loop, said Gordy Stofer, vice
president of office development for Bloomington-based United Properties. United is developing a
192,820-square-foot office building in the 700 block of Washington Avenue North that has attracted
two companies to lease about two-thirds of the space.
He said tenants are searching for office space that references older, remodeled buildings, such as
the North Loop’s Ford Center and Loose-Wiles Building. Leasing space in the Washington Avenue
project relied in part on marketing a design that mirrored some of the qualities in those two
buildings.
“You’ve got to be really focused on your marketing materials and make sure you have a good,
cohesive, well-thought-through story and value proposition for the tenants,” Stofer said.
An ideal level of preleasing in a new building is 30 to 50 percent if investors are to take notice, he
said. Preleasing preferences plus an abundance of caution among lenders will probably limit the
Twin Cities market to no more than two major office projects being built at a time, Stofer said.
The panelists said the current design trend is just that, a trend. Office tenants will likely look for
something different in the future.
One office feature tenants have been asking for that may change is the demand for ever-denser
workspace. Barranco said that density could be as tight as one employee for every 110 square feet
in the Minneapolis Downtown East Wells Fargo towers, which his company completed earlier this
year.
But that density might affect worker health, said panel member Ryan Watts, a senior vice president
with the Minneapolis office of CBRE. That is something at he said one New York CBRE associate told
him recently.
“When people get too dense, there’s an increase in sick time,” Watts said.
Barranco noted that new projects like the Wells Fargo buildings do have large amenity spaces that
could be converted to office use.
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 5
Title: Fourth Amendment to Central Park West Redevelopment Contract
ST. LOUIS PARK ECONOMIC DEVELOPMENT AUTHORITY
RESOLUTION NO. 17-____
RESOLUTION APPROVING A FOURTH AMENDMENT TO
AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT
AMONG THE CITY OF ST. LOUIS PARK, THE ST. LOUIS PARK ECONOMIC
DEVELOPMENT AUTHORITY, CENTRAL PARK WEST, LLC AND
RELATED REDEVELOPER ENTITIES
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 The West End Tax Increment Financing District (“TIF District”).
1.02. The Authority, the City of St. Louis Park (“City”), and Duke Realty Limited Partnership
(“Duke”) entered into an Amended and Restated Contract for Private Redevelopment Dated as of
May 17, 2010, as amended (the “Contract”), regarding redevelopment of a portion of the property
within the TIF District.
1.03. Duke assigned its obligations under the Contract to Central Park West, LLC (“CPW”),
and CPW has assigned certain of its obligations under the Contract to Millenium Phase II, LLC, OP4
SLP, LLC, and ACSLP, LLC, all pursuant to various Assignment and Assumption instruments
approved by the Authority (such entities collectively the “Redeveloper Entities”).
1.04. The parties to the Contract have determined to a need to revise the Contract in order
to extend the required construction timeline for CPW Phase IV and CPW Phase V (the office phases),
and to that end have prepared a Fourth Amendment to Amended and Restated Contract for Private
Redevelopment (the “Fourth Amendment”), by and among the Authority, the City, and the
Redeveloper Entities.
1.05. The Board has reviewed the Fourth Amendment and finds that the approval and
execution thereof and performance of the Authority's obligations thereunder are in the best interest of
the City and its residents.
Section 2. Authority Approval; Other Proceedings.
2.01. The Fourth Amendment 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 documents by such officials shall be
conclusive evidence of approval.
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 6
Title: Fourth Amendment to Central Park West Redevelopment Contract
2.02. The President and Executive Director are hereby authorized to execute on behalf of
the Authority the Fourth Amendment and any documents referenced therein requiring execution by
the Authority, and to carry out, on behalf of the Authority its obligations thereunder.
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
March 20, 2017
Thomas K. Harmening, Executive
Director
Anne Mavity, President
Attest
Melissa Kennedy, Secretary
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 7
Title: Fourth Amendment to Central Park West Redevelopment Contract
FOURTH AMENDMENT TO
AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT
This Fourth Amendment to Amended and Restated Contract for Private Redevelopment
(“Amendment”), dated as of March 20, 2017, by and between the CITY OF ST. LOUIS PARK, a
Minnesota municipal corporation (the “City”), ST. LOUIS PARK ECONOMIC
DEVELOPMENT AUTHORITY, a public body corporate and politic under the laws of the State
of Minnesota (the “Authority”), CENTRAL PARK WEST, LLC, a Minnesota limited liability
company (“CPW”), MILLENNIUM PHASE II, LLC, a Minnesota limited liability company
(“Millennium Phase II”), OP4 SLP, LLC, a Minnesota limited liability company (“OP4”), and
ACSLP, LLC, a Minnesota limited liability company (“ACSLP” and, together with CPW,
Millennium, and OP4, as their interests appear, the “Redeveloper”);
WITNESSETH:
A. The Authority currently administers Redevelopment Project No. 1 (the
“Redevelopment Project”) and the West End Tax Increment Financing District within the
Redevelopment Project (the “TIF District”), pursuant to Minnesota Statutes, Sections 469.001 to
469.047 (the “HRA Act”) and Sections 469.174 to 469.1799, as amended (the “TIF Act”).
B. The Authority, the City, and Duke Realty Limited Partnership (“Duke”) entered into
an Amended and Restated Contract for Private Redevelopment dated May 17, 2010, recorded as
Document No. 4781478, amended by a First Amendment thereto dated November 21, 2011 recorded
as Document No. 4913709 (as so amended, the “Contract”), which described the parties’ respective
responsibilities regarding redevelopment of certain property in the TIF District (referred to as the
“Redevelopment Property”).
C. On September 11, 2013, Duke assigned its interests in the Contract as to a portion of
the Redevelopment Property described as Lot 1, Block 1 and Lot 2, Block 1, The Shops at West End
to Millennium at West End, LLC (“Millennium”), pursuant to an Assignment and Assumption of
Redevelopment Contract, recorded in the office of the Hennepin County Registrar of Titles as
Document No. T05115015. A certificate of completion has been issued for Lot 1, Block 1, The Shops
at West End, described below as Phase IIC (multifamily).
D. Millennium has subsequently assigned its interests in the Contract as to Lot 2, Block
1, The Shops at West End (the “Olive Garden Property”) to Millennium Phase II, an Affiliate (as
such term is defined in the Contract), pursuant to an Assignment and Assumption of Redevelopment
Contract dated as of April 26, 2016. The Olive Garden Property is described below as Central Park
West Phase VI.
E. On May 8, 2015, Duke assigned its interests in the Contract to CPW pursuant to an
Assignment and Assumption of Redevelopment Contract, recorded in the office of the Hennepin
County Registrar of Titles as Documents No. T05254066 and T05258753, and simultaneously
therewith, the City, the Authority, Duke, and CPW entered into a Second Amendment to Amended
and Restated Contract for Private Redevelopment, recorded in the office of the Hennepin County
Registrar of Titles as Document No. T05254067 (the “Second Amendment”), relating to the Olive
Garden Property and the portion of the Redevelopment Property described as Lots 1, 2, and 3, Block
1 and Outlot A, Central Park West P.U.D. No. 121.
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 8
Title: Fourth Amendment to Central Park West Redevelopment Contract
F. In accordance with the Contract and Second Amendment, and pursuant to separate
Assignment and Assumptions of Redevelopment Contract, both dated as of May 8, 2015 and recorded
in the office of the Hennepin County Registrar of Titles as Documents No. T05254076 and
T05254079, CPW has assigned (i) to OP4, CPW’s rights in and obligations under the Contract and
Second Amendment with respect to Central Park West Phase IV and Central Park West Phase V,
which phases relate to the portion of the Redevelopment Property described as Lot 2, Block 1, Central
Park West P.U.D. No. 121 Second Addition and Outlot A, Central Park West P.U.D. No. 121 Second
Addition, and (ii) to ACSLP, CPW’s rights in and obligations under the Contract and Second
Amendment with respect to Central Park West Phase III, which phase relates to the portion of the
Redevelopment Property described as Lot 3, Block 1, Central Park West P.U.D. No. 121.
H. On May 2, 2016, the parties entered into a Third Amendment to Amended and
Restated Contract for Private Redevelopment, recorded in the office of the Hennepin County
Registrar of Titles as Document No. 5354383 (the “Third Amendment” and together with the
Second Amendment, the “Amendments”), in order to extend the required dates of commencement
and completion of construction of certain phases of the Redevelopment Property.
I. Due to unavoidable delays in the commencement of construction of Central Park West
Phase IV and Central Park West Phase V of the Minimum Improvements, the parties have agreed to
modify certain terms and conditions of the Contract and Amendments as set forth below.
NOW, THEREFORE, in consideration of the premises and the mutual obligations of the
parties hereto, each of them does hereby covenant and agree with the other as follows:
1. Amendment to Schedule G of the Contract. Schedule G of the Contract is amended
as follows:
CONSTRUCTION SCHEDULE
Phase Required
Commencement Date
Required Completion
Date
Phase I
(Demolition and 16 St.)
December 18, 2007 August 1, 2009*
Phase IIA
(Retail and office; West End Blvd.)
July 1, 2008 June 1, 2010**
Phase IIC (multifamily housing) March 1, 2014 December 31, 2016***
Central Park West Phase I
(multifamily housing)
November 28, 2015 June 30, 2017
Central Park West Phase II
(multifamily housing)
October 2, 2017 March 4, 2019
Central Park West Phase III (hotel) April 1, 2016 August 31, 2017
Central Park West Phase IV (office) April 1, 2018 September 30, 2019
Central Park West Phase V (office) April 1, 2021 September 30, 2022
Central Park West Phase VI (TBD) TBD TBD
*Phase I is complete and a Certificate of Completion has been delivered for this Phase.
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 9
Title: Fourth Amendment to Central Park West Redevelopment Contract
**Phase IIA is complete and a Certificate of Completion has been delivered for this Phase.
***Phase IIC is complete and a Certificate of Completion has been delivered for this Phase.
2. Miscellaneous. Except as amended by this Amendment, the Contract and
Amendments shall remain in full force and effect. Upon execution, Redeveloper shall reimburse
the Authority for all out-of pocket-costs incurred by the Authority in connection with negotiating,
drafting and approval of this Amendment. This Amendment may be executed in any number of
counterparts, all of which taken together shall constitute one and the same instrument.
(The remainder of this page is intentionally left blank.)
IN WITNESS WHEREOF, the City, the Authority and the Redeveloper have caused this
Amendment to be duly executed by their duly authorized representatives.
CITY OF ST. LOUIS PARK
By
Its Mayor
By
Its City Manager
STATE OF MINNESOTA )
) SS.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by Jacob Spano and Tom Harmening, the Mayor and City Manager of the City of St. Louis Park,
a Minnesota municipal corporation, on behalf of the City.
Notary Public
ST. LOUIS PARK ECONOMIC
DEVELOPMENT AUTHORITY
By
Its President
By
Its Executive Director
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 10
Title: Fourth Amendment to Central Park West Redevelopment Contract
STATE OF MINNESOTA )
) SS.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by Anne Mavity and Tom Harmening, the President and Executive Director of the St. Louis Park
Economic Development Authority, a public body corporate and politic under the laws of the State
of Minnesota, on behalf of the Authority.
Notary Public
(City and Authority Signature Page to Fourth Amendment to Amended and Restated Contract)
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 11
Title: Fourth Amendment to Central Park West Redevelopment Contract
CENTRAL PARK WEST, LLC
By _________________________
Its Managing Member
STATE OF FLORIDA )
) SS.
COUNTY OF _______ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by Ruslan Krivoruchko, the Managing Member of Central Park West, LLC, a Minnesota limited
liability company, on behalf of the company.
Notary Public
OP4 SLP, LLC
By
Its _______________________
STATE OF MINNESOTA )
) SS.
COUNTY OF _______ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by _________________, the _________________ of OP4 SLP, LLC, a Minnesota limited liability
company, on behalf of the company.
Notary Public
(Redeveloper Signature Page to Fourth Amendment to Amended and Restated Contract)
Economic Development Authority Meeting of March 20, 2017 (Item No. 7a) Page 12
Title: Fourth Amendment to Central Park West Redevelopment Contract
MILLENNIUM PHASE II, LLC
By _________________________________
Its Managing Member
STATE OF FLORIDA )
) SS.
COUNTY OF __________ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by Ruslan Krivoruchko, the Managing Member of Millennium Phase II, LLC, a Minnesota limited
liability company, on behalf of the company.
Notary Public
ACSLP, LLC
By
Its _______________________
STATE OF MINNESOTA )
) SS.
COUNTY OF __________ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by ________________, the __________________ of ACSLP, LLC, a Minnesota limited liability
company, on behalf of the company.
Notary Public
(Redeveloper Signature Page to Fourth Amendment to Amended and Restated Contract)
Meeting: Economic Development Authority
Meeting Date: March 20, 2017
Action Agenda Item: 7b
EXECUTIVE SUMMARY
TITLE: Call for Public Hearing to Consider Establishment of the Wooddale Station TIF District
RECOMMENDED ACTION: Motion to Adopt EDA Resolution requesting the City Council to
call for a public hearing relative to the establishment of the Wooddale Station Tax Increment
Financing District within Redevelopment Project No. 1 (a redevelopment district).
POLICY CONSIDERATION: Does the EDA wish to take the necessary steps to provide for
the ability to consider the creation of a tax increment district for the PLACE project?
SUMMARY: PLACE (“Developer”) proposes a major redevelopment at the southeast quadrant
of Highway 7 & Wooddale Ave, and the northeast corner of W 36th Street & Wooddale Ave. The
proposed project plans depict a mixed-use, mixed-income, transit-oriented, and environmentally
sustainable development. 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. PLACE’s revised project plans and initial TIF request
were reviewed at the February 13, 2017 Study Session where they received favorable support. The
EDA/City Council also received a more in-depth staff report on PLACE’s TIF application at the
March 13th Study Session.
FINANCIAL OR BUDGET CONSIDERATION: The cost to construct the proposed PLACE
project is approximately $123 million. According to the analysis conducted by the EDA’s financial
consultant, Ehlers, the residential portion of the project is not financially feasible due the high
number of affordable units, corresponding restricted rents and related development costs. The
project demonstrates a need for up to $5.66 million in tax increment assistance. Such assistance
would be provided to reimburse 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 the Developer would be reimbursed for qualified site preparation costs
up to $5.66 million in pay-as-you-go tax increment generated by the project for a 15 year term.
That level of assistance is estimated to bring the housing portion of the project closer to financial
feasibility to enable the overall project to proceed.
Setting a hearing date for the proposed Wooddale Station 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 Council/EDA will have the opportunity to consider the precise amount of financial assistance
along with other business terms at an April 3rd Special Study Session. Those terms will be
incorporated into a purchase and redevelopment contract with PLACE which will be brought to
the EDA for formal consideration 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: Tom Harmening, EDA Executive Director and City Manager
Economic Development Authority Meeting of March 20, 2017 (Item No. 7b) Page 2
Title: Call for Public Hearing to Consider Establishment of the Wooddale Station 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 PLACE
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 PLACE 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 1, 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 PLACE 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 PLACE Tax Increment Financing District is located not later than March 31,
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 March 20, 2017 (Item No. 7b) Page 3
Title: Call for Public Hearing to Consider Establishment of the Wooddale Station TIF District
Reviewed for Administration: Adopted by the Economic Development Authority
March 20, 2017
Thomas K. Harmening, Executive Director Anne Mavity, President
Attest:
Melissa Kennedy, Secretary
Economic Development Authority Meeting of March 20, 2017 (Item No. 7b) Page 4
Title: Call for Public Hearing to Consider Establishment of the Wooddale Station 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
PLACE TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
March 20, 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.
March 20, 2017 EDA requests that the City Council call for a public hearing.
March 20, 2017 City Council calls for a public hearing.
March 20, 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. March 21, 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 March 21, 2017]
March 31, 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 March 31, 2017.]
April 10, 2017 Ehlers conducts internal review of the Plans.
April 19, 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 March 20, 2017 (Item No. 7b) Page 5
Title: Call for Public Hearing to Consider Establishment of the Wooddale Station 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
PLACE TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
April 20, 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 13, 2017 at sunlegals@ecm-
inc.com]
May 1, 2017 EDA adopts a resolution approving the Plans.
May 1, 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 PLACE Tax Increment Financing District and passes resolution
approving the Plans. [Ehlers will email Council packet information to the
City on or before April 24, 2017]
May 2, 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: City Council
Meeting Date: March 20, 2017
Presentation: 2a
EXECUTIVE SUMMARY
TITLE: Recognition of Donation
RECOMMENDED ACTION: Mayor to announce and express thanks and appreciation for the
following donations being accepted at the meeting and listed on the Consent Agenda:
From Amount For
MN Society of
Arboriculture $2,500
Related expenses for Natural Resources Coordinator Jim
Vaughan to attend the 2017 International Society of
Arboriculture Conference in Washington, D.C.
Prepared by: Debbie Fischer, Administrative Services Office Assistant
Approved by: Tom Harmening, City Manager
Meeting: City Council
Meeting Date: March 20, 2017
Minutes: 3a
UNOFFICIAL MINUTES
CITY COUNCIL STUDY SESSION
ST. LOUIS PARK, MINNESOTA
FEBRUARY 13, 2017
The meeting convened at 6:30 p.m.
Councilmembers present: Mayor Jake Spano, Tim Brausen, Steve Hallfin, Gregg Lindberg, Anne
Mavity, Thom Miller, and Susan Sanger.
Staff present: City Manager (Mr. Harmening), Chief Information Office (Mr. Pires), Director of
Engineering (Ms. Heiser), Economic Development Coordinator (Mr. Hunt), Deputy City
Manager/Human Resources Director (Ms. Deno), Director of Community Development (Mr.
Locke), Principal Planner (Ms. McMonigal), Senior Engineering Project Manager (Mr. Elkin),
Planning and Zoning Supervisor (Mr. Walther), Communications and Marketing Manager (Ms.
Larson), and Recording Secretary (Ms. Pappas).
Guest: Travis Carter, US Internet Co-founder and VP of Technology; Telecommunications
Commission Members; Chris Velasco, PLACE Developer.
Mayor Pro Tem Brausen called the meeting to order.
1. Future Study Session Agenda Planning – February 27, March 6 and 13, 2017
Mr. Harmening noted the Boards and Commission’s annual meeting scheduled for the February
27 meeting. Additionally at that meeting, there will be a written report on an ordinance related to
flavored tobacco products. At the March 13 meeting, there will be a joint school board and council
meeting. Also, St. Louis Park High School students want to present to the council on “The Nest,”
a place for young people to gather and socialize. Mr. Harmening stated this meeting will be set up
before the end of the school year.
Councilmember Sanger stated she has no problem discussing The Nest; however, she added the
St. Louis Park Historical Society is also interested in this topic and asked if a wider discussion is
warranted, with possible collaboration.
Councilmember Miller suggested that possibly the student presentation on The Nest could be done
at the joint school board and city council meeting.
Councilmember Mavity, however, stated she is not sure about that, noting with so many other
issues to discuss at the joint school board and council meeting, the council will want to be sure
students are given enough time for their presentation. She added this may also include a wider
discussion related to the civic center and aligning plans. Councilmember Sanger agreed.
Councilmember Brausen added there could also be a discussion at the school board and city
council joint meeting about sharing costs with the Westwood Nature Center.
Councilmember Lindberg stated he and Councilmembers Hallfin and Mr. Harmening have met
regarding sharing financials with the nature center, but it has not been discussed with the school
City Council Meeting of March 20, 2017 (Item No. 3a) Page 2
Title: Study Session Minutes of February 13, 2017
board. He added this joint meeting should focus on high-level strategic issues and the student
presentation should be done at a different time.
Mayor Spano added his concern is not giving the students enough time and attention, noting he
would be in favor of dedicating a full study session to them. Additionally, Mayor Spano noted
some conversations on Next Door about trash pick-up and the possibility of moving to an every
other week pick up or to a smaller bin. With organics going city-wide and folks not generating as
much trash, he asked Mr. Harmening about alternative options. Mr. Harmening stated the current
contract runs until October, 2018, and it will be discussed soon with the council in order to
negotiate on the refuse program. He noted that staff will be sure to bring this to a study session
this spring.
Councilmember Mavity asked about doing a follow-up conversation with the Police Department
related to the city resolution “Standing with all People.” She noted there is a sense of urgency now
to do this. Mr. Harmening stated staff will set this up for March or April.
2. US Internet Update
Mr. Pires discussed the private sector Fiber to the Premise (FTTP) initiative of US Internet (USI)
and potentially others expanding into St. Louis Park and thereby increasing competition and
consumer choice of broadband providers. He stated that USI leadership believes St. Louis Park is
a good community to build this infrastructure and that it would be received well in the community.
Travis Carter, co-founder and VP of Technology for US Internet, discussed the work they have
done throughout various areas of Minneapolis, noting they continue to build networks on an
ongoing basis. He noted that today US Internet pass 56,000 households in Minneapolis and added
that they sell internet services on a month-to-month basis, with no contracts. Mr. Carter stated their
plan is to continue to expand in Minneapolis and currently are moving into Linden Hills and north,
getting close to the St. Louis Park border. Also, he noted, they are working in Meadowbrook
Manor, offering service to 551 apartments at Meadowbrook by this summer. He added that US
Internet would want to look at building a central office in the center of the city and developing
their infrastructure from there. A timeline is not set; however, Mr. Carter stated they would want
to begin making inroads into St. Louis Park soon and provide fiber directly into homes, which
allows high speed internet service and competitive pricing. Mr. Carter added that their biggest
difficulty is the cold weather in Minnesota, which causes them to stop their progress when the
ground is frozen from November to April.
Mr. Carter added they charge a flat monthly fee; do not use contracts or bundles; and have seen
their market share grow very quickly in the neighborhoods where they currently provide service
in Minneapolis.
Councilmember Mavity asked about the possibility of laying fiber in the highly industrial area of
St. Louis Park, behind Methodist Hospital. Mr. Pires stated the city already has fiber surrounding
that area, and during redevelopment following light rail would be the time to move forward with
more fiber driven by that development.
Councilmember Lindberg asked whether fiber conduit can be laid when the streets are worked on
in Ward 3. Mr. Pires stated fiber conduit has already been installed there, and therefore the city
would have the capacity to move forward there.
City Council Meeting of March 20, 2017 (Item No. 3a) Page 3
Title: Study Session Minutes of February 13, 2017
Councilmember Lindberg noted this is an excellent opportunity to enter into a private/public
partnership and to move this forward, while maximizing responsiveness. He encouraged this work
to continue as it meets a goal and is a service that can be provided to many residents who have
been unhappy with current options.
Councilmember Miller asked about liability in case USI were to go out of business. Mr. Pires
stated there would be no liability on the part of the city since USI would be providing and paying
for its infrastructure.
Councilmember Sanger asked if USI were to come to St. Louis Park, how long it would be before
the entire city was covered with their internet service. Mr. Carter stated USI is not legally obligated
to cover the entire city, but it is their goal to do so. He added that the demographic of St. Louis
Park works for USI and when they come into a city, their model is to reinvest money back into the
city.
Councilmember Sanger added she hoped there would be a contract with USI, as she has heard in
Minneapolis there are some neighborhoods they refuse to come into, and that troubles her. Mr.
Carter stated that they have received that complaint; however, they can only build from April to
November as they have to lay cable underground. He added that USI can only grow at a rate their
business can sustain, so their services do take time to reach into some communities.
Councilmember Mavity asked about USI going into areas and if the city would provide easements
or first rights of refusal. Mr. Pires stated that all conduit and pipes from all utilities are in the public
right-of-way and that access to this is granted with city permits. He added USI could have obtained
permits and started installation, but they chose to come to the Telecommunications Advisory
Commission and City Council first to describe their services and work on this project together.
Mr. Harmening asked if capital is an issue for USI taking so long to further their areas of service.
Mr. Carter stated no and their biggest issue is the cold weather. He added that they have the capital,
and USI will need to maintain a balance of investment in Minneapolis as it starts work in St. Louis
Park.
Councilmember Brausen stated he is generally supportive and likes the concept. Councilmember
Hallfin agreed, asking USI to move fast.
Mr. Pires stated that if the project moves forward, USI would need to lease space from the city for
equipment while it establishes a central office to facilitate deployment. Staff would also coordinate
USI’s installation with the city’s construction schedule, and in that way be able to help facilitate
deployment, much like is done with CenterPoint Energy and Xcel. He added that the
Telecommunications Advisory Commission heard this same presentation last week and endorsed
it for the quickest deployment.
Telecommunications Advisory Commissioner Abe Levine added that this is the future of
technology, and USI can deliver a caliber of service that other vendors cannot. He noted that USI
does not use the old infrastructure that others use, adding that he recommends that the city should
move ahead with this now.
Councilmember Lindberg stated he is very interested in accelerating this work and asked if there
is anything the city can do to move it along at a quicker pace. Mr. Pires stated this can be discussed
City Council Meeting of March 20, 2017 (Item No. 3a) Page 4
Title: Study Session Minutes of February 13, 2017
further if the council approves moving forward. In the meantime, as is available to all qualified
vendors, city staff will make available existing fiber leasing arrangements, add facility leasing
opportunities, and collaborate and coordinate on construction projects as makes sense.
The consensus of the council is to move ahead on this, support deployment as described, and
explore options for acceleration.
3. PLACE Project Update and Application for Tax Increment Financing (TIF)
Assistance
Chris Velasco, PLACE, Mr. Hunt and Mr. Locke presented.
Mr. Hunt stated that considerable progress has been made on the PLACE project. He noted there
are four policy points on which staff would like feedback from the council:
• Revised project plans and need for an Environmental Assessment Worksheet
• Property Acquisition from Hennepin County HRA
• Preliminary Development Agreement (PDA) Extension
• TIF request and review status
Mr. Velasco gave an update on the project, showing refinements that had been made from feedback
received from council. The project is a landmark mixed use, mixed income, transit oriented, and
environmentally sustainable development. Project components include two apartment buildings; a
110-room hotel; a 10,000 square-foot e-generation greenhouse facility; 15,400 square-feet of
ground floor commercial/retail space; and a one acre “urban forest.” It is proposed that PLACE
would acquire the assembled redevelopment site from the EDA and the city for $6 million. The
cost to construct the proposed PLACE project exceeds $133 million. Upon completion, it is
estimated that the total taxable market value of the project would exceed $67 million. Due to over
$8 million of extraordinary costs associated with redeveloping the site, all project components may
not be financially feasible. In order for the project to proceed, tax increment financing (TIF)
assistance will be needed. The exact amount remains under review by Ehlers and staff.
Councilmember Brausen asked if there will be reflection over the solar panels. Mr. Velasco stated
no, because the sun absorbs the heat into the anti-reflective glass panels.
Mr. Velasco passed around design samples of the stone siding to be used on the project. He noted
it will be graffiti resistant and will provide carbon sequestration, as well.
Councilmember Mavity asked if a taxi can drop off in the woonerf area. Mr. Velasco stated yes,
but the area will mostly be used by pedestrians and bikers. He noted also that a traffic and trip
study had been conducted, and the data showed that the numbers are where they are supposed to
be. Additionally, he stated there will be a shuttle from the airport to the hotel prior to the light rail
being completed.
Mayor Spano asked why there will be a coffee shop and café in the same area, adding he would
like the coffee shop to be independently owned. Mr. Velasco stated there will be pedestrians and
hotel guests who will use both.
Councilmember Miller stated that he loves all of the project’s aspects, including the setbacks on
36th Street and the woonerf. He asked about people coming from the northern neighborhoods and
City Council Meeting of March 20, 2017 (Item No. 3a) Page 5
Title: Study Session Minutes of February 13, 2017
if the drop off for the light rail station will be on the north side. Mr. Velasco stated there will be a
passenger drop off area on the northeast side of the site.
Councilmember Mavity commented the sight line near the woonerf does not allow for viewing if
a car were driving into the woonerf near the building. She asked if there is a way to have cars slow
down earlier, before they reach that point. Mr. Velasco stated that the pavement will have a level
change and pavement change, so it will be a natural slow down for cars, plus there will be signage
there, as well.
Councilmember Mavity added she is happy about the change of the woonerf and the much more
pedestrian friendly design. She also appreciates that the hotel is now only six floors and is more to
scale. She added that neighbors will also be pleased with this change. Councilmember Mavity
asked about operating costs and who gets paid to maintain the greenhouse and all the extra spaces.
She said that it feels like lots of operating costs and asked if there is a Plan B in place.
Mr. Velasco stated a farmer will be taking care of the greenhouse and will also teach folks about
agricultural programs, helping to create a supportive community. Also, there will be a CSA
program and amenities/spaces designed for those who live at PLACE to support and care for.
Councilmember Mavity asked if Metro Plains is the commercial property manager and if they have
experience with this kind of facility. Mr. Velasco stated yes.
Councilmember Miller asked who will own the hotel. Mr. Velasco stated PLACE will own the
whole project and never sell it.
Councilmember Hallfin asked about razing the McGarvey Coffee building as people wanted to
keep it and reuse it. Mr. Velasco stated that given the project redesigns the McGarvey building
could not be kept and reused.
Councilmember Hallfin also asked about the north side of the tracks and the trail and about the
best and easiest way to get to the light rail station. Mr. Velasco stated that coming off the bike trail,
there will be gates and crosswalks on Wooddale Avenue. Councilmember Hallfin asked if the trail
will be fenced. Mr. Velasco stated yes.
Councilmember Lindberg asked about the materials that will be used on the fence. Mr. Velasco
stated it will be metal slats and chain link. Councilmember Lindberg also asked for more detail
about the urban forest and regional trail connection. Mr. Velasco stated they are discussing with
Three Rivers the plan for two on/off spots on the trail.
Councilmember Lindberg added this is an impressive project, which exceeds his expectations. He
stated the site plan makes sense, and he appreciates the process the developer took to get to this
point. He added that the plan works from his perspective. Aesthetically it looks impressive and
progressive. He does have concerns, however, about the project cost of PLACE at $133 million
when the market value is $67 million. He noted that even though there is not great risk on TIF
because it will be pay-as-you-go, he wants to be sure it is operational.
Councilmember Sanger added that the developer has done an admirable job with the project, noting
the inclusion of every possible politically correct amenity. However, she stated the project does
not address traffic from the north side of Wooddale Avenue, and with only 220 parking spaces and
City Council Meeting of March 20, 2017 (Item No. 3a) Page 6
Title: Study Session Minutes of February 13, 2017
all traffic moving into the project on a dead-end street, it will be a traffic mess, which causes her
great concern.
Councilmember Sanger added she has concerns about the unit mix, as well. With a large
percentage of the apartments being studio and one bedroom, the units are not designed for families,
adding she cannot support this. She also has concerns about the drop-off for pedestrians to the light
rail and about parking at the light rail station.
Councilmember Brausen asked if there are any green walls included in the design. Mr. Velasco
stated yes.
Mr. Hunt noted that construction costs typically exceed the value of projects. He added that many
of the amenities do not translate into assessed value. Additionally, Mr. Locke stated the solar
project, for example, does not translate into real estate marketable value.
Mr. Velasco stated that PLACE is the long-term holder of the project and will not sell it down the
road. He added this project is about community value and durability and makes economic sense.
Councilmember Mavity stated that because of the 4% tax credits, the project has generated lots of
chatter in the community related to affordable housing. She added this is a partnership with the
city, and the project will be watched by every community on the transit. She asked if there will be
any financial risk to the city.
Mr. Locke stated the risk is low, and the city has already purchased the McGarvey building. If the
project does not move ahead, the city is not out anything and is not at a financial risk; however, it
may not look good for the city if it does not get approved. Mr. Locke added there are challenges
in putting this project together, and the city can only do what it can, but we are careful not to take
inappropriate risks. He added that during the next 90 days there will be critical decisions – zoning
approval and securing the TIF. If the council approves, there will be more hurdles to cross to get
financing in place.
Councilmember Mavity added that they do not know the details of the TIF yet; however, this
project is a signature project for the community and the system, and it will be to the city’s
advantage to move forward.
Councilmember Sanger asked, since the developer only received half of the tax credits, how will
the city make up the difference in financing, especially since previously the council has been told
that TIF is not available to underwrite affordable housing? Mr. Hunt stated that the tax increment
would be used for extraordinary costs, and that it appeared that the project had more than $8 million
of such costs. Mr. Velasco noted PLACE applied for $55 million in tax exempt multifamily
housing bonds and ended up with half of that. He added that in order to qualify, they needed to
receive enough in housing bonds to lower the tax credits.
Councilmember Sanger noted when the city has made TIF investments, they have done so with
the expectation that the market value will increase enough over time so as to add to the tax base
later on. She added she does not see this happening with this project and does not see payback later
through market value. Mr. Locke noted that market value will increase over a period of years.
When it goes on the tax rolls, it will continue to increase in value. He added if nothing else,
City Council Meeting of March 20, 2017 (Item No. 3a) Page 7
Title: Study Session Minutes of February 13, 2017
inflation will help the value to increase. Mr. Hunt stated that once the light rail is completed, the
market value will further increase.
Councilmember Sanger stated that many areas in this development need staffing and ongoing
maintenance. She added there have been issues with the developer’s California project. She has
concerns this project will not be kept in good shape, especially since there are so many affordable
units in the complex, and there will be less rental income available for maintenance. Mr. Velasco
stated he recently visited the California project, checked on this very issue, and stated there is no
deferred maintenance at this location. The complex is in fine shape. He added that the City of St.
Louis Park will require PLACE to build reserve accounts into the financing for replacement and
capital, so having enough funds for maintenance will not be a problem. He stated that this is the
27th community development he has been involved with, and everyone has been in the black and
never come back for more funding.
Councilmember Brausen stated he had concerns about the financing package but trusts the
developer with the arrangements and how it will be presented to lenders. For the TIF request, there
will be investment to pay for fire, streets, etc.; however, he added this is a marvelous project and
encompasses the goals we want to have as a community.
Councilmember Hallfin agreed with Councilmember Brausen.
Councilmember Miller stated from a financial perspective, he is supportive of taking the full TIF,
adding that if the TIF is not provided, the project might end up like 4900 Excelsior.
Councilmember Lindberg stated he has been hesitant on a lengthy TIF because if something goes
wrong, it is not good for the city or for the developer. However, the project reflects the city’s core
values, adding that the risk is worth the return, and the city has been smart about it. He added that
this project reflects who St. Louis Park is. Similar to Excelsior & Grand, this is a defining moment.
Councilmember Mavity pointed out there will be another community meeting regarding this
project on February 23 at Fire Station #1, noting she will be there listening to any concerns that
arise.
Mayor Spano added he is still enthusiastic but wants final numbers back for review. He stated the
project is high risk/high reward, adding this what we do in St. Louis Park. He likes the project’s
vibe, the modernity of materials, and the fact that it doesn’t look like anything else. He
complimented the developer and his team, saying he has never seen a project go through so many
changes and still retain the original feel. He added that the developer has actually made the project
more than it was originally, and it is an opportunity for St. Louis Park to get in on the ground floor.
Mr. Harmening stated staff will bring back a more specific TIF request and analysis to the council,
plus a call for a public TIF hearing at a later date.
4. Master License Agreement for Small Cell Antennas
Mr. Elkin noted that in 2015 the city, along with a number of other metro cities, began to see
requests by several wireless carriers to attach “small cell” communication antennas on city-owned
infrastructure in its rights-of-way. These antenna proposals were for equipment significantly
smaller than our current zoning code was intended to regulate. A task force was formed by staff to
City Council Meeting of March 20, 2017 (Item No. 3a) Page 8
Title: Study Session Minutes of February 13, 2017
establish policies and procedures for review, approval, and installation of small cell antenna
systems within rights-of-way. It was noted the council received the report and summary of the task
force work, background on small cell antennas, and a proposed administrative review process.
Additionally, the council received the proposed master license agreement required for each vendor
proposing antennas in the city. Mr. Elkin noted that as requests from various wireless carriers come
to staff, they will be brought to the council for approval. In addition, Mr. Elkin noted that costs
associated with installation and operation within the rights-of-way are the responsibility of the
provider.
Ms. Heiser stated there is more demand for these antenna cells in the West End. She pointed out
they are not towers, are no more than 30-50 feet tall, and would be placed on city-owned assets,
such as street lights.
Mr. Harmening noted the cell providers need to locate these cells as repeaters to boost the signals.
He added that this technology is coming, and it is to the city’s advantage to work with the
providers.
Councilmember Sanger asked for clarification about the cells, in particular that they would not be
set on the ground. Additionally, she asked if the master license agreement is in place; if the city
attorney has weighed in; and if this agreement would be preempted if the Federal Government
regulates this later. Ms. Heiser stated staff has not asked the city attorney, but they will check with
him.
Councilmember Miller asked if this agreement is only for the West End or for the rest of the city,
as well. Mr. Elkin stated the task force looks at each individual pole agreement as it comes in, and
each is reviewed on its own merits.
Mayor Spano returned to the meeting at 9:15 p.m.
Councilmember Lindberg asked if the city covers electrical costs. Mr. Elkin stated yes and that is
paid per pole. Councilmember Lindberg stated that local tax payers should not pay for this. He
added that he is supportive but also requests that this process be monitored.
Councilmember Hallfin stated he takes the opposite view and thinks these antennas are an eye sore
in the city, particularly at the West End where they are on every pole. He stated the city should not
have to fix the phone company’s problems, adding the city is too accommodating and doesn’t need
to be.
Councilmember Lindberg stated, however, that the alternative is the cell companies will put poles
in the public right-of-way, and that will be worse. Ms. Heiser added that current legislation would
not allow cities to say “no” to cell companies, and there are currently discussions with the League
of MN Cities related to this topic.
Councilmember Mavity stated she is supportive because at the West End and other parts of the
city, the service gets worse the larger the crowd, and the city does not want this to happen. She
added the city needs to be proactive on this issue.
Councilmember Brausen added he is supportive and stated the city should instruct the city lobbyist
to be proactive on this issue.
City Council Meeting of March 20, 2017 (Item No. 3a) Page 9
Title: Study Session Minutes of February 13, 2017
Councilmember Sanger asked if any trees will need to be removed. Ms. Heiser stated she will
check on this. Mr. Harmening added the city does not have an obligation to take down trees.
Councilmember Sanger asked if the city has the ability to limit the number of poles that can be
purchased by providers for this purpose, and also if more than one antenna can go on the same
pole. Ms. Heiser stated at this time no, but in the future possibly, although the antenna may then
be smaller, also.
Mayor Spano asked if there is a covering that can be placed over the antenna. Mr. Elkin stated that
staff amended the original Verizon plan so that pole banners would mask the equipment. Mayor
Spano added he is concerned because the antenna is not attractive, so he would like to have the
plans amended to keep them from view.
It was the consensus of the council to move forward with the master license agreement as
presented.
5. 2017 City Council Workshop Follow-up
Ms. Deno presented summary documents from the annual city council workshop (January 26-27,
2017) for review and asked if there are any changes or updates needed.
Councilmember Brausen stated he was fine with the summary but noted that at study sessions,
there should be an explanation on the agenda about the purpose of the study session, in order to
manage the public’s expectations up front. He added that when a council member replies to a
resident in a ward, they need to copy the ward council member and Mr. Harmening.
With regard to the visioning process and community outreach, Councilmember Brausen stated the
council and city must raise the visibility of racial equity, and he wants to be sure the Steering
Committee looks to the council for who to approach as part of the visioning process.
Councilmember Mavity stated that under race equity action steps, the council needs a concerted
and aligned strategy on starting this conversation. This relates to preparing a chart of roles, under
the measure of success portion, and must be part of a strategy package.
Mayor Spano added that related to one HRC member doing outreach, council needs to have a
conversation with the full HRC to explain what the council wants from the commission.
Mr. Harmening commented on Councilmember Mavity’s question regarding strategies, saying
those will be developed as we go forward. Councilmember Mavity added she would like more
depth and broad parameters.
Mr. Harmening stated he has had a meeting with the Allies group. This group is motivated to do
good work in the community and knows that Allies may overlap with what HRC is working on.
He asked if the council should set up a subcommittee including staff to meet together with HRC
and the Allies group in order to establish strategy and responsibilities for each group. He added
each group should be aware of what the other is doing.
Councilmember Miller stated it is most important to ensure moving forward that the council is
adding a racial equity lens to everything we do.
City Council Meeting of March 20, 2017 (Item No. 3a) Page 10
Title: Study Session Minutes of February 13, 2017
Mayor Spano added the council has talked about adding this as a policy pillar, or criteria, so it is
addressed.
Councilmember Miller suggested starting a racial equity coalition for staff and council, as he sees
this area as a gap.
Councilmember Sanger stated the four points discussed at the workshop make sense but asked
how the council will accomplish them. She noted the whole list may need to be broken down into
more detail. She added that the council spent time talking about redevelopment, as well, but that
is not listed here. Additionally, she pointed out, there may need to be an exception related to the
mayor making motions, as this did occur last week when Councilmember Mavity was Mayor Pro
Tem and also representing her ward.
Mr. Harmening added there is nothing in the charter about the mayor not making a motion, but it
has been an unwritten rule. Mr. Harmening noted that the points being discussed were only about
the race equity portion of the retreat.
Councilmember Lindberg added the council needs to take some personal accountability on racial
equity, adding this is more about the council’s development as a team.
Mayor Spano agreed, stating he would be interested in having a coach come in and work with the
council and give feedback.
Councilmember Hallfin added he would like to attend some conferences on racial equity; however,
his job does not allow for him to be away from work. He asked if there are any programs in the
evenings and also asked if a future study session might be devoted to looking at items through a
racial equity lens. Ms. Deno stated there is a speaker series that is early evening, and she will be
sure all council members are aware of the dates and times of these opportunities.
At this point, Ms. Larson and Ms. McMonigal updated the council on the visioning process. They
stated that facilitator training will begin next week, and currently there are 37 people signed up to
be facilitators. They noted there is room for 40-60 facilitators, so more are encouraged to sign up.
Ms. McMonigal and Ms. Larson added that staff has been recruiting facilitators through postcard
mailings; an article in the Park Perspectives; notifications on social media; announcements on Park
TV; an article in the Sun Sailor; and a paid advertisement in the St. Louis Park Magazine and the
Parks and Recreation brochure. Additionally, staff has communicated with neighborhood
associations and commissions about the multiple opportunities available in the visioning process.
Mr. Harmening added that staff is reaching out to people involved in non-profits across the city,
asking them to contact people to be facilitators.
Councilmember Sanger asked if facilitators are from all races, genders, and ages. Ms. Larson stated
they are between the ages of 25-69; however, they are not certain about race as the question was
not asked. She added that the same questions that were posed when recruiting Steering Committee
members were asked of potential facilitators.
Ms. McMonigal added that the consultant also has time set aside to meet with under-represented
groups, while 8-12 staff members will be trained for the same purpose as a way to reach those
City Council Meeting of March 20, 2017 (Item No. 3a) Page 11
Title: Study Session Minutes of February 13, 2017
groups. She added that census materials will be utilized to help staff find out where to concentrate
efforts.
Councilmember Mavity asked if schools had been contacted. Ms. Larson stated yes, noting that
information has gone out electronically to all students’ families, and also through Karen Atkinson
of Children First. Mr. Harmening added that rental communities throughout the city are being
reached out to, as well.
Ms. McMonigal added staff will send a one-page flyer electronically to council so they can forward
to others. Mayor Spano asked for the council to receive any packets of information, email links,
Twitter or Facebook posts, or PDF’s, as well. Ms. Larson added that the Facebook live meeting
will include a question of the week, and that feedback/information will be given to the consultant.
Additionally, the consultant is working on the casual engagement meetings with chalkboards at
coffee shops, schools, and community events. She noted that 100 lawn signs have been ordered to
be placed around the city.
Councilmember Brausen stated he would like to see the master schedule.
Councilmember Mavity added she would like to have a website or place to tell people to go to
comment on their vision for the city.
Councilmember Sanger asked if anyone is tracking neighborhood association meetings and having
white boards at meetings. Ms. McMonigal stated that invitations were sent for a neighborhood
forum, and a few have signed up. Staff also requested that those who responded would ask others
to participate.
Ms. McMonigal asked the council if they have any specific questions that they want asked about
racial equity, noting this is the time to insert that question into the process.
Councilmember Mavity stated that question is needed, adding that she defers to staff on developing
the question. Mayor Spano stated a possible question, “What would be an indicator that St. Louis
Park has achieved racial equity?”
Councilmember Sanger stated a more open-ended question might be more welcoming, such as
“How can the city make people feel more a part of the community?”
Mr. Harmening added that for facilitator training there may be some expense involved, so staff is
proposing including a $25 prepaid card in the facilitator packet to help defray any expenses or
costs, such as coffee or treats during meetings.
Communications/Meeting Check-In (Verbal)
Councilmember Hallfin noted the Children First Breakfast on March 2, inviting all
councilmembers to attend.
Councilmember Sanger stated she had a question about boards and commissions membership,
related to a mother and teenage son both serving on the same commission at the same time.
Mayor Spano stated that it is not allowed.
City Council Meeting of March 20, 2017 (Item No. 3a) Page 12
Title: Study Session Minutes of February 13, 2017
Councilmember Miller stated he is supportive of the written report on the residential stormwater
cost share program.
The meeting adjourned at 10:25 p.m.
Written Reports provided and documented for recording purposes only:
6. Proposed Allocation of 2017 Community Development Block Grant (CDBG Funds)
7. EMS Pathways Academy
8. Update on Excelsior & Monterey Redevelopment (Bridgewater/Dominium)
9. Residential Stormwater Cost Share Program
______________________________________ ______________________________________
Melissa Kennedy, City Clerk Jake Spano, Mayor
Meeting: City Council
Meeting Date: March 20, 2017
Minutes: 3b
UNOFFICIAL MINUTES
CITY COUNCIL SPECIAL STUDY SESSION
ST. LOUIS PARK, MINNESOTA
MARCH 6, 2017
The meeting convened at 6:45 p.m.
Councilmembers present: Mayor Jake Spano, Tim Brausen, Steve Hallfin, Gregg Lindberg, Anne
Mavity, Thom Miller, and Susan Sanger.
Staff present: City Manager (Mr. Harmening), Director of Inspections (Mr. Hoffman), Inspection
Services Manager (Ms. Boettcher), and Recording Secretary (Ms. Pappas).
Guest: Ruth Tripp, Hennepin County Public Health; Betsy Brock, Association for Non-smokers
Minnesota; members of non-smokers association; Laura Silverfarber, Minnesota Department of
Health.
1. Flavored Tobacco Products
Ms. Boettcher stated that tobacco is available currently in St. Louis Park grocery stores gas
stations, convenience stores, and liquor stores. There are currently no stand-alone tobacco shops.
Additionally, in response to council’s inquiry regarding whether youth-enticing flavored tobacco
products are being sold in the community, staff collected retail information during the city’s annual
tobacco establishment inspections.
Councilmember Sanger noted she brought this topic up a few months ago related to limiting
youth’s access to flavored tobacco products. She added that if the city limits accessibility, teens
may be prevented from starting to smoke. Councilmember Sanger passed around samples of
flavored tobacco products (provided by the Minnesota Department of Health) for the
councilmembers to view.
Ms. Tripp, Hennepin County Public Health, reviewed different policy options with the council.
She noted that Minneapolis, St. Paul, and Shoreview have exempted menthol flavors, and some
communities have set up minimum pricing as part of their policies on flavored tobacco products.
She added that another option is restricting sales to people over 21.
Councilmember Mavity asked if there is any evidence or research behind each strategy and what
the impacts have been. Ms. Tripp stated that increasing the legal age to 21 reduced smoking for
15-17 year-olds by 50%.
Ms. Silverfarber, Tobacco Control Manager at the Minnesota Department of Health, stated she is
attending the meeting as a St. Louis Park resident and indicated that increasing the legal age to 21
in Minnesota could prevent 30,000 youth from starting to smoke, which would be a profound
result. These statistics have been reviewed by the National Institutes of Medicine.
Councilmember Sanger stated instituting price increases and limiting sales to age 21 and over,
while also limiting sales to shops that only sell tobacco, is a neater and cleaner solution. She added
that she was impressed by the studies presented showing smoking rates in youth went down 50%.
Mayor Spano asked Mr. Hoffman if he thinks this is the best option for an ordinance. Mr. Hoffman
answered yes, that it would be simpler and prohibiting sales to those under 21 is cleaner.
City Council Meeting of March 20, 2017 (Item No. 3b) Page 2
Title: Special Study Session Minutes of March 6, 2017
Councilmember Lindberg added this is an important issue, but he is concerned this solution is one
that is not in the staff report. He added he does not want to encourage tobacco-only shops, and he
has concerns the market will demand these shops in certain areas of the community.
Ms. Silverfarber stated Minneapolis has had tobacco-only shops, and 90% of the sales were
tobacco related. She added tobacco shops in St. Paul and Shoreview are also being tracked on how
they are working. She added that the policy information is included in materials given to the
council and noted that 200 cities across the nation have done this in order to limit sales.
Councilmember Miller asked about adopting an ordinance restricting tobacco sales to tobacco-
only shops and what the general consensus is on this in Minneapolis, St. Paul, and Shoreview.
Ms. Brock, Association for Non-smokers Minnesota, stated she has worked with Minneapolis on
their policy, and it has worked well.
Councilmember Lindberg asked if the council can review some information on current zoning and
where a tobacco shop might be located. He asked if tobacco shops could be restricted altogether.
Mr. Hoffman stated this would be a city attorney question, also noting it would be difficult to
prohibit them completely by ordinance, as tobacco shops are a permitted use.
Councilmember Hallfin stated that while he abhors anything to do with tobacco, he is also a veteran
who served his country proudly. He stated that he thinks if an 18-year-old can take a bullet for
their country, they should be able to smoke, so he disagrees with the 21-year-old policy.
Councilmember Hallfin added that 18-year-olds are legal adults in this country, noting that he
would consider restricting flavored tobacco products.
Councilmember Lindberg stated his concern is by removing it from current sales locations, we
create a market for vendors to go elsewhere.
Councilmember Hallfin asked if there have been any reports from underage undercover work or
any issues with compliance. Ms. Boettcher stated there have been no incidents as part of the sting
and no information on flavored tobacco with kids.
Councilmember Brausen stated he is in favor of making the products more expensive or more
difficult to get. He added that he does believe this is a public health issue and is in favor of
restricting it as much as possible.
Mayor Spano stated he is also in favor of some restriction, but would want to keep it simple and
restrict it to tobacco-only shops and to 21-year-olds. He added that his preference is to adopt an
ordinance and only have one tobacco shop. He added he would want staff to make it easy, not
complex.
Councilmember Mavity asked for clarification about pricing, as she would not want the city to be
in the business of pricing these products. Councilmember Mavity also asked how the price is
established for these products. Mr. Hoffman stated the city would estimate a minimum pricing for
each product within the ordinance. There would be a set price and a mechanism for staff to monitor
it.
It was the consensus of the council to have staff explore this further and determine how to make it
as easy as possible.
The meeting adjourned at 7:22 p.m.
______________________________________ ______________________________________
Melissa Kennedy, City Clerk Jake Spano, Mayor
Meeting: City Council
Meeting Date: March 20, 2017
Minutes: 3c
UNOFFICIAL MINUTES
CITY COUNCIL MEETING
ST. LOUIS PARK, MINNESOTA
MARCH 6, 2017
1. Call to Order
Mayor Spano called the meeting to order at 7:30 p.m.
Councilmembers present: Mayor Jake Spano, Tim Brausen, Steve Hallfin, Gregg Lindberg,
Anne Mavity, Thom Miller, and Susan Sanger.
Councilmembers absent: None.
Staff present: City Manager (Mr. Harmening), Economic Development Coordinator (Mr. Hunt),
City Attorney (Mr. Mattick), Assistant Zoning Administrator (Mr. Morrison), City Planner (Ms.
Monson), Senior Engineering Project Manager (Mr. Shamla), and Recording Secretary (Ms.
Pappas).
Guests: Michael Marguieles, spokesperson for developer, and Dean Dovolis, architect.
1a. Pledge of Allegiance
1b. Roll Call
2. Approval of Minutes
3a. City Council Meeting Minutes February 6, 2017
Councilmember Lindberg noted on page 6, paragraph 3, the phrase “on Minnetonka
Boulevard” should be removed.
Councilmember Sanger stated on page 10, at the bottom of the page, the phrase, “which
will be filled as a result of this current sidewalk project” should be added. Also on page
11, on the 3rd line down, the phrase, “which will be removed for roadway construction”
should be added.
Councilmember Mavity stated on page 13, in the 4th paragraph, “would not require a
variance” should be changed to “would not allow a variance.”
It was moved by Councilmember Lindberg, seconded by Councilmember Hallfin, to
approve the February 6, 2017 City Council Meeting Minutes as amended.
The motion passed 6-0-1 (Councilmember Brausen abstained).
3b. City Council Meeting Minutes February 21, 2017
Mayor Spano noted on page 7, in the 2nd paragraph, it should read “…small cell antennas
are viewed as a utility...”
Councilmember Sanger noted on page 4, under the Place Project in the 2nd paragraph, 2nd
to last sentence, it should read, “She continued when the project is finished the market
City Council Meeting of March 20, 2017 (Item No. 3c) Page 2
Title: City Council Meeting Minutes of March 6, 2017
value will be approximately half of its total construction costs.” Councilmember Sanger
also noted on page 7, referring to the city manager’s award, it should read, “League of
MN Cities presented the award to the city manager.”
It was moved by Councilmember Sanger, seconded by Councilmember Miller, to approve
the February 21, 2017 City Council Meeting Minutes as amended.
The motion passed 7-0.
4. Approval of Agenda and Items on Consent Calendar
4a. Accept for filing City Disbursement Claims for the period of January 28, 2017
through February 24, 2017.
4b. Moved to 8c.
4c. Approve Second Reading and Adopt Ordinance No. 2513-17 amending Chapter
20-5 of the St. Louis Park Code of Ordinances relating to prohibited acts to allow
alcohol at the Recreation Outdoor Center (“ROC”); regulations for Parks and
Recreation, and to approve the ordinance summary for publication.
4d. Adopt Resolution No. 17-045 approving the new Amended & Restated Agreement,
between the City and T-Mobile Central LLC, for communication antennas and
related equipment on the City’s water tower at 5100 Park Glen Road.
4e. Adopt Resolution No. 17-046 approving the new Amended & Restated Agreement,
between the City and T-Mobile Central LLC, for communication antennas and
related equipment on the City’s water tower at 8301 W. 34th Street.
4f. Adopt Resolution No. 17-047 authorizing St. Louis Park Lions Club’s request for
placing temporary signs in the public right-of-way.
4g. Adopt Resolution No. 17-048 appointing Jim de Lambert as Commissioner, Patrick
Noon as Alternate Commissioner, and Erick Francis as the Technical Advisory
Committee (TAC) member to the Bassett Creek Watershed Management
Commission (BCWMC) to serve terms expiring January 31, 2020.
4h. Adopt Resolution No. 17-049 authorizing the implementation of parking restrictions
adjacent to sanitary lift stations located near 2901 Nevada Avenue and 2449
Gettysburg Avenue.
4i. Approve for filing Telecommunications Advisory Commission Meeting Minutes of
December 14, 2017.
Councilmember Lindberg requested that Consent Calendar item 4B be removed and
placed on the regular agenda as item 8c.
It was moved by Councilmember Brausen, seconded by Councilmember Hallfin, to
approve the Agenda and items listed on the Consent Calendar as amended to move
Consent Calendar item 4B to the Regular Agenda as item 8C; and to waive reading of all
resolutions and ordinances.
The motion passed 7-0.
5. Boards and Commissions - None
6. Public Hearings
6a. Alley Vacation (5605 36th Street W/3700 Hwy. 100)
City Council Meeting of March 20, 2017 (Item No. 3c) Page 3
Title: City Council Meeting Minutes of March 6, 2017
Ms. Monson presented the staff report and request of 36th Street, LLC, for the vacation of
the northern eight feet of alley right-of-way for the purpose of redeveloping the parcel
located at 5605 36th St. W., the Elmwood housing project. She stated that as the right-of-
way is not needed for public purposes, it can be vacated and combined with the adjacent
properties. Xcel Energy maintains overhead electric utility lines in this area. Therefore,
the city will retain a two-foot public drainage and utility easement over the southern
portion of the alley. Additionally, she noted the city will retain the southern eight feet of
the alley right-of-way to facilitate a potential shared access between 5605 36th St. W. and
3700 Hwy. 100 in order to improve access and circulation between the two properties in
the future. The southern half of the alley right-of-way is currently used for landscaping
between the two properties.
Mayor Spano opened the public hearing. No speakers were present. Mayor Spano closed
the public hearing.
Councilmember Mavity commented this is a logical step as the city is looking at
redevelopment in this area.
It was moved by Councilmember Mavity, seconded by Councilmember Brausen, to
approve First Reading of an Ordinance vacating the northern eight feet of alley right-of-
way and set the Second Reading of the Ordinance for March 20, 2017.
The motion passed 6-1. (Councilmember Miller opposed)
7. Requests, Petitions, and Communications from the Public – None
8. Resolutions, Ordinances, Motions and Discussion Items
8a. The Elmwood – Preliminary and Final Plat, Preliminary and Final Planned
Unit Development. Resolution No. 17-050
Ms. Monson presented the staff report. She noted that 36th Street, LLC, submitted
applications for Preliminary and Final Plat and Preliminary and Final Planned Unit
Development for redevelopment of the 36th Street Business Center and American Legion.
The applicant proposes to demolish the existing building and construct a six-story,
mixed-use building with 85 residential units, 20% of which will be affordable at 60%
area median income, along with approximately 4,920 square feet of commercial space,
and 188 parking stalls. The unit mix includes 14% 1-bedroom units, 23% 1 bedroom plus
den units, 44% 2-bedroom units, and 19% 2-bedroom plus den units.
Ms. Monson added that the PUD is needed to rezone the property from I-P Industrial
Park to allow for a mixed-use building. The PUD also provides flexibility on height and
density. The proposed PUD is 0.99 acres, and council approval is also needed for a PUD
under two acres.
Councilmember Mavity stated she is supportive of this development, noting it is in
alignment with what has been developing in the neighborhood for 20 years. She added
the structure is height appropriate and adjacent to Highway 100. With the addition of
more affordable units and the DORA, it is in line with the plan that was set in 2003. She
noted that currently the city is working on St. Louis Park Visioning 3.0, and she wants to
be certain the city stays in line with what the community is looking for. She added this
City Council Meeting of March 20, 2017 (Item No. 3c) Page 4
Title: City Council Meeting Minutes of March 6, 2017
will not be the last development in this area, and the neighborhood has had traffic
concerns here. She noted at the PLACE development, they have actually removed much
of the parking, and this is a very positive way to reduce traffic in the area.
Councilmember Mavity stated she shares the concerns of the Planning Commission. She
wants to be sure that there are plenty of evergreens at the development and that the
landscaping plan includes pleasant greenery in the wintertime, as well as the summer.
She also asked staff how park dedication fees will be spent in this area. Mr. Harmening
stated that as with other developments, the developer pays into the park improvement
fund, and this becomes part of the capital plan that the council approves. He added it is
up to the council if they would like to see dollars used at The Elmwood.
Councilmember Brausen asked if the developer was interested in trading off some of the
parking for more affordable housing units or additional commercial space. Ms. Monson
stated the developer did reduce some of the off-street parking, but spaces are needed to
help support the commercial businesses. She added that the developer included many
storage units and also underground bike parking spots.
Councilmember Brausen asked if there was a dollar amount on the TIF financing. Mr.
Hunt stated the developer has applied for TIF and will be recommended for TIF
assistance at the March 27 Study Session. Councilmember Brausen asked if the TIF will
be according to all of the city’s formulas, and Mr. Hunt answered yes.
Councilmember Brausen asked if the TIF is not approved, if the development will
continue as presented. Mr. Margulies, spokesperson for the developer, stated that related
to the TIF, the developer added more affordable housing and a floor to the building,
along with more amenities. He stated the TIF will be requested in order to finance the
project, adding the project has challenges with the 20% affordable housing component.
He added that the TIF will help meet the requirements of the affordable housing, which
will be a good value for seniors.
Councilmember Miller stated he will oppose the project tonight. He added it is a good-
looking development and serves a need for St. Louis Park residents. However, he does
not think the development meets the 2003 vision for this area. He stated it does not have
commercial on the first floor and not enough mixed-use. He stated it has the public art
component but does not provide anything to the community.
Councilmember Lindberg stated he is not supporting this project either. His main concern
is the lack of commercial space on the first floor. He added this needs to be the right
development, and it will require TIF to get it done. He does not see community use on the
first floor. While he has a strong desire to see senior affordable housing in St. Louis Park,
it must be balanced with what we are hearing from residents on these projects.
Councilmember Sanger stated that when the project was originally proposed, she liked
the five-story building vs. the current six-story proposal. She, however, gives the
developer credit on the inclusion of many 2-bedroom and 2-bedroom plus den units.
Because of this, she can support the six-story proposal. Councilmember Sanger asked if
the original proposal required TIF assistance. Mr. Margulies answered yes.
City Council Meeting of March 20, 2017 (Item No. 3c) Page 5
Title: City Council Meeting Minutes of March 6, 2017
Councilmember Sanger asked what the expenses are which lead the developer to make
the TIF request. Mr. Margulies stated it is a combination of construction costs; the fact
that the first floor has no residential component; and the smaller number of units. He
added in the end, in order to invest in constructing this building with any return, TIF is
needed to offset the lower rent for the affordable units. Councilmember Sanger asked Mr.
Margulies if there were no affordable units, if they would still ask for TIF assistance. Mr.
Margulies stated it is difficult to say. He noted that the balance gets tenuous, between
higher rents and still trying to appeal to seniors looking for a certain rental price.
Councilmember Mavity asked what the rentals costs will be for the project. Mr.
Margulies stated they will be at $1.75 per square foot, as compared to most in the Twin
Cities which are at $2 per square foot and up. He added the 1-bedroom will be $1,200 per
month, the 1-bedroom plus den will be in the $1,500-1,600 range, and the largest 2-
bedroom will be $1,700-1,800 per month, which is less than the market price. He noted
also the affordable units will be $975 per month for a 1-bedroom and $1,000 per month
for a 2-bedroom.
Councilmember Mavity noted that with the city’s aging population, there are not a lot of
housing products available, and this project fills the gap. She added we need more
housing targeted for seniors in our community in order for them to stay in St. Louis Park.
Councilmember Hallfin added that the Planning Commission held a public hearing on
this project and voted to pass this on to the council. When commissions make a
recommendation to the council, we need to take them seriously. He stated he will go
along with the Planning Commission’s recommendation on this development.
Councilmember Brausen stated he agrees with Councilmembers Mavity and Hallfin,
noting this is a desirable development and a welcome addition in this area, where so far
there are only luxury units. He stated he supports this development.
Mayor Spano stated he would like to see commercial on the ground floor, but added he
doesn’t think there is a project that exists that will always have everything the council
wants. He added he will not stand in the way of a project that provides 2-bedroom units
for $1,000 and is just blocks away from the light rail. He believed this offer of affordable
senior housing is too good to pass up. Mayor Spano also noted the council will need to be
cautious on park dedication fees for projects, adding he would like to see fees go into the
fund and then allow park and recreation staff to make the decisions on how the fees are
used.
It was moved by Councilmember Mavity, seconded by Councilmember Brausen, to adopt
Resolution No. 17-050, approving the Preliminary and Final Plan, subject to conditions;
and, to approve First Reading of an Ordinance adding Section 36-268-PUD 8 of the Zoning
Code and amending the Zoning Map from IP – Industrial Park to PUD 8 for the property
located at 5605 36th Street West, and setting the Second Reading for March 20, 2017.
The motion passed 5-2. (Councilmembers Miller and Lindberg opposed)
8b. Zoning Ordinance Amendment Relating to Religious Institutions in
Residential Zoning Districts.
City Council Meeting of March 20, 2017 (Item No. 3c) Page 6
Title: City Council Meeting Minutes of March 6, 2017
Mr. Morrison presented the staff report. He explained that the Thai Buddhist Center of
Minnesota purchased the former Church of the Reformation at 2544 Hwy. 100 and is
requesting an amendment to the zoning ordinance to allow up to 15 people to live at the
religious institution in the R-1 Single-Family Residence Zoning District. He added that if
the zoning code is amended, staff proposed the regulations to allow dwelling units as
accessory uses to religious institutions should apply in all residential zoning districts.
Staff also proposes several conditions which are outlined in the staff report to council.
Councilmember Sanger welcomed the group to the community and asked if staff can
confirm that the monks will live in the existing center and that they will not be constructing
an additional building on the site. Mr. Morrison stated that is their preference, however,
the remodeling costs are causing them to review options, including a separate building.
Councilmember Sanger added the council is glad the group is here, and the neighbors are
also glad. She stated they are appreciative the group is preserving the existing building,
which is an example of mid-century architecture, and thanked them for also keeping the
community garden.
Councilmember Miller, who lives in this neighborhood, stated this is a big win for the
neighborhood and a fine example of the architectural style. He added he welcomes ethnic
diversity, as well as faith diversity to the neighborhood.
Mayor Spano congratulated the group and stated he has a feeling they will become a
good partner to the other religious organizations in the area – Benilde-St. Margaret’s and
Beth El Synagogue. He stated there will be good opportunity for interfaith dialogue, and
it is great that there will be a new presence in the community, adding that the group will
have good neighbors to work with.
It was moved by Councilmember Sanger, seconded by Councilmember Miller, to approve
the First Reading of Ordinance amending Chapter 36 of the City Code to allow dwelling
units as an accessory use to Religious Institutions in the residential zoning districts, and
to set the Second Reading for March 20, 2017.
The motion passed 7-0.
8c. Approve Final Plans and Specifications, and Authorize Advertisement for
Bids. Resolution No. 17-051
Mr. Shamla stated that on October 17, 2016, the council approved the development of
plans and specifications for the Texas Avenue rehabilitation project. This street is an
important north/south route in the city that carries over 8,000 vehicles per day and
includes a Metro Transit bus route. He added that CenterPoint Energy will be replacing
their 24-inch high-pressure gas main on this segment of Texas Avenue in 2017, and
coordinating the city project with the CenterPoint Energy project will result in cost
savings, as well as a reduction in inconvenience to the property owners and the traveling
public. Mr. Shamla stated construction will begin in April, 2017, and is planned to be
completed in November, 2017.
Councilmember Lindberg stated he had asked for this item to be taken off the consent
agenda in order to get clarification on the motion. Mr. Shamla stated that originally the
council was looking at two different concepts for this project. In October, staff asked for
City Council Meeting of March 20, 2017 (Item No. 3c) Page 7
Title: City Council Meeting Minutes of March 6, 2017
council’s guidance to move forward; however, the city was not ready for bid documents.
Now the final plans are set and ready for approval.
Councilmember Lindberg asked about rerouting the bus onto Sumter Avenue, adding that
Metro Transit was not able to provide information at the neighborhood meeting.
Councilmember Lindberg asked if staff could explain if there are any new developments
to the reroute. Mr. Shamla stated staff has received bus and user counts, but unfortunately
there are no other routes that work.
Councilmember Lindberg stated then the decision about moving bus traffic to Sumter
Avenue is out of the city’s control. He added that this complicates how he looks at this
item, given resident feedback, and as the council is asked to approve plans tonight. He
stated he has concerns and wants to be sure staff has the best resources to build the
project right. Knowing that this project must be completed, he wants the city to ensure
safety for our residents, with the least amount of disruption. Councilmember Lindberg
added his comments from October still stand on this project.
It was moved by Councilmember Lindberg, seconded by Councilmember Brausen, to
adopt Resolution No. 17-051, approving final plans and specifications, and authorizing
advertisement for bids.
The motion passed 7-0.
9. Communications
Councilmember Hallfin encouraged all to attend the 16th annual Empty Bowls fundraiser for
STEP on Thursday, March 9, at Westwood Lutheran Church,.
Councilmember Mavity stated she is very excited about the grand opening at Copperwing
Distillery on Cambridge Avenue at 2 p.m., Saturday, March 11. She added this is the first
distillery open to the public in St. Louis Park.
Councilmember Brausen noted he will be at the STEP fundraiser. Mayor Spano added he will be
serving soup, adding this is a great cause.
Mayor Spano stated that on March 23, the State of the City address will be given at 4:30 p.m. at
the non-profit organization Matter, located at 7005 Oxford Street. The Outstanding Citizen
Award will also be presented at this event, and he encouraged all to attend.
Mayor Spano noted the Visioning 3.0 process is in progress and encouraged folks to contact city
offices or the council, or to go to the website at stlouispark.org/vision for more information. He
added there will be Facebook town hall meetings where citizens can provide comments and ask
questions, adding there are lots of ways to participate.
10. Adjournment
The meeting adjourned at 8:45 p.m.
______________________________________ ______________________________________
Melissa Kennedy, City Clerk Jake Spano, Mayor
Meeting: City Council
Meeting Date: March 20, 2017
Minutes: 3d
UNOFFICIAL MINUTES
JOINT CITY COUNCIL/SCHOOL BOARD MEETING
ST. LOUIS PARK, MINNESOTA
MARCH 13, 2017
5:30 p.m. Dinner and connections
Call to Order
Mayor Pro-Tem Brausen called the meeting to order at 6 p.m.
Council Members present: Mayor Pro-Tem Tim Brausen, Anne Mavity, Sue Sanger, Greg
Lindberg, Thom Miller, and Steve Hallfin, Mayor Jake Spano participated via WebEx from NLC
in Washington DC.
School Board Members present: Board Chair Jim Yarosh, Joe Tatalovich, Bruce Richardson,
Jim Beneke, Ken Morrison, Nancy Gores, and Karen Waters
City Staff present: Deputy City Manager Nancy Deno; Operations and Recreation Director
Cindy Walsh; Recreation Superintendent Jason West; Communications and Marketing Manager
Jackie Larson and IT Technician Dustin Hammond.
School District Staff present: Superintendent Rob Metz; Director of Human Resources Rick
Kreyer; Director of Business Sandy Salin; Director of Research and Assessment Prachee
Mukherjee; Director of Community Education Lisa Greene; Principal on Special Assignment to
Close the Achievement Gap Freida Bailey; Director of Information Systems Tom Marble;
Executive Assistant to the Superintendent Cindy Bennett; Director of Communications &
Community Relations Sara Thompson; Director of Teaching and Learning Kari Ross; Director of
Athletics Andy Ewald and Facilities Manager Tom Bravo.
The City Council and School Board discussed:
• School District Facilities and options for moving forward with bond referendum
• City Facilities: fast pitch softball fields and Westwood Nature Center redesign
• Discussion on continuing discussions on future collaboration possibilities, continued
growing and enhancing school district and city partnership
• Roles of School Board and City Council in convening community conversations and race
and equity initiatives in the school district and the City
Adjournment
The meeting adjourned at 9 p.m.
______________________________________ ______________________________________
Melissa Kennedy, City Clerk Jake Spano, Mayor
Meeting: City Council
Meeting Date: March 20, 2017
Consent Agenda Item: 4a
EXECUTIVE SUMMARY
TITLE: Zoning Ordinance Amendment Relating to Religious Institutions in Residential Zoning
Districts
RECOMMENDED ACTION: Motion to approve Second Reading and Adopt Ordinance
amending Chapter 36 of the St. Louis Park Code of Ordinances relating to zoning to permit
dwelling units as an accessory use to religious institutions located in the residential zoning
districts, and to approve the ordinance summary for publication.
POLICY CONSIDERATION: Not applicable
SUMMARY: The Thai Buddhist Center of Minnesota purchased the former Church of the
Reformation at 2544 State Highway 100, and 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. The ordinance, however, proposes to allow dwelling units as
accessory uses to Religious Institutions in all residential zoning districts, not just the R-1 Single-
Family Residence.
City Council First Reading: The city council approved the first reading on March 6, 2017 on a
7-0 vote.
Planning Commission Review: The Planning Commission conducted a public hearing on
February 1, 2017. People from the neighborhood attended the hearing, and spoke in favor of the
proposed amendment, and welcomed the Buddhist Temple to the city. The Planning
Commission asked about the community garden and new buildings on the site. Staff responded
that the site design is a consideration for the Conditional Use Permit that is expected to be
applied for this spring. Staff will coordinate with the Wat Thai to incorporate the neighborhood
garden and to ensure that if there are new buildings, they will meet city architectural codes.
Planning Commission recommended approval of the proposed amendment on a 5-0 vote.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Ordinance
Ordinance Summary for Publication
Prepared by: Gary Morrison, Assistant Zoning Administrator
Reviewed by: Sean Walther, Planning & Zoning Supervisor
Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Tom Harmening, City Manager
City Council Meeting of March 6, 2017 (Item No. 4a) Page 2
Title: Zoning Ordinance Amendment Relating to Religious Institutions in Residential Zoning Districts
ORDINANCE NO.____-17
AN ORDINANCE AMENDING THE ST. LOUIS PARK
CODE OF ORDINANCES CHAPTER 36 RELATING TO
ZONING TO PERMIT DWELLING UNITS AS AN ACCESSORY USE TO RELIGIOUS
INSTITUTIONS LOCATED IN THE RESIDENTIAL ZONING DISTRICTS
THE CITY OF ST. LOUIS PARK DOES ORDAIN:
SECTION 1. That Chapter 36 of the Code of Ordinances pertaining to zoning, City of
St. Louis Park, Minnesota, is hereby amended to read as follows:
ARTICLE IV. ZONING DISTRICTS
DIVISION 2. LAND USE DESCRIPTIONS AND CHARACTERISTICS
***
Sec. 36-142. Descriptions.
***
(c) Institutional uses. The following are typical of the institutional uses referred to in this
chapter.
***
(11)Religious institution means a facility where people gather to relate or manifest faithful
devotion to an acknowledged ultimate reality or deity. This use is characterized by meeting
rooms, education and training about the religion, worship practice, indoor activities, intermittent
parking needs, group singing or chanting, and music. The assembly typically meets on weekends
or evenings. Accessory uses which frequently may accompany the principal use include day
care, and park and ride, and dwelling units for clergy, employees, or persons similarly associated
with the Religious Institution.
***
DIVISION 4. RESIDENTIAL DISTRICT REGULATIONS
***
Sec. 36-163. R-1 single-family residence district.
***
(e) Accessory uses. The following uses shall be permitted accessory uses in an R-1 district:
***
(15)Accessory dwelling units affiliated with a Religious Institution under the following
conditions:
a.The dwelling units/living quarters shall be on the same property as the Religious
Institution.
City Council Meeting of March 6, 2017 (Item No. 4a) Page 3
Title: Zoning Ordinance Amendment Relating to Religious Institutions in Residential Zoning Districts
b.The dwelling units/living quarters shall at a minimum have access to on-site facilities
for cooking, sleeping and bathing.
c.At least 12% of the lot area shall be developed as designed outdoor recreation area.
d.The persons living/staying on-site must be clergy, employees, or similarly associated
with the Religious Institution.
e.The residential density of the accessory dwelling units/living quarters shall not exceed
the residential density that would otherwise be allowed on the property, and in no case
shall it exceed 15 persons.
f.The combined gross floor area of the accessory dwelling units/living quarters shall be
less than the gross building area of the principal building and principal use.
g.If the dwelling units/living quarters are not within the principal building:
1.The buildings shall be built on a permanent foundation and connected to city
sanitary sewer and water.
2.The accessory dwelling units/living quarters shall be exempt from Section 36-
162(d) regarding Accessory Structures.
3.The accessory building(s) shall be architecturally compatible with the principal
building.
4.The accessory building(s) shall not be taller or otherwise larger in scale than the
principal building.
h.All required licenses or permits to establish and maintain the dwelling units/living
quarters shall be obtained.
***
Sec. 36-164. R-2 single-family residence district.
***
(e) Accessory uses. The following uses shall be permitted accessory uses in an R-2 district:
***
(15)Accessory dwelling units affiliated with a Religious Institution under the following
conditions:
a.The dwelling units/living quarters shall be on the same property as the Religious
Institution.
b.The dwelling units/living quarters shall at a minimum have access to on-site facilities
for cooking, sleeping and bathing.
c.At least 12% of the lot area shall be developed as designed outdoor recreation area.
d.The persons living/staying on-site must be clergy, employees, or similarly associated
with the Religious Institution.
e.The residential density of the accessory dwelling units/living quarters shall not exceed
the residential density that would otherwise be allowed on the property, and in no case
shall it exceed 15 persons.
f.The combined gross floor area of the accessory dwelling units/living quarters shall be
less than the gross building area of the principal building and principal use.
g.If the dwelling units/living quarters are not within the principal building:
1.The buildings shall be built on a permanent foundation and connected to city
sanitary sewer and water.
2.The accessory dwelling units/living quarters shall be exempt from Section 36-
162(d) regarding Accessory Structures.
City Council Meeting of March 6, 2017 (Item No. 4a) Page 4
Title: Zoning Ordinance Amendment Relating to Religious Institutions in Residential Zoning Districts
3.The accessory building(s) shall be architecturally compatible with the principal
building.
4.The accessory building(s) shall not be taller or otherwise larger in scale than the
principal building.
h.All required licenses or permits to establish and maintain the dwelling units/living
quarters shall be obtained.
***
Sec. 36-165. R-3 two-family residence district.
***
(e) Accessory uses. The following uses shall be permitted accessory uses in an R-3 district:
***
(14)Accessory dwelling units affiliated with a Religious Institution under the following
conditions:
a.The dwelling units/living quarters shall be on the same property as the Religious
Institution.
b.The dwelling units/living quarters shall at a minimum have access to on-site facilities
for cooking, sleeping and bathing.
c.At least 12% of the lot area shall be developed as designed outdoor recreation area.
d.The persons living/staying on-site must be clergy, employees, or similarly associated
with the Religious Institution.
e.The residential density of the accessory dwelling units/living quarters shall not exceed
the residential density that would otherwise be allowed on the property, and in no case
shall it exceed 15 persons.
f.The combined gross floor area of the accessory dwelling units/living quarters shall be
less than the gross building area of the principal building and principal use.
g.If the dwelling units/living quarters are not within the principal building:
1.The buildings shall be built on a permanent foundation and connected to city
sanitary sewer and water.
2.The accessory dwelling units/living quarters shall be exempt from Section 36-
162(d) regarding Accessory Structures.
3.The accessory building(s) shall be architecturally compatible with the principal
building.
4.The accessory building(s) shall not be taller or otherwise larger in scale than the
principal building.
h.All required licenses or permits to establish and maintain the dwelling units/living
quarters shall be obtained.
***
Sec. 36-166. R-4 multiple-family residence district.
***
(e) Accessory uses. The following uses shall be permitted accessory uses in an R-4 district:
***
(15)Accessory dwelling units affiliated with a Religious Institution under the following
conditions:
City Council Meeting of March 6, 2017 (Item No. 4a) Page 5
Title: Zoning Ordinance Amendment Relating to Religious Institutions in Residential Zoning Districts
a. The dwelling units/living quarters shall be on the same property as the Religious
Institution.
b. The dwelling units/living quarters shall at a minimum have access to on-site facilities
for cooking, sleeping and bathing.
c. At least 12% of the lot area shall be developed as designed outdoor recreation area.
d. The persons living/staying on-site must be clergy, employees, or similarly associated
with the Religious Institution.
e. The residential density of the accessory dwelling units/living quarters shall not exceed
the residential density that would otherwise be allowed on the property, and in no case
shall it exceed 15 persons.
f. The combined gross floor area of the accessory dwelling units/living quarters shall be
less than the gross building area of the principal building and principal use.
g. If the dwelling units/living quarters are not within the principal building:
1. The buildings shall be built on a permanent foundation and connected to city
sanitary sewer and water.
2. The accessory dwelling units/living quarters shall be exempt from Section 36-
162(d) regarding Accessory Structures.
3. The accessory building(s) shall be architecturally compatible with the principal
building.
4. The accessory building(s) shall not be taller or otherwise larger in scale than the
principal building.
h. All required licenses or permits to establish and maintain the dwelling units/living
quarters shall be obtained.
***
Sec. 36-167. R-C high-density multiple-family residence district.
***
(e) Accessory uses. The following uses shall be permitted accessory uses in an R-C district:
***
(16) Accessory dwelling units affiliated with a Religious Institution under the following
conditions:
a. The dwelling units/living quarters shall be on the same property as the Religious
Institution.
b. The dwelling units/living quarters shall at a minimum have access to on-site facilities
for cooking, sleeping and bathing.
c. At least 12% of the lot area shall be developed as designed outdoor recreation area.
d. The persons living/staying on-site must be clergy, employees, or similarly associated
with the Religious Institution.
e. The residential density of the accessory dwelling units/living quarters shall not exceed
the residential density that would otherwise be allowed on the property, and in no case
shall it exceed 15 persons.
f. The combined gross floor area of the accessory dwelling units/living quarters shall be
less than the gross building area of the principal building and principal use.
g. If the dwelling units/living quarters are not within the principal building:
1. The buildings shall be built on a permanent foundation and connected to city
sanitary sewer and water.
2. The accessory dwelling units/living quarters shall be exempt from Section 36-
162(d) regarding Accessory Structures.
City Council Meeting of March 6, 2017 (Item No. 4a) Page 6
Title: Zoning Ordinance Amendment Relating to Religious Institutions in Residential Zoning Districts
3.The accessory building(s) shall be architecturally compatible with the principal
building.
4.The accessory building(s) shall not be taller or otherwise larger in scale than the
principal building.
h.All required licenses or permits to establish and maintain the dwelling units/living
quarters shall be obtained.
SECTION 2. This ordinance shall take effect fifteen days after its publication.
Reviewed for Administration Adopted by the City Council March 20, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest: Approved as to Form and Execution:
Melissa Kennedy, City Clerk Soren Mattick, City Attorney
First Reading March 6, 2017
Second Reading March 20, 2017
Date of Publication March 30, 2017
Date Ordinance takes effect April 14, 2017
City Council Meeting of March 6, 2017 (Item No. 4a) Page 7
Title: Zoning Ordinance Amendment Relating to Religious Institutions in Residential Zoning Districts
SUMMARY FOR PUBLICATION
ORDINANCE NO.____-17
AN ORDINANCE RELATING TO RELIGIOUS INSTITUTIONS
IN RESIDENTIAL ZONING DISTRICTS
This ordinance states that dwelling units as an accessory use to Religious Institutions will be
allowed in the residential zoning districts.
This ordinance shall take effect 15 days after publication.
Adopted by the City Council March 20, 2017
Jake Spano/s/
Mayor
A copy of the full text of this ordinance is available for inspection with the City Clerk.
Published in St. Louis Park Sailor: March 30, 2017
Meeting: City Council
Meeting Date: March 20, 2017
Consent Agenda Item: 4b
EXECUTIVE SUMMARY
TITLE: Fourth Amendment to Central Park West Redevelopment Contract
RECOMMENDED ACTION: Motion to Adopt Resolution approving the Fourth Amendment to
the Contract for Private Redevelopment with Central Park West, LLC.
POLICY CONSIDERATION: Does the EDA/City Council support extending the required
commencement and completion dates of the Central Park West Phase IV (10 West End) office
building and the subsequent Phase V office buildings by one year so as to allow the developers
sufficient time to prelease the buildings?
SUMMARY: As indicated in the March 13th staff report, 10 West End Project Update (attached),
The Excelsior Group, the developer of Phase IV and V office buildings at Central Park West, has
requested a one year extension under the Contract for Private Redevelopment with Central Park
West, LLC so as to allow their development team sufficient time to reach their pre-leasing
threshold for the required buildings. Under the proposed Fourth Amendment to the Redevelopment
Contract the required project commencement and completion dates for Phases IV and V would be
modified as follows:
PROPOSED REVISED CONSTRUCTION SCHEDULE
FINANCIAL OR BUDGET CONSIDERATION: The proposed contract extensions will further
delay the original Redeveloper’s (Duke Realty) reimbursement of TIF-eligible expenses related to
the Central Park West portion of the overall West End project. This has no financial impact on the
City. Once the subject properties are redeveloped and fully assessed, Duke’s TIF payments will
increase accordingly.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Staff Report of March 13, 2017
Resolution of Approval
Proposed Fourth Amendment
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Tom Harmening, EDA Executive Director, and City Manager
Central Park West
Phase
Current
Required
Commencement
Date
Proposed
Revised
Commencement
Date
Current
Required
Completion
Date
Proposed
Revised
Commencement
Date
Phase IV
(office building #1)
April 1, 2017 April 1,
2018
September 30,
2018
September 30,
2019
Phase V
(office building #2)
April 1, 2020 April 1,
2021
September 30,
2021
September 30,
2022
City Council Meeting of March 20, 2017 (Item No. 4b) Page 2
Title: Fourth Amendment to Central Park West Redevelopment Contract
STAFF REPORT of March 13, 2017
EXECUTIVE SUMMARY
TITLE: 10 West End Project Update
RECOMMENDED ACTION: None at this time.
POLICY CONSIDERATION: Does the EDA/City Council support extending the required
commencement and completion dates of the Central Park West Phases IV and V office buildings
by one year so as to allow the developers sufficient time to prelease the buildings in order to attract
equity investors?
SUMMARY: In December 2014 responsibility for the construction of the Phase IV and V office
buildings required under the Contract for Private Redevelopment with Central Park West, LLC,
was assigned to The Excelsior Group. Under the Third Amendment to the Contract, the
construction commencement and completion dates for Phase IV were established at April 1, 2017
and September 30, 2018 respectively. The construction commencement and completion dates for
Phase V were established at April 1, 2020 and September 30, 2021 respectively.
The Excelsior Group has subsequently teamed with Ryan Companies for the development, design,
and construction of the office buildings at Central Park West. Throughout the last year, the team
conducted their property due diligence and prepared complete site and building plans. These plans
were submitted to both St. Louis Park and Golden Valley and approvals for the first office building
(10 West End) were granted by both municipalities in fall 2016. During this time the team was in
active discussions with a prospective anchor tenant for 125,000 SF or 35% of the building.
Unfortunately, that tenant elected to renew its lease in its current location and forego relocating
into the new 10 West End building. Based on discussions with prospective equity partners, who
remain very interested in the development, the team maintains that 40-50% of the proposed office
building needs to be pre-leased (approximately. 125,000 SF – 160,000 SF) to initiate construction
of the project. Constructing a $100 million building on a speculative basis without sufficient
prelease commitments would involve considerable financial risk.
As required under the Redevelopment Contract, the team submitted a report to staff outlining its
project progress to date and its plans to aggressively market 10 West End to prospective tenants.
Given the required commencement and completion dates for Phases IV and V envisioned in the
Contract will not be realized the developers have requested a one year extension so as to allow
them sufficient time to reach their pre-leasing threshold. Provided the EDA/City Council is
supportive of providing such extensions, a Fourth Amendment to the Redevelopment Contract will
be presented for consideration on March 20th.
FINANCIAL OR BUDGET CONSIDERATION: The construction delay means that the
original Redeveloper’s (Duke Realty) reimbursement of TIF-eligible expenses related to the
Central Park West portion of the overall West End project will likewise be delayed. Once the
subject properties are redeveloped and fully assessed, Duke’s TIF payments will increase.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Related Finance & Commerce article of 2-14-17
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Tom Harmening, EDA Executive Director, and City Manager
City Council Meeting of March 20, 2017 (Item No. 4b) Page 3
Title: Fourth Amendment to Central Park West Redevelopment Contract
Preleasing critical to new Twin Cities office projects
By: Matt M. Johnson February 14, 2017 5:13 pm 0
The 11-story 10 West End in St. Louis Park will bring 315,000 square feet of new office space to the
Interstate 394 corridor. Development partners Ryan Cos. and The Excelsior Group are seeking
tenants to prelease space before starting construction. (Submitted rendering: Ryan Cos./The
Excelsior Group)
Successful new multitenant office projects in the Twin Cities will make it to the market based on
how much space gets preleased before construction, says a Ryan Cos. development executive
whose company has learned from experience.
And to sign those leases, office developers need to embrace “creative office” design, whether they
are building in Minneapolis’ North Loop or in the suburbs.
Three office market experts who spoke Tuesday at a NAIOP Minnesota event in Golden Valley said
there is no question the Twin Cities can and will absorb more new office space in the next few
years. The trick is giving both tenants and investors what they want, they told 210 attendees during
a discussion called “Office Acquisitions and Development, Twin Cities Style.”
The preleasing lesson hit home for Minneapolis-based Ryan Cos. late last year when executives went
looking for investors to finance the 10 West End office project in St. Louis Park, which it is
developing with The Excelsior Group.
The 11-story, 315,000-square-foot building would be the first in about 17 years to be built in the
Interstate 394 corridor. But the project got only a couple of nibbles from potential investors when
Ryan and The Excelsior Group pushed it as an entirely speculative project, said panel member Tony
Barranco, Ryan’s vice president of office and mixed-use development.
Office vacancy in the I-394 corridor was 12.3 percent in the fourth quarter of 2016, according to the
quarterly Marketview report published by the Minneapolis office of CBRE.
The project partners have since changed tack and are trying to sign tenants before the first shovel
goes in the ground. Barranco said Ryan and The Excelsior Group are looking for about $35 million in
equity investment. The overall budget for 10 West End will be close to $100 million.
“We’re going to prelease the asset,” Barranco said. “With a preleasing story on a site that is that
strong, we’re going to be in better shape to pick an equity partner and go.”
City Council Meeting of March 20, 2017 (Item No. 4b) Page 4
Title: Fourth Amendment to Central Park West Redevelopment Contract
That “preleasing story” isn’t a difficult one to write in 2017. Most tenants want the same
thing: “creative” spaces that include big windows and wide-open floor plans.
“We’ve been calling it ‘creative office’ for the past few years,” Barranco said. “It really should just be
called ‘office’ now, because that’s what everybody wants.”
The “poster child” for the current trend in office design is the North Loop, said Gordy Stofer, vice
president of office development for Bloomington-based United Properties. United is developing a
192,820-square-foot office building in the 700 block of Washington Avenue North that has attracted
two companies to lease about two-thirds of the space.
He said tenants are searching for office space that references older, remodeled buildings, such as
the North Loop’s Ford Center and Loose-Wiles Building. Leasing space in the Washington Avenue
project relied in part on marketing a design that mirrored some of the qualities in those two
buildings.
“You’ve got to be really focused on your marketing materials and make sure you have a good,
cohesive, well-thought-through story and value proposition for the tenants,” Stofer said.
An ideal level of preleasing in a new building is 30 to 50 percent if investors are to take notice, he
said. Preleasing preferences plus an abundance of caution among lenders will probably limit the
Twin Cities market to no more than two major office projects being built at a time, Stofer said.
The panelists said the current design trend is just that, a trend. Office tenants will likely look for
something different in the future.
One office feature tenants have been asking for that may change is the demand for ever-denser
workspace. Barranco said that density could be as tight as one employee for every 110 square feet
in the Minneapolis Downtown East Wells Fargo towers, which his company completed earlier this
year.
But that density might affect worker health, said panel member Ryan Watts, a senior vice president
with the Minneapolis office of CBRE. That is something at he said one New York CBRE associate told
him recently.
“When people get too dense, there’s an increase in sick time,” Watts said.
Barranco noted that new projects like the Wells Fargo buildings do have large amenity spaces that
could be converted to office use.
City Council Meeting of March 20, 2017 (Item No. 4b) Page 5
Title: Fourth Amendment to Central Park West Redevelopment Contract
CITY OF ST. LOUIS PARK
RESOLUTION NO. 17-____
RESOLUTION APPROVING A FOURTH AMENDMENT TO
AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT
AMONG THE CITY OF ST. LOUIS PARK, THE ST. LOUIS PARK ECONOMIC
DEVELOPMENT AUTHORITY, CENTRAL PARK WEST, LLC
AND RELATED REDEVELOPER ENTITIES
BE IT RESOLVED By the City Council ("Council") of the City of St. Louis Park ("City")
as follows:
Section 1. Recitals.
1.01. The St. Louis Park Economic Development Authority (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 The West End Tax Increment
Financing District (“TIF District”).
1.02. The Authority, the City, and Duke Realty Limited Partnership (“Duke”) entered into an
Amended and Restated Contract for Private Redevelopment dated as of May 17, 2010, regarding
redevelopment of a portion of the property within the TIF District, and entered into a First
Amendment thereto dated as of November 21, 2011 (as so amended, the “Contract”).
1.03. Duke assigned its obligations under the Contract to Central Park West, LLC (“CPW”),
and CPW has assigned certain of its obligations under the Contract to Millenium Phase II, LLC, OP4
SLP, LLC, and ACSLP, LLC, all pursuant to various Assignment and Assumption instruments
approved by the City (such entities collectively the “Redeveloper Entities”).
1.04. The parties to the Contract have determined to a need to revise the Contract in order
to extend the required construction timeline for CPW Phase IV and CPW Phase V (the office phases),
and to that end have prepared a Fourth Amendment to Amended and Restated Contract for Private
Redevelopment (the “Fourth Amendment”), by and among the Authority, the City, and the
Redeveloper Entities.
1.05. The Council has reviewed the Fourth Amendment and finds that the approval and
execution thereof and performance of the City’s obligations thereunder are in the best interest of the
City and its residents.
Section 2. City Approval; Other Proceedings.
2.01. The Fourth Amendment as presented to the Council is hereby in all respects approved,
subject to modifications that do not alter the substance of the transaction and that are approved by the
Mayor and City Manager, provided that execution of the documents by such officials shall be
conclusive evidence of approval.
City Council Meeting of March 20, 2017 (Item No. 4b) Page 6
Title: Fourth Amendment to Central Park West Redevelopment Contract
2.02. The Mayor and City Manager are hereby authorized to execute on behalf of the City
the Fourth Amendment and any documents referenced therein requiring execution by the City, and to
carry out, on behalf of the City, its obligations thereunder.
2.03. City staff and consultants are authorized to take any actions necessary to carry out the
intent of this resolution.
Reviewed for Administration: Adopted by the City Council March 20, 2017
Thomas K. Harmening, City Manager Jacob Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of March 20, 2017 (Item No. 4b) Page 7
Title: Fourth Amendment to Central Park West Redevelopment Contract
FOURTH AMENDMENT TO
AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT
This Fourth Amendment to Amended and Restated Contract for Private Redevelopment
(“Amendment”), dated as of March 20, 2017, by and between the CITY OF ST. LOUIS PARK, a
Minnesota municipal corporation (the “City”), ST. LOUIS PARK ECONOMIC
DEVELOPMENT AUTHORITY, a public body corporate and politic under the laws of the State
of Minnesota (the “Authority”), CENTRAL PARK WEST, LLC, a Minnesota limited liability
company (“CPW”), MILLENNIUM PHASE II, LLC, a Minnesota limited liability company
(“Millennium Phase II”), OP4 SLP, LLC, a Minnesota limited liability company (“OP4”), and
ACSLP, LLC, a Minnesota limited liability company (“ACSLP” and, together with CPW,
Millennium, and OP4, as their interests appear, the “Redeveloper”);
WITNESSETH:
A. The Authority currently administers Redevelopment Project No. 1 (the
“Redevelopment Project”) and the West End Tax Increment Financing District within the
Redevelopment Project (the “TIF District”), pursuant to Minnesota Statutes, Sections 469.001 to
469.047 (the “HRA Act”) and Sections 469.174 to 469.1799, as amended (the “TIF Act”).
B. The Authority, the City, and Duke Realty Limited Partnership (“Duke”) entered into
an Amended and Restated Contract for Private Redevelopment dated May 17, 2010, recorded as
Document No. 4781478, amended by a First Amendment thereto dated November 21, 2011 recorded
as Document No. 4913709 (as so amended, the “Contract”), which described the parties’ respective
responsibilities regarding redevelopment of certain property in the TIF District (referred to as the
“Redevelopment Property”).
C. On September 11, 2013, Duke assigned its interests in the Contract as to a portion of
the Redevelopment Property described as Lot 1, Block 1 and Lot 2, Block 1, The Shops at West End
to Millennium at West End, LLC (“Millennium”), pursuant to an Assignment and Assumption of
Redevelopment Contract, recorded in the office of the Hennepin County Registrar of Titles as
Document No. T05115015. A certificate of completion has been issued for Lot 1, Block 1, The Shops
at West End, described below as Phase IIC (multifamily).
D. Millennium has subsequently assigned its interests in the Contract as to Lot 2, Block
1, The Shops at West End (the “Olive Garden Property”) to Millennium Phase II, an Affiliate (as
such term is defined in the Contract), pursuant to an Assignment and Assumption of Redevelopment
Contract dated as of April 26, 2016. The Olive Garden Property is described below as Central Park
West Phase VI.
E. On May 8, 2015, Duke assigned its interests in the Contract to CPW pursuant to an
Assignment and Assumption of Redevelopment Contract, recorded in the office of the Hennepin
County Registrar of Titles as Documents No. T05254066 and T05258753, and simultaneously
therewith, the City, the Authority, Duke, and CPW entered into a Second Amendment to Amended
and Restated Contract for Private Redevelopment, recorded in the office of the Hennepin County
Registrar of Titles as Document No. T05254067 (the “Second Amendment”), relating to the Olive
Garden Property and the portion of the Redevelopment Property described as Lots 1, 2, and 3, Block
1 and Outlot A, Central Park West P.U.D. No. 121.
City Council Meeting of March 20, 2017 (Item No. 4b) Page 8
Title: Fourth Amendment to Central Park West Redevelopment Contract
F. In accordance with the Contract and Second Amendment, and pursuant to separate
Assignment and Assumptions of Redevelopment Contract, both dated as of May 8, 2015 and recorded
in the office of the Hennepin County Registrar of Titles as Documents No. T05254076 and
T05254079, CPW has assigned (i) to OP4, CPW’s rights in and obligations under the Contract and
Second Amendment with respect to Central Park West Phase IV and Central Park West Phase V,
which phases relate to the portion of the Redevelopment Property described as Lot 2, Block 1, Central
Park West P.U.D. No. 121 Second Addition and Outlot A, Central Park West P.U.D. No. 121 Second
Addition, and (ii) to ACSLP, CPW’s rights in and obligations under the Contract and Second
Amendment with respect to Central Park West Phase III, which phase relates to the portion of the
Redevelopment Property described as Lot 3, Block 1, Central Park West P.U.D. No. 121.
H. On May 2, 2016, the parties entered into a Third Amendment to Amended and
Restated Contract for Private Redevelopment, recorded in the office of the Hennepin County
Registrar of Titles as Document No. 5354383 (the “Third Amendment” and together with the
Second Amendment, the “Amendments”), in order to extend the required dates of commencement
and completion of construction of certain phases of the Redevelopment Property.
I. Due to unavoidable delays in the commencement of construction of Central Park West
Phase IV and Central Park West Phase V of the Minimum Improvements, the parties have agreed to
modify certain terms and conditions of the Contract and Amendments as set forth below.
NOW, THEREFORE, in consideration of the premises and the mutual obligations of the
parties hereto, each of them does hereby covenant and agree with the other as follows:
1. Amendment to Schedule G of the Contract. Schedule G of the Contract is amended
as follows:
CONSTRUCTION SCHEDULE
Phase Required
Commencement Date
Required Completion
Date
Phase I
(Demolition and 16 St.)
December 18, 2007 August 1, 2009*
Phase IIA
(Retail and office; West End Blvd.)
July 1, 2008 June 1, 2010**
Phase IIC (multifamily housing) March 1, 2014 December 31, 2016***
Central Park West Phase I
(multifamily housing)
November 28, 2015 June 30, 2017
Central Park West Phase II
(multifamily housing)
October 2, 2017 March 4, 2019
Central Park West Phase III (hotel) April 1, 2016 August 31, 2017
Central Park West Phase IV (office) April 1, 2018 September 30, 2019
Central Park West Phase V (office) April 1, 2021 September 30, 2022
Central Park West Phase VI (TBD) TBD TBD
*Phase I is complete and a Certificate of Completion has been delivered for this Phase.
City Council Meeting of March 20, 2017 (Item No. 4b) Page 9
Title: Fourth Amendment to Central Park West Redevelopment Contract
**Phase IIA is complete and a Certificate of Completion has been delivered for this Phase.
***Phase IIC is complete and a Certificate of Completion has been delivered for this Phase.
2. Miscellaneous. Except as amended by this Amendment, the Contract and
Amendments shall remain in full force and effect. Upon execution, Redeveloper shall reimburse
the Authority for all out-of pocket-costs incurred by the Authority in connection with negotiating,
drafting and approval of this Amendment. This Amendment may be executed in any number of
counterparts, all of which taken together shall constitute one and the same instrument.
(The remainder of this page is intentionally left blank.)
IN WITNESS WHEREOF, the City, the Authority and the Redeveloper have caused this
Amendment to be duly executed by their duly authorized representatives.
CITY OF ST. LOUIS PARK
By
Its Mayor
By
Its City Manager
STATE OF MINNESOTA )
) SS.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ day of March, 2017, by
Jacob Spano and Tom Harmening, the Mayor and City Manager of the City of St. Louis Park, a
Minnesota municipal corporation, on behalf of the City.
Notary Public
ST. LOUIS PARK ECONOMIC
DEVELOPMENT AUTHORITY
By
Its President
By
Its Executive Director
City Council Meeting of March 20, 2017 (Item No. 4b) Page 10
Title: Fourth Amendment to Central Park West Redevelopment Contract
STATE OF MINNESOTA )
) SS.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by Anne Mavity and Tom Harmening, the President and Executive Director of the St. Louis Park
Economic Development Authority, a public body corporate and politic under the laws of the State
of Minnesota, on behalf of the Authority.
Notary Public
(City and Authority Signature Page to Fourth Amendment to Amended and Restated Contract)
City Council Meeting of March 20, 2017 (Item No. 4b) Page 11
Title: Fourth Amendment to Central Park West Redevelopment Contract
CENTRAL PARK WEST, LLC
By _________________________
Its Managing Member
STATE OF FLORIDA )
) SS.
COUNTY OF _______ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by Ruslan Krivoruchko, the Managing Member of Central Park West, LLC, a Minnesota limited
liability company, on behalf of the company.
Notary Public
OP4 SLP, LLC
By
Its _______________________
STATE OF MINNESOTA )
) SS.
COUNTY OF _______ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by _________________, the _________________ of OP4 SLP, LLC, a Minnesota limited liability
company, on behalf of the company.
Notary Public
(Redeveloper Signature Page to Fourth Amendment to Amended and Restated Contract)
City Council Meeting of March 20, 2017 (Item No. 4b) Page 12
Title: Fourth Amendment to Central Park West Redevelopment Contract
MILLENNIUM PHASE II, LLC
By _________________________________
Its Managing Member
STATE OF FLORIDA )
) SS.
COUNTY OF __________ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by Ruslan Krivoruchko, the Managing Member of Millennium Phase II, LLC, a Minnesota limited
liability company, on behalf of the company.
Notary Public
ACSLP, LLC
By
Its _______________________
STATE OF MINNESOTA )
) SS.
COUNTY OF __________ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2017,
by ________________, the __________________ of ACSLP, LLC, a Minnesota limited liability
company, on behalf of the company.
Notary Public
(Redeveloper Signature Page to Fourth Amendment to Amended and Restated Contract)
Meeting: City Council
Meeting Date: March 20, 2017
Consent Agenda Item: 4c
EXECUTIVE SUMMARY
TITLE: Accept Donation from Minnesota Society of Arboriculture
RECOMMENDED ACTION: Motion to Adopt Resolution approving acceptance of a monetary
donation from the Minnesota Society of Arboriculture in an amount not to exceed $2,500 for all
related expenses for Jim Vaughan, Natural Resources Coordinator, to attend the 2017 International
Society of Arboriculture Conference in Washington, D.C.
POLICY CONSIDERATION: Does the City Council wish to accept the gift with restrictions on
its use?
SUMMARY: State statute requires City Council’s acceptance of donations. This requirement is
necessary in order to make sure the City Council has knowledge of any restrictions placed on the
use of each donation prior to it being expended.
The City of St. Louis Park’s Natural Resources Coordinator, Jim Vaughan, will represent the
Minnesota Society of Arboriculture (MSA) as their International Society of Arboriculture (ISA)
Council Representative at the 2017 Arboriculture Conference in Washington, D.C., July 29-
August 3, 2017. This conference is an annual international conference for arborists covering many
aspects in the science, technology, management and practice of community tree care. The
Minnesota Society of Arboriculture elected Mr. Vaughan as their representative to the ISA. The
ISA requires chapter representatives (i.e. Mr. Vaughan) attend each annual ISA conference. As a
result of Mr. Vaughan’s election/appointment, the Minnesota Society of Arboriculture has offered
to pay all related conference expenses in an amount not to exceed $2,500.
The City Attorney has reviewed this matter. His opinion is that state law permits the payment of
such expenses by this organization, regardless of whether the funds come from primary or
secondary sources. It is treated as a gift to the city and there needs to be a resolution adopted by
the City Council determining that attendance at this event serves a public purpose and that the gift
is accepted. The resolution needs to be adopted before attendance at the conference. The City of
St. Louis Park will pay for travel, the conference and hotel accommodations up front and submit
receipts to MSA for reimbursement.
FINANCIAL OR BUDGET CONSIDERATION: This donation will be used toward the
expenses incurred by Jim Vaughan’s attendance to the International Society of Arboriculture
conference in Washington, D.C.
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: Jim Vaughan, Natural Resources Coordinator
Reviewed by: Cindy Walsh, Director of Operations & Recreation
Approved by: Tom Harmening, City Manager
City Council Meeting of March 20, 2017 (Item No. 4c) Page 2
Title: Accept Donation from Minnesota Society of Arboriculture
RESOLUTION NO. 17-____
RESOLUTION ACCEPTING DONATION FROM
MINNESOTA SOCIETY OF ARBORICULTURE FOR EXPENSES
FOR JIM VAUGHAN TO ATTEND THE
2017 INTERNATIONAL SOCIETY OF ARBORICULTURE CONFERENCE
WHEREAS, The City of St. Louis Park is required by State statute to authorize acceptance
of any donations; and
WHEREAS, the City Council must also ratify any restrictions placed on the donation by
the donor; and
WHEREAS, the Minnesota Society of Arboriculture will compensate all related costs, in
an amount not to exceed $2,500, for the City’s Natural Resources Coordinator, Jim Vaughan, to
attend the International Society of Arboriculture Conference, July 29- August 3, 2017, in
Washington, D.C.; and
NOW THEREFORE BE IT RESOLVED, by the City Council of the City of St. Louis
Park that the gift is hereby accepted with thanks to the Minnesota Society of Arboriculture with
the understanding that it must be used for expenses incurred by Jim Vaughan to attend the 2017
International Society of Arboriculture Conference held in Washington, D.C.
Reviewed for Administration Adopted by the City Council March 20, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
Meeting: City Council
Meeting Date: March 20, 2017
Consent Agenda Item: 4d
EXECUTIVE SUMMARY
TITLE: Temporary On-Sale Intoxicating Liquor License – Church of the Holy Family
RECOMMENDED ACTION: Motion to Approve a Temporary On-Sale Intoxicating Liquor
License for Church of the Holy Family at 5900 West Lake Street for their Parish Spring Dinner to
be held April 22, 2017.
POLICY CONSIDERATION: Does Council agree with staff’s recommendation to approve a
Temporary On-Sale Intoxicating Liquor License for Church of the Holy Family during their Parish
Spring Dinner to be held Saturday, April 22, 2017?
BACKGROUND: The Church of the Holy Family has made application for a Temporary On-
Sale Intoxicating Liquor License for their Parish Spring Dinner scheduled for April 22, 2017. The
event will take place in the Rectory and in Moorman Hall in the basement of the church building,
5900 West Lake Street, from 4:30–11 p.m.
The Police Department has completed the background investigation on the principals and has
found no reason to deny the temporary license. The applicant has met all requirements for issuance
of the license, and staff is recommending approval.
FINANCIAL OR BUDGET CONSIDERATION: The fee for a temporary liquor license is
$100 per day of the event.
VISION CONSIDERATION: Not Applicable.
Attachments: None
Prepared by: Kay Midura, Office Assistant – City Clerk’s Office
Reviewed by: Melissa Kennedy, City Clerk
Approved by: Tom Harmening, City Manager
Meeting: City Council
Meeting Date: March 20, 2017
Consent Agenda Item: 4e
EXECUTIVE SUMMARY
TITLE: Award Bid for Carpenter Park Skate Park Project, Project No. 21155649
RECOMMENDED ACTION: Motion to designate California Skate Parks as the authorized
bidder and authorize execution of a contract with the firm in the amount not to exceed $200,000
to design and build the skate park to be located in Carpenter Park.
POLICY CONSIDERATION: Not applicable
SUMMARY: Request For Proposals for Sealed Bids for the Carpenter Park Skate Park (project
21155649) were distributed and advertised starting February 2, 2017. A total of three (3) bids were
received for this project on February 17, 2017. A summary of the bid results is as follows:
Contractor Bid
California Skate Parks, Upland, California $200,000
Grindline, Seattle, Washington $230,000
Spohn Ranch, Los Angles, California $230,000
The city’s skate park sub-committee, staff and user groups reviewed the proposals received and
selected California Skate Parks because of the unique design, ease of maintenance and the
amenities that suit all ages and skill levels. California Skate Parks is a reputable company that was
established in the early 1980’s and was on the forefront of the 1990’s public skate park trend. They
fully understand all the factors necessary to create fun, safe, long lasting, cost conscious,
environmentally friendly skate parks. They create each skate park for the specific wants and needs
of each local community. California Skate Parks’ will meet with the users of the park to finalize
the skate park design. California Skate Parks have completed several Minnesota skate parks. The
skate park will be placed on the southwest corner of Carpenter Park. This project is planned in
conjunction with the Dept of Engineering’s storm water project; however, it could happen even if
the storm water project does not occur (note that final approval of the storm water project is
tentatively scheduled for April 3). In order to begin construction in July, staff needs to select the
vendor now so that we are able to work through the design and get the product ordered.
FINANCIAL OR BUDGET CONSIDERATION: Replacement of the skate park equipment has
been approved in the Capital Improvement Plan. The City will receive a Hennepin County Youth
Sports Facilities grant for $100,000 for this project. If the storm water project is not approved, an
additional $50,000 would be needed for site prep for this project.
NEXT STEPS: Construction is estimated to begin in July 2017 with the skate park completed in
September 2017.
VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged
community.
SUPPORTING DOCUMENTS: None
Prepared by: Jason T. West, Recreation Superintendent
Reviewed by: Cynthia S. Walsh, Operations and Recreation Director
Approved by: Tom Harmening, City Manager
Meeting: City Council
Meeting Date: March 20, 2017
Consent Agenda Item: 4f
EXECUTIVE SUMMARY
TITLE: Resolution Supporting Sela Group’s Submission of a Grant Application
RECOMMENDED ACTION: Motion to Adopt Resolution of Support for Sela Group’s
submission of a grant application to the Hennepin County Transit Oriented Development (TOD)
Program for its Parkway 25 project.
POLICY CONSIDERATION: Does the City Council support Sela Group’s application for a
TOD grant to facilitate its proposed mixed-use redevelopment at CSAH 25 and Glenhurst Ave?
SUMMARY: Sela Group purchased the Vescio Cucina and Valu Stay Inn properties respectively
located at 4001 County Road 25 and 4025 Highway 7. Parkway 25 is a five-story mixed-use
redevelopment consisting of 111 market rate residential rental units, approximately 9,500 square
feet of commercial space, and parking located in two surface lots and in an underground ramp. On
September 6, 2016 the City Council approved Sela’s redevelopment application for a Planned Unit
Development for Parkway 25. Construction is anticipated to begin in summer 2017 and be
complete by summer 2018. The project is pursuing LEED certification for sustainable,
environmental, site design and site selection criteria.
Last fall Sela applied for a Hennepin County TOD grant to help defray some of its public
improvement costs. They did not receive that grant, but are now applying for another TOD grant
this spring. Specifically, Sela is applying for $526,175 for site amenities; bike parking and repair,
underground storm retention, NE plaza and pergola, landscaping enhancements, and pedestrian
amenities including hardscaping along streets, enhanced lighting, sidewalk on Hwy 25.
Hennepin County is requesting the city provide an amended resolution of support indicating that
it supports the 2017 grant application. The resolution of support is attached.
FINANCIAL OR BUDGET CONSIDERATION: This grant program does not require any
financial match from the city. Sela Group is the grant applicant, and should funds be awarded, Sela
will work directly with Hennepin County to administer the grant.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Resolution
Prepared by: Julie Grove, Economic Development Specialist
Reviewed by: Greg Hunt, Economic Development Coordinator
Michele Schnitker, Housing Supervisor/Deputy CD Director
Approved by: Tom Harmening, City Manager
City Council Meeting of March 20, 2017 (Item No. 4f) Page 2
Title: Resolution Supporting Sela Group’s Submission of a Grant Application
RESOLUTION NO. 17-___
RESOLUTION OF SUPPORT OF AN APPLICATION FOR
A HENNEPIN COUNTY TRANSIT ORIENTED DEVELOPMENT (TOD) GRANT
SUBMITTED BY SELA GROUP FOR
REDEVELOMENT AT 4001 AND 4025 HIGHWAY 7.
WHEREAS, the City of St. Louis Park acknowledges the Hennepin County Board of
Commissioners has authorized approximately $2 million for transit oriented development (TOD)
projects; and
WHEREAS, Sela Group submitted an application requesting grant funds from the
Hennepin County Transit Oriented Development Program; and
WHEREAS, the grant funds will be used for certain public improvement costs associated
with the proposed redevelopment project at 4001 and 4025 Highway 7 in the City of St. Louis
Park; and
WHEREAS, the Hennepin County Transit Oriented Development Program Guidelines
require support by the governing body of the City of St. Louis Park for submission of a grant
application to the Hennepin County Transit Oriented Development Program; and
NOW, THEREFORE, BE IT RESOLVED that the City of St. Louis Park, in accordance
with Minnesota Statutes 383B.77, subd. 3., supports the submission of a Transit Oriented
Development Program grant application to the Hennepin County Housing and Redevelopment
Authority by Sela Group for the proposed development-Parkway 25.
Reviewed for Administration: Adopted by the City Council March 20, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
Meeting: City Council
Meeting Date: March 20, 2017
Consent Agenda Item: 4g
EXECUTIVE SUMMARY
TITLE: Stipulation and Agreement Regarding Revocation of Liquor License Issued to
Thanhdo, Inc. by the City of St. Louis Park
RECOMMENDED ACTION: Motion to approve stipulation and agreement regarding
revocation of liquor license issued to Thanhdo, Inc. by the City of St. Louis Park.
POLICY CONSIDERATION: Not applicable
SUMMARY: On February 22, 2017 the City received a Notice of License Revocation for
outstanding debt from the Minnesota Department of Revenue. This notice ordered the City to
revoke the license held by Thanhdo, Inc. for the premises located at 8028 Minnetonka Boulevard,
for failing to pay outstanding debt to the Minnesota Department of Revenue.
Pursuant to St. Louis Park City Code Section 3-73, the City may revoke a liquor license for
operation on any premises where State taxes are delinquent and unpaid. The City gave Thanhdo,
Inc. notice by letter dated February 22, 2017 that the City had scheduled a hearing for March 20,
2017 at 7:30 pm where Thanhdo, Inc. would be given an opportunity to be heard on whether or
not the City should revoke Thanhdo, Inc.’s liquor license.
As a result of subsequent discussions between the City Attorney and the attorney representing
Thanhdo, Inc., the attached Stipulation and Agreement was drafted and fully executed by both
parties. The Stipulation and Agreement states that Thanhdo, Inc. waives its right to a hearing on
whether or not the City should revoke its liquor license. The Stipulation and Agreement also
formally revokes the liquor license held by Thanhdo, Inc. effective March 21, 2017, thereby
fulfilling the orders issued by the Minnesota Department of Revenue.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: 1. Stipulation & Agreement Regarding Revocation of Liquor
License held by Thando, Inc.
2. MN Department of Revenue Notice of Revocation Order
Prepared by: Melissa Kennedy, City Clerk
Reviewed by: Nancy Deno, Deputy City Manager/HR Director
Soren Mattick, City Attorney
Approved by: Tom Harmening, City Manager
City Council Meeting of March 20, 2017 (Item No. 4g) Title: Stipulation & Agreement Regarding Revocation of Thanhdo Liquor LicensePage 2
City Council Meeting of March 20, 2017 (Item No. 4g) Title: Stipulation & Agreement Regarding Revocation of Thanhdo Liquor LicensePage 3
City Council Meeting of March 20, 2017 (Item No. 4g) Title: Stipulation & Agreement Regarding Revocation of Thanhdo Liquor LicensePage 4
City Council Meeting of March 20, 2017 (Item No. 4g) Title: Stipulation & Agreement Regarding Revocation of Thanhdo Liquor LicensePage 5
Meeting: City Council
Meeting Date: March 20, 2017
Public Hearing Agenda Item: 6a
EXECUTIVE SUMMARY
TITLE: GC 8028, LLC dba KAI & Little Crustacean – On Sale Intoxicating and On-Sale
Sunday Liquor License
RECOMMENDED ACTION: Mayor to open public hearing, take public testimony, and close
public hearing. Motion to approve application from GC 8028, LLC dba KAI & Little Crustacean
for an On-Sale Intoxicating and On-Sale Sunday Liquor License for the premises located at 8028
Minnetonka Boulevard with a license term through March 1, 2018.
POLICY CONSIDERATION: Has the applicant met the requirements for the issuance of a
liquor license?
SUMMARY: The City received an application from GC 8028, LLC dba KAI & Little Crustacean,
for an On-Sale Intoxicating and On-Sale Sunday liquor license for the property located at 8028
Minnetonka Boulevard. KAI & Little Crustacean is a restaurant serving fresh Asian cuisine
featuring flavors from China, Vietnam, Thailand, and Japan. The premises to be licensed consists
of indoor seating for approximately 110 guests and an outdoor patio with seating for 30 guests.
The main principal listed on the application is Heidi Pham. Ms. Pham purchased Thanh Do, the
restaurant previously located on the premises, to open KAI & Little Crustacean. Ms. Pham
currently holds 100% of the shares existing in the company, GC 8028 LLC, and has successfully
obtained her sales and use tax license from the Minnesota Department of Revenue. Ms. Pham has
one other restaurant in Plymouth, called KAI & I. The restaurant is new and also in the process of
applying for a liquor license. Seth Russell will be the on-site manager, responsible for the day-to-
day operations at the restaurant.
The Police Department conducted a full background investigation on both Ms. Pham and Mr.
Russell. Neither Ms. Pham nor Mr. Russell have a criminal record. It was noted in the investigation
that Ms. Pham is reportedly the domestic partner of Thom Pham, the owner of the previous
business located on the premises, Thanh Do. The Police Department was advised by the applicant
and the applicant’s attorney that Thom Pham will have no financial control over KAI & Little
Crustacean. The City Attorney also reviewed the application and investigation materials and did
not find anything that would immediately preclude GC 8028, LLC, or the owner, from obtaining
a liquor license. The application and police report are on file in the City Clerk’s office, should
Council members wish to review the information. The required notice of the public hearing was
published on March 9, 2017.
FINANCIAL OR BUDGET CONSIDERATION: Fees for this applicant include $500 for the
background investigation, $8,750 for the On-Sale Intoxicating license, and $200 for the On-Sale
Sunday license.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: None
Prepared by: Melissa Kennedy, City Clerk
Reviewed by: Nancy Deno, Deputy City Manager/HR Director
Soren Mattick, City Attorney
Approved by: Tom Harmening, City Manager
Meeting: City Council
Meeting Date: March 20, 2017
Action Agenda Item: 8a
EXECUTIVE SUMMARY
TITLE: Resolution Confirming Appointment of Michael Harcey to Police Chief
RECOMMENDED ACTION: Motion to Adopt Resolution confirming the appointment of
Michael Harcey to the position of Police Chief.
POLICY CONSIDERATION: None at this time.
SUMMARY: With the resignation of John Luse, a vacancy was created in the position of Police
Chief. Following an extensive recruitment and selection process with assistance from consultant
Sharon Klumpp, Sr. Vice President, Waters & Company, the City Manager has selected Michael
Harcey to fill this position. We are pleased that he is scheduled to start in his new position as Police
Chief effective March 21, 2017, pending confirmation.
The City’s Police Chief provides leadership and direction for all police, dispatch and community
outreach service functions for the City. The St. Louis Park Police Department is committed to an
active partnership with the community by working together to solve problems and prevent crime
and disorder. The Community Oriented Policing model is integral to all facets of police services.
The Police Chief will work closely with all departments to continue to ensure long range planning,
policy development high quality service delivery for all. The City Manager works closely with the
Police Chief as part of the management team.
Michael Harcey has been with the St. Louis Park Police Department since 1991, first serving as a
police officer and school liaison officer. He was promoted to sergeant in 2000 and to lieutenant in
2006. Prior to joining the Department, Harcey worked for the Richfield Police Department as a
dispatcher and community service officer. He has a Master of Arts degree in police leadership
from St. Thomas University in St. Paul, Minn., a BA in sociology of law, criminology and deviance
from the University of Minnesota-Twin Cities, and an AA degree in law enforcement from
Normandale Community College in Bloomington, Minn.
“It has been my honor to serve the citizens of St. Louis Park alongside the exceptional officers,
civilian staff and volunteers that I have worked with for the last 25 years,” said Michael Harcey.
“I am humbled to have been selected as the next chief of police and I look forward to working in
partnership with the community to provide the highest quality police services.”
City Charter Section 5.04: Powers and Duties of the City Manager, states that with the consent of
the Council, the City Manager may appoint all department heads and other officers of the City. At
this time, the City Manager is seeking confirmation from the Council of the appointment of
Michael Harcey as Police Chief.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Resolution
Prepared by: Nancy Deno, Deputy City Manager/HR Director
Approved by: Tom Harmening, City Manager
City Council Meeting of March 20, 2017 (Item No. 8a) Page 2
Title: Resolution Confirming Appointment of Michael Harcey to Police Chief
RESOLUTION NO. 17-____
RESOLUTION OF THE
CITY COUNCIL OF ST. LOUIS PARK, MINNESOTA
CONFIRMING THE APPOINTMENT OF MICHAEL HARCEY
TO THE POSITION OF POLICE CHIEF
WHEREAS, St. Louis Park City Charter Section 5.04 grants authority to the City Manager to
control and direct the administration of the City’s affairs and to appoint, with the consent of the
Council, all Department Heads; and
WHEREAS, the resignation of John Luse has resulted in a vacancy in the position of Police
Chief; and
WHEREAS, the City Manager has conducted an extensive recruitment and selection process
and as a result of that process, now wishes to appoint Michael Harcey to the position of Police
Chief and will begin employment March 21, 2017.
NOW THEREFORE BE IT RESOLVED that the City Council of the City of St. Louis Park,
Minnesota confirms the decision of the City Manager to appoint Mr. Harcey to the position of
Police Chief.
Reviewed for Administration: Adopted by the City Council March 20, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
Meeting: City Council
Meeting Date: March 20, 2017
Consent Agenda Item: 8b
EXECUTIVE SUMMARY
TITLE: Call for Public Hearing to Consider Establishment of the Wooddale Station TIF District
RECOMMENDED ACTION: Motion to Adopt Resolution calling for a public hearing on May
1, 2017 relative to the establishment of the Wooddale Station Tax Increment Financing District
within Redevelopment Project No. 1 (a redevelopment district).
POLICY CONSIDERATION: Does the City Council wish to take the necessary steps to provide
it the ability to consider creation of a tax increment district for the PLACE project?
SUMMARY: PLACE (“Developer”) proposes a major redevelopment at the southeast quadrant
of Highway 7 & Wooddale Ave, and the northeast corner of W 36th Street & Wooddale Ave. The
proposed project plans depict a mixed-use, mixed-income, transit-oriented, and environmentally
sustainable development. 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. PLACE’s revised project plans and initial TIF request
were reviewed at the February 13, 2017 Study Session where they received favorable support. The
EDA/City Council also received a more in-depth staff report on PLACE’s TIF application at the
March 13th Study Session.
FINANCIAL OR BUDGET CONSIDERATION: The cost to construct the proposed PLACE
project is approximately $123 million. According to the analysis conducted by the EDA’s financial
consultant, Ehlers, the residential portion of the project is not financially feasible due the high
number of affordable units, corresponding restricted rents and related development costs. The
project demonstrates a need for up to $5.66 million in tax increment assistance. Such assistance
would be provided to reimburse 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 the Developer would be reimbursed for qualified site preparation costs
up to $5.66 million in pay-as-you-go tax increment generated by the project for a 15 year term.
That level of assistance is estimated to bring the housing portion of the project closer to financial
feasibility to enable the overall project to proceed.
Setting a hearing date for the proposed Wooddale Station 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 precise amount of financial assistance along
with other business terms at an April 3rd Special Study Session. Those terms will be incorporated
into a purchase and redevelopment contract with PLACE which will be brought to the EDA for
formal consideration 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: Tom Harmening, EDA Executive Director and City Manager
City Council Meeting of March 20, 2017 (Item No. 8b) Page 2
Title: Call for Public Hearing to Consider Establishment of the Wooddale Station 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 PLACE 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 1, 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 PLACE 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 PLACE 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 1, 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 March 20, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, Clerk
City Council Meeting of March 20, 2017 (Item No. 8b) Page 3
Title: Call for Public Hearing to Consider Establishment of the Wooddale Station 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
PLACE TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
March 20, 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.
March 20, 2017 EDA requests that the City Council call for a public hearing.
March 20, 2017 City Council calls for a public hearing.
March 20, 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. March 21, 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 March 21, 2017]
March 31, 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 March 31, 2017.]
April 10, 2017 Ehlers conducts internal review of the Plans.
April 19, 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 March 20, 2017 (Item No. 8b) Page 4
Title: Call for Public Hearing to Consider Establishment of the Wooddale Station 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
PLACE TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
April 20, 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 13, 2017 at sunlegals@ecm-
inc.com]
May 1, 2017 EDA adopts a resolution approving the Plans.
May 1, 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 PLACE Tax Increment Financing District and passes resolution
approving the Plans. [Ehlers will email Council packet information to the
City on or before April 24, 2017]
May 2, 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: City Council
Meeting Date: March 20, 2017
Action Agenda Item: 8c
EXECUTIVE SUMMARY
TITLE: PLACE Private Activity Revenue Bond Financing (Housing)
RECOMMENDED ACTION: Motion to Adopt Resolution calling for a public hearing regarding
the issuance of revenue bonds for the benefit of PLACE, or affiliated thereof, and a multifamily
housing program.
POLICY CONSIDERATION: Does the City Council wish to consider the issuance of tax exempt
bonds to finance all or a portion of the proposed 299 housing units in the project in the approximate
principal amount up to $27,185,503?
SUMMARY: PLACE, a Minnesota nonprofit corporation, has proposed the acquisition,
construction, and equipping of a mixed-use, mixed-income, transit-oriented development on
property located at 5725, 5925, and 5815 Highway 7, 3565 and 3575 Wooddale Avenue, 5814 and
5816 36th Street, 3520 Yosemite Avenue, and the western portion of 3548 Xenwood Avenue in the
City to include 299 apartments (200 affordable and 99 market rate), space for businesses, a hotel, an
e-generation facility, and live/work space designed for creatives.
On December 19, 2016, the City Council adopted a resolution authorizing PLACE to seek $55
million in multifamily housing bond allocation from the State. On January 23, 2017, the project
received an allocation in the amount of $27,185,503 which is less than anticipated due to the
oversubscription of housing bonds, but still sufficient for the project’s low-income housing tax
credits by right. PLACE must close on the bonds by May 23, 2017. The term of these bonds is
anticipated to be 35 years at 5% interest. Allianz Life Insurance Company of North America will
purchase the project’s tax credits and the purchase price will provide equity for the housing project.
PLACE intends to request additional conduit bond assistance from the City in the future to finance
the remaining portions of the project which are financeable with tax-exempt bonds.
NEXT STEPS: Provided the City Council adopts the resolution calling for the public hearing, the
City Council will conduct the public hearing on April 17, 2017 and will be asked to consider a
resolution approving the housing program and providing final approval to the issuance of the bonds.
FINANCIAL OR BUDGET CONSIDERATION: The bonds will not impact the City’s debt
capacity, does not constitute a general or moral obligation of the City, and will not be secured by the
taxing powers of the City or any assets or property of the City. Per the City’s private activity revenue
bond policy, PLACE will pay an annual administration fee in the amount of 1/8th of 1% (0.125%) of
the outstanding principal of the bonds. The admin fee is currently estimated at $781,375 over the
life of the bonds (present value of $452,353).
SUPPORTING DOCUMENTS: Resolution
Kennedy & Graven Attorney Letter
Prepared by: Tim Simon, Chief Financial Officer
Reviewed by: Greg Hunt, Economic Development Coordinator
Nancy Deno, Deputy City Manager/HR Director
Approved by: Tom Harmening, City Manager
City Council Meeting of March 20, 2017 (Item No. 8c) Page 2
Title: PLACE Private Activity Revenue Bond Financing (Housing)
RESOLUTION NO. 17-_____
RESOLUTION CALLING A PUBLIC HEARING REGARDING THE
ISSUANCE OF REVENUE BONDS FOR THE BENEFIT OF PLACE, OR
AFFILIATES THEREOF, AND A MULTIFAMILY HOUSING PROGRAM
BE IT RESOLVED by the City Council (the “City Council”) of the City of St. Louis Park,
Minnesota (the “City”), as follows:
Section 1. Recitals.
1.01. Pursuant to Minnesota Statutes, Chapter 462C, as amended (the “Act”), the City is
authorized to carry out the public purposes described in the Act by providing for the issuance of
revenue bonds to provide funds to finance multifamily housing developments.
1.02. PLACE, a Minnesota nonprofit corporation, an organization (“PLACE”) described in
Section 501(c)(3) of the Internal Revenue Code of 1986, as amended (the “Code”), has proposed the
acquisition, construction, and equipping of a mixed-use, mixed-income, transit-oriented
development on property located at 5725, 5925, and 5815 Highway 7, 3565 and 3575 Wooddale
Avenue, 5814 and 5816 36th Street, 3520 Yosemite Avenue, and the western portion of 3548
Xenwood Avenue in the City. The development is proposed to include approximately 299
apartments (200 affordable and 99 market rate), space for local businesses, a hotel, an e-generation
facility, and live/work space designed for creatives (collectively, the “Project”).
1.03. PLACE is requesting that the City issue revenue obligations, as tax-exempt
obligations (the “Bonds”), in the approximate aggregate principal amount of $27,185,503, in order to
finance all or a portion of the costs of the acquisition, construction, and equipping of the
approximately 299 apartments to be included in the Project (the “Housing Project”). The Bonds are
expected to be issued for the benefit of PLACE E-Generation One LLC, a Delaware limited liability
nonprofit company registered to do business in Minnesota and an affiliate of PLACE (the
“Borrower”), as multifamily housing revenue bonds under the Act.
1.04. On December 19, 2016, the City Council adopted Resolution No. 16-165 (the
“Preliminary Housing Resolution”), which provided preliminary approval to the issuance of the
Bonds in the maximum principal amount of $55,000,000 to finance the Housing Project. The
Preliminary Housing Resolution also authorized the submission of an application to the office of
Minnesota Management & Budget for an allocation of bonding authority of the State of Minnesota
with respect to the Bonds in accordance with Section 146 of the Code and Minnesota Statutes,
Chapter 474A, as amended. On January 23, 2017, the City received Certificate of Allocation No.
299 from Minnesota Management & Budget allocating bonding authority to the City in the amount
of $27,185,503.
1.05. As a condition to the issuance of the Bonds, the City is required to adopt a housing
program providing the information required by Section 462C.03, subdivision 1a of the Act (the
“Housing Program”).
1.06. Under Section 147(f) of the Code, prior to the issuance of the Bonds, the City Council
must conduct a public hearing after one publication of notice in a newspaper circulating generally in
the City at least fourteen (14) days before the hearing. Under Section 462C.04, subdivision 2 of the
City Council Meeting of March 20, 2017 (Item No. 8c) Page 3
Title: PLACE Private Activity Revenue Bond Financing (Housing)
Act, a public hearing must be held on the Housing Program after one publication of notice in a
newspaper circulating generally in the City at least fifteen (15) days before the hearing.
Section 2. Public Hearing. The City Council shall meet at 7:30 p.m. on Monday,
April 17, 2017, to conduct a public hearing on the issuance of the Bonds by the City and the
approval of the Housing Program. Notice of such hearing (the “Public Notice”) will be published as
required by Section 462C.04, subdivision 2 of the Act and Section 147(f) of the Code. The City
Clerk of the City is hereby authorized and directed to publish the Public Notice, in substantially the
form attached hereto as EXHIBIT A, in the Sun-Sailor, the official newspaper of and a newspaper of
general circulation in the City, at least fifteen (15) days before the meeting of the City Council at
which the public hearing will take place. At the public hearing reasonable opportunity will be
provided for interested individuals to express their views, both orally and in writing, on the proposed
issuance of the Bonds.
Section 3. Housing Program. Kennedy & Graven, Chartered, as bond counsel to the
City, is authorized to prepare and submit to the City a draft Housing Program to authorize the
issuance by the City of the Bonds to finance the Housing Project. The City is authorized and
directed to submit the Housing Program to Metropolitan Council for review and comment pursuant
to Section 462C.04, subdivision 2 of the Act.
Section 4. Effective Date. This resolution shall be in full force and effect from and after
its passage.
Reviewed for Administration: Adopted by the City Council March 20, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of March 20, 2017 (Item No. 8c) Page 4
Title: PLACE Private Activity Revenue Bond Financing (Housing)
EXHIBIT A
NOTICE OF PUBLIC HEARING
NOTICE OF A PUBLIC HEARING TO BE CONDUCTED BY THE CITY OF ST.
LOUIS PARK, MINNESOTA TO CONSIDER THE ISSUANCE OF REVENUE
BONDS FOR THE BENEFIT OF PLACE, OR AFFILIATES THEREOF, AND
THE ADOPTION OF A MULTIFAMILY HOUSING PROGRAM
NOTICE IS HEREBY GIVEN that the City Council of the City of St. Louis Park, Minnesota (the
“City”), will hold a public hearing on Monday, April 17, 2017, at or after 7:30 p.m. at City Hall, located
at 5005 Minnetonka Boulevard in the City, to consider a proposal that the City approve and authorize the
issuance of its revenue bonds, as tax-exempt obligations (the “Bonds”), pursuant to Minnesota Statutes,
Chapter 462C, as amended (the “Act”), for the purposes of (i) financing the acquisition, construction, and
equipping of all or a portion of approximately 299 affordable and market-rate apartments (the “Housing
Project”) to be constructed as part of a larger mixed-use, mixed-income, transit-oriented development on
property located at 5725, 5925, and 5815 Highway 7, 3565 and 3575 Wooddale Avenue, 5814 and 5816
36th Street, 3520 Yosemite Avenue, and the western portion of 3548 Xenwood Avenue in the City;
(ii)financing capitalized interest, if necessary; (iii) funding required reserves, if any; and (iv) paying
costs of issuance of the Bonds. The Housing Project will be owned and operated by PLACE E-
Generation One LLC, a Delaware limited liability nonprofit company registered to do business in
Minnesota, or another affiliate of PLACE, a Minnesota nonprofit corporation, an organization described
in Section 501(c)(3) of the Internal Revenue Code of 1986, as amended. The aggregate principal amount
of the proposed Bonds is estimated not to exceed $27,185,503.
Following the public hearing, the City Council will consider a resolution approving a housing
program prepared in accordance with the requirements of the Act and granting approval to the issuance
of the Bonds.
The Bonds will be special, limited obligations of the City, and the Bonds and interest thereon will
be payable solely from the revenues and assets pledged to the payment thereof. No holder of any Bond
will have the right to compel any exercise of the taxing power of the City to pay the Bonds or the interest
thereon, or to enforce payment against any property of the City except money payable by the Borrower
to the City and pledged to the payment of the Bonds. Before issuing the Bonds, the City will enter into
one or more agreements with the Borrower, whereby the Borrower will be obligated to make payments at
least sufficient at all times to pay the principal of and interest on the Bonds when due.
At the time and place fixed for the public hearing, the City Council will give all persons who
appear at the hearing an opportunity to express their views with respect to the proposal. In addition,
interested persons may direct any questions or file written comments respecting the proposal with the
City Clerk, at or prior to said public hearing.
Dated: [Date of Publication]
BY ORDER OF THE CITY COUNCIL OF THE
CITY OF ST. LOUIS PARK, MINNESOTA
/s/ Melissa Kennedy
City Clerk
City of St. Louis Park, Minnesota
City of St. Louis Park, Minnesota
City Council Meeting of March 20, 2017 (Item No. 8c) Page 5
Title: PLACE Private Activity Revenue Bond Financing (Housing)
Offices in
Minneapolis
Saint Paul
St. Cloud
470 U.S. Bank Plaza
200 South Sixth Street
Minneapolis, MN 55402
(612) 337-9300 telephone
(612) 337-9310 fax
www.kennedy-graven.com
Affirmative Action, Equal Opportunity Employer
JULIE A. EDDINGTON
Attorney at Law
Direct Dial (612) 337-9213
Email: jeddington@kennedy-graven.c
March 10, 2017
Tim Simon, Chief Financial Officer
City of St. Louis Park
5005 Minnetonka Boulevard
St. Louis Park, MN 55416-2216
Re: Resolution calling a public hearing on a multifamily housing project to be financed with conduit
revenue bonds proposed to be issued by the City of St. Louis Park
Dear Tim,
As you know, PLACE, a Minnesota nonprofit corporation, an organization described in Section 501(c)(3) of
the Internal Revenue Code of 1986, as amended (the “Code”), and a publicly supported charity, has proposed
the acquisition, construction, and equipping of a mixed-use, mixed-income, transit-oriented development on
property located at 5725, 5925, and 5815 Highway 7, 3565 and 3575 Wooddale Avenue, 5814 and 5816 36th
Street, 3520 Yosemite Avenue, and the western portion of 3548 Xenwood Avenue in the City of St. Louis
Park (the “City”). The development is expected to include 299 apartment units (200 affordable and 99 market
rate), space for local businesses, a hotel, an e-generation facility, and live/work space designed for creatives
(collectively, the “Project”). PLACE has requested the assistance of the City in financing all or a portion of
the costs of the acquisition, construction, and equipping of the 299 units of affordable and market-rate
housing within the Project (the “Housing Project”) through the issuance of conduit revenue bonds in a
principal amount of $27,185,503. Enclosed is a resolution to be considered by the City Council on March 20,
2017, calling a public hearing on the proposal to issue the Bonds to finance the Housing Project.
The Bonds proposed to be issued are for the benefit of PLACE E-Generation One LLC, a Minnesota limited
liability company (the “Borrower”), which is an affiliate of PLACE. The Bonds will be issued in under
Minnesota Statutes, Chapter 462C, as amended (the “Act”). Section 146 of the Code requires that the
Housing Bonds receive an allocation of bonding authority of the State of Minnesota. On January 23, 2017,
the City received allocation for the Housing Project from Minnesota Management & Budget in the amount of
$27,185,503, in accordance with the terms of Minnesota Statutes, Chapter 474A, as amended. The enclosed
resolution, in addition to calling a public hearing in accordance with Section 147(f) of the Code and Section
462C.04, subdivision 2 of the Act, authorizes the City to take actions to prepare a housing program providing
the information required by Section 462C.03, subdivision 1a of the Act (the “Housing Program”).
If the City Council adopts the enclosed resolution, the City Council will be asked to conduct the public
hearing required under the Act and the Code on Monday, April 17, 2017. Following the public hearing, the
City Council will be asked to consider a resolution approving the Housing Program, providing final approval
to the issuance of the Bonds, and authorizing the execution of documents in connection therewith.
City Council Meeting of March 20, 2017 (Item No. 8c) Page 6
Title: PLACE Private Activity Revenue Bond Financing (Housing)
The Borrower will agree to pay the out-of-pocket expenses of the City with respect to this transaction as well
as the City’s administrative fee.
Either Martha Ingram or I will attend the City Council meeting on March 20, 2017 and can answer any
questions that may arise during the meeting. Please contact me with any questions you may have prior to the
City Council meeting.
Sincerely,
Julie A. Eddington
Meeting: City Council
Meeting Date: March 20, 2017
Action Agenda Item: 8d
EXECUTIVE SUMMARY
TITLE: Douglas Corporation - Conditional Use Permit
RECOMMENDED ACTION: Motion to Adopt Resolution granting a Conditional Use Permit
(CUP) for Douglas Corporation allowing the excavation of 2,150 cubic yards of material to
construct an underground stormwater, capture and reuse system at 3520 Xenwood Avenue, subject
to conditions.
POLICY CONSIDERATION: Does the CUP request meet the criteria of the Zoning Ordinance?
SUMMARY: Douglas Corporation applied for a conditional use permit (CUP) for the property
at 3520 Xenwood Avenue to allow excavation of more than 400 cubic yards of soil. The plan is to
excavate 2,150 cubic yards in order to install two underground detention tanks to collect rainwater
which will be captured from the roof, stored in the buried tanks, and then pumped into the facility
for treatment and reuse in the industrial process.
The Minnesota Pollution Control Agency (MPCA) determined that Douglas Corporation was the
source of pollution contaminating Lake Calhoun. Prior to 2010, the company used chemicals in
the manufacturing process that contaminated the stormwater on the site. Once the company
realized their potential harm, they ceased using the products and found alternatives; however, the
chemicals accumulated on the roof. Since 2010, Douglas Corporation has worked with the MPCA
to replace the roof, roof vents, tanks and other structures, but there are still traces of pollution on
the property contaminating stormwater runoff.
Douglas Corporation’s goal is to stop the stormwater contamination by capturing runoff from the
property before it leaves the site, filtering/treating the water, and reusing the water in its industrial
process. The capture, filter, and reuse system is an improvement that is supported by the MPCA
and will help protect the area’s surface waters and groundwater.
There is currently no on-site stormwater management and the site does not meet today’s zoning
regulations for the number of parking stalls or landscaping. The proposed plans bring the site closer
to compliance to the extent possible. There are no proposed changes to the existing building.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Discussion
Resolution
Unofficial Planning Commission Meeting Minutes (excerpt)
Development Plans
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
Michele Schnitker, Deputy CD Director
Approved by Tom Harmening, City Manager
City Council Meeting of March 20, 2017 (Item No. 8d) Page 2
Title: Douglas Corporation - Conditional Use Permit
DISCUSSION
Douglas Corporation applied for a conditional use permit (CUP) for the property at 3520 Xenwood
Avenue to allow excavation of more than 400 cubic yards of soil. The plan is to excavate 2,150
cubic yards in order to install two underground detention tanks to collect rainwater which will be
captured from the roof, stored in the buried tanks, and then pumped into the facility for treatment
and reuse in the industrial process. Waste water from the industrial process will go to the sanitary
sewer.
Location:
Zoning Analysis:
Comprehensive Plan: RH High Density Residential
Zoning District: I-P Industrial Park
Neighborhood: Elmwood Neighborhood
Existing Conditions: The subject property is used for industrial purposes. Douglas Corporation
is a metal-plating company. There is currently no on-site stormwater management and the site does
not meet today’s zoning regulations for the number of parking stalls or landscaping. The proposed
plans bring the site closer to compliance with current standards. There are no proposed changes to
the existing building.
City Council Meeting of March 20, 2017 (Item No. 8d) Page 3
Title: Douglas Corporation - Conditional Use Permit
Background: The Minnesota Pollution Control Agency (MPCA) determined that Douglas
Corporation was the source of pollution contaminating Lake Calhoun. Prior to 2010, the company
used chemicals in the manufacturing process that contaminated the stormwater on the site. Once
the company realized their potential harm, they ceased using the products and found alternatives;
however, the chemicals accumulated on the roof. Since 2010, Douglas Corporation has worked
with the MPCA to replace the roof, roof vents, tanks and other structures, but there are still traces
of pollution on the property contaminating stormwater runoff.
Douglas Corporation’s goal is to stop the stormwater contamination by capturing runoff from the
property before it leaves the site, filtering/treating the water, and reusing the water in its industrial
process.
Proposal: Douglas Corporation proposes to construct an underground stormwater capture, filter,
and reuse system. The improvement is supported by the MPCA and will help protect the area’s
surface waters and groundwater. This project supports the City’s Comprehensive Plan by
improving the quality and reducing the quantity of stormwater discharge.
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
2,150 cubic yards of soil. It is anticipated that it will take approximately 180 trucks to remove the
material. Primary haul routes include Xenwood Ave, 36th Street, Wooddale Ave. and Hwy 100.
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 applicant proposes
to limit construction to Monday through Friday from 8 a.m. to 5 p.m. unless special circumstances
require otherwise.
Construction Duration: Construction for the stormwater system is proposed to begin in May or
June 2017. Construction is anticipated to last one month.
Parking During Construction: The applicant is contacting area property owners to lease unused
parking spaces to accommodate Douglas Corporation’s employees during construction. Potential
parking locations include the city-owned Nash Frame site, the city-owned municipal parking lot
along W 36th Street, and Burlington Coat Factory.
Site Plan: The proposed underground stormwater system will be located on the west side of the
property underneath the existing parking lot. The parking lot will be excavated, the stormwater
system installed, and the parking lot will be reconstructed to the existing conditions.
There are no proposed changes to the exterior of the existing building.
Landscaping: The applicant is not proposing to remove any trees from the site, however, the
existing landscaping does not meet the city’s landscaping requirement of one canopy tree per 1,000
gross square feet of industrial space. This equates to 28 canopy trees. There are currently 10
canopy and 2 ornamental trees on the site. This means an additional 17 trees are required to meet
code. The applicant proposes to plant two more canopy trees and one more ornamental tree to the
site. Adding more trees than proposed is not feasible due to the location of existing canopy trees
and overhead utility lines.
City Council Meeting of March 20, 2017 (Item No. 8d) Page 4
Title: Douglas Corporation - Conditional Use Permit
Parking: The applicant’s existing surface parking lot has 33 vehicle spaces and zero bicycle
parking spaces. This does not meet the city’s current parking code for a manufacturing facility.
Today’s zoning ordinance requires five parking spaces plus one space per each 500 square feet of
floor area (61 spaces), and bicycle parking spaces equal to ten percent of the automobile parking
space requirement (6 spaces). It is not feasible or necessary to require additional vehicular parking
facilities, but since work is occurring in the parking lot, the applicant is required to add six bicycle
parking spaces to bring the property closer to conformity with today’s parking requirements.
The applicant proposes to add six bicycle parking spaces to the north side of the building. The
bicycle racks will be required to meet city code design standards.
Neighborhood Meeting: A neighborhood meeting was held on February 28 at Union
Congregational Church. There were no members of the community in attendance.
Staff Recommendation: Staff recommends approval of the Conditional Use Permit for 2,150
cubic yards of excavation to allow construction of the underground stormwater detention system.
1. The site shall be developed, used and maintained in conformance with the Official Exhibits.
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 property owner.
b.A complete soils report shall be submitted prior to permitting for City Engineering
Department review and approval.
Planning Commission: The Planning Commission held a public hearing on March 8, 2017. There
were no members of the community in attendance. The Planning Commission voted 4-0 to
recommend approval of the conditional use permit.
City Council Meeting of March 20, 2017 (Item No. 8d) Page 5
Title: Douglas Corporation - Conditional Use Permit
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 I-P INDUSTRIAL PARK ZONING DISTRICT
LOCATED AT 3520 XENWOOD AVENUE SOUTH
BE IT RESOLVED BY the City Council of the City of St. Louis Park:
Findings
1. Douglas Corporation 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 I-P Industrial Park District located at 3520 Xenwood Avenue South for the legal
description as follows, to-wit:
Lots 11 to 16 inclusive, Block 28, “Rearrangement of St. Louis Park”
2. The City Council has considered the advice and recommendation of the Planning
Commission (Case No. 17-03-CUP) and the effect of the proposed excavation of 2,150 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 2,150 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 17-03-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 export 2,150 cubic yards of material at the location described is
granted based on the findings set forth above and subject to the following conditions:
1.The site shall be developed, used and maintained in conformance with the Official
Exhibits.
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.
City Council Meeting of March 20, 2017 (Item No. 8d) Page 6
Title: Douglas Corporation - Conditional Use Permit
3.Stormwater Management:
a.The drainage system shall be owned and maintained by the property owner.
b.A complete soils report shall be submitted prior to permitting for City
Engineering Department review and approval.
4. Prior to issuance of city permits or land disturbing activities:
a.The developer and contractor shall follow the same procedures and
requirements for this development as the city requires for Major Additions to
single-family homes 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 shall be signed by applicant (or applicant and owner if
applicant is different from owner) prior to issuance of city permits.
Approval of a city p ermits, which may impose additional requirements.
The City Clerk is instructed to record certified copies of this resolution in the Office of the
Hennepin County Register of Deeds or Registrar of Titles as the case may be.
Reviewed for Administration: Adopted by the City Council March 20, 2017
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
City Council Meeting of March 20, 2017 (Item No. 8d) Page 7
Title: Douglas Corporation - Conditional Use Permit
UNOFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
MARCH 8, 2017 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Claudia Johnston-Madison, Lisa Peilen,
Carl Robertson, Joe Tatalovich,
Ethan Rickert (youth member)
MEMBERS ABSENT: Lynne Carper, Torrey Kanne, Richard Person
STAFF PRESENT: Jennifer Monson, Gary Morrison, Sean Walther
3.Public Hearings
B.Stormwater Capture and Reuse System – Conditional Use Permit
Location: 3520 Xenwood Avenue S.
Applicant: Douglas Corporation
Case No.: 17-03-CUP
Jennifer Monson, Planner, presented the staff report. She explained that the applicant has
applied for the conditional use permit to excavate 2,150 cubic yards of soil to construct an
underground stormwater capture and reuse system. She noted that proposed plans for the
CUP will bring the site closer to zoning compliance as much as possible.
Ms. Monson stated that in 2008 Douglas Corp., a metal-plating company, was identified
as a source of pollution contaminating Lake Calhoun. She said since 2010 Douglas Corp.
has been working with the MPCA to replace the roof, roof vents, tanks and other structures,
but there are still traces of pollution on the property contaminating stormwater runoff. The
applicant proposes to construct an underground stormwater capture, filter and reuse system
to reduce the concentration of chemicals having an impact on Lake Calhoun.
Ms. Monson reviewed excavation details, construction details, landscaping, parking
requirements, and bike rack revision.
Commissioner Johnston-Madison asked if chemicals have been found on other roofs in the
area.
John Fudala, applicant, gave background on the chemicals which are PFCs. He said once
Douglas Corp. found out the materials they were purchasing contained PFCs compound
they began substituting with non-PCF products. He said the roof of the building was the
area that the MPCA was most concerned with regarding contamination. Douglas Corp.
replaced the roof down to the decking with the desire to reduce the concentration of
contamination in the stormwater. Douglas Corp. also replaced all of the chemical baths that
the product was used in.
City Council Meeting of March 20, 2017 (Item No. 8d) Page 8
Title: Douglas Corporation - Conditional Use Permit
Mr. Fudala said Douglas Corporation’s goal is stop the stormwater contamination by
capturing runoff from the property before it leaves the site. This improvement is supported
by the MPCA. He said they have negotiated in good faith with the MPCA throughout the
process. They’ve done everything MPCA has asked them to do.
Mr. Fudala said roof discharge of other buildings in the immediate area has not been
sampled by Douglas Corp.
Commissioner Reickert asked why the company waited until 2017 to take on construction
of stormwater capture and reuse.
Mr. Fudala said the company switched to non-PCP chemistry as quickly as they could.
They thought once they replaced the roof the concentrations would be down to 0. When
they replaced all process solutions they thought that would do it. He stated that there was
nothing left to replace so they needed to redirect the discharge.
Chair Peilen opened the public hearing. As no one was present wishing to speak she closed
the public hearing.
Commissioner Robertson made a motion recommending approval of the Conditional Use
Permit with conditions. Commissioner Tatalovich seconded the motion, and the motion
passed on a vote of 4-0.
Respectfully submitted,
Nancy Sells
Recording Secretary
Project Location
3520 Xenwood Ave S
St. Louis Park, MN 55416
City Council Meeting of March 20, 2017 (Item No. 8d)
Title: Douglas Corporation - Conditional Use Permit Page 9
Project Location
3520 Xenwood Ave S
St. Louis Park, MN 55416
City Council Meeting of March 20, 2017 (Item No. 8d)
Title: Douglas Corporation - Conditional Use Permit Page 10
N88°57'39"W 327.52 (m) 330.00 (p)S00°27'51"W 157.14 (m) 157.00 (p)S88°51'27"E 326.02 (m) 330.00 (p)N01°00'42"E 157.72 (m) 157.00 (p)
N00°58'16"E 66.38 N00°58'20"E 54.77USER: DBall XREF(s):SCALE: 0 DATE/TIME: Apr 15, 2016 - 9:30amFILE: P:\2015\15-051\Dwg\15-051-Douglas.dwg LAYOUT: 22x34-Surv
952-829-0700 952-829-7806 fax7510 Market Place Drive Eden Prairie, MN 5534415-051DRBPATScupper update 4-15-15OVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINEGUARDRAILSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERTRAFFIC LIGHTELECTRICAL METERWATER METERWOODEN FENCELINEWATER MANHOLEWATER VALVEBARBED WIRE FENCEAIR CONDITIONERBOLLARDCB BEEHIVESOIL BORINGCLEAN OUTCATCH BASINELECTRIC BOXHANDHOLEELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEBLOCK RET WALLUTILITY MANHOLEDOWNSPOUTLEGAL DESCRIPTION:Lots 11-23, Block 28, REARRANGEMENT OF ST LOUIS PARK, Hennepin County,MinnesotaCERTIFICATION:I hereby certify that this survey, plan, or report was prepared by me or undermy direct supervision and that I am a duly Licensed Land Surveyor under thelaws of the State of Minnesota.Paul Thorp, Land SurveyorMinnesota License Number 13637Date: 4-6-16NOTES:1. All distances are in US Survey feet.2.The basis of bearings is based on Hennepin County coordinates, NAD83 (86Adjustment).3. Elevations are based on MnDOT Geodetic Station: 2734J which has an elevation of:884.345 feet (NAVD88).4. The Gross area of the land described above is 51,441 square feet or 1.1809 acres.5. The current Zoning for the subject property is I-P Industrial Park per the City of St.Louis Park zoning database found on their website March 24, 2016.6. The locations of underground utilities are based on field locations, availablemaps, and records. The locations may not be exact. State law requires you tocontact Gopher State One Call before you dig at800-252-1166/651-454-0002 (metro) or on the internet atwww.gopherstateonecall.org.7. This survey was completed without the benefit of title work.MEASURED DISTANCEPLATTED DISTANCE(m)(p)MONITORING WELLSCUPPER DRAINSIGNCity Council Meeting of March 20, 2017 (Item No. 8d) Title: Douglas Corporation - Conditional Use PermitPage 11
Location of Major
Excavation Activities
W 36th St
City Council Meeting of March 20, 2017 (Item No. 8d)
Title: Douglas Corporation - Conditional Use Permit Page 12
PREPARED
BY
DOUGLAS CORPORATION
STORMWATER CAPTURE AND
REUSE
3520 XENWOOD AVE S
ST LOUIS PARK, MN
JANUARY 27, 2017
4500 PARK GLEN RD | SUITE
125 ST LOUIS PARK, MN 55416
952-920-180
3
KITTSO
N ROSEAU
THE WOODS
KOOCHICHINGBALTRAMI
MARSHALL
PENNINGTON
RED LAKE
POLK
NORMAN
MAHNOMEN
CLEARWATER ITASCA
CASS
HUBBAR
DBECKERCLAY
WILKIN
OTTER TAIL
WADENA CROW CARLTONAITKIN
PINE
KANABEC
LACS
BENTO
N
MORRISONTODD
DOUGLAS
GRANT
TRAVERSE
CHISAGO
ISANTI
SHERBURNE
ANOKA
WASHINGTON
RAMSEYHENNEPIN
WRIGHTMEEKER
KANDIYOHI
SWIFT
BIG
LAC QUI CHIPPEWA
RENVILLE
LINCOLNLYON REDWOOD SIBLEY
MCLEODCARVER
SCOTT DAKOT
A
ST. LOUIS
LAKE
COOK
NICOLLET
BROWNPIPESTO
NE MURRAY
COTTONWOOD
WATONWAN BLUE WASECA
STEEL
E
DODGE
OLMSTED WINONA
WABASH
A
RICE GOODHUE
LE SUEUR
ROCK NOBLES JACKSON
MARTIN
FARIBAULT
FREEBOR
N
MOWER FILLMORE HOUSTON
STEARN
SPOPE
STEVEN
S
WING
EART
H
STONE
PARLE
MEDICINEYELLOW
LAKE OF
MILLE
MINNESOTA
HENNEPIN
COUNTY
PROJECT
LOCATION
PREPARED
FOR
35TH ST W
W 36TH ST
YOSEMITE AVE SXENWOOD AVE SMN7
MN100WOO
D
D
A
L
E
A
V
E
S WEBSTER AVE SCAMERATAWAY
DOUGLAS
CORPORATION 3520 XENWOOD
AVE S
ST LOUIS PARK, MN 55416
LOCATION
MAP
AREA
MAP
NOT TO
SCALE MPCA100%NOT FOR CONSTRUCTIONCity Council Meeting of March 20, 2017 (Item No. 8d)
Title: Douglas Corporation - Conditional Use Permit Page 13
SITE DEVELOPMENTREMOVAL PLAN
002-CR-1
7
TLW
TLW
TEK
TEK
Drawing No.
Designed By
Checked By
Filename
Approved By
Project No.
Drawn ByRevisionNumberRevision DescriptionDrawnByDateCheckedBySheet No.
Project Date
DOUGLAS CORPORATIONSTORMWATER CAPTURE AND REUSE3520 XENWOOD AVE SST LOUIS PARK, MN
13160
01/27/2017MPCA 100%NOT FOR CONSTRUCTION
002CRG1.DWG
XENWOOD AVE S
20'0
35TH STREET W
YOSEMITE AVE S
ALLEY
100
MANUFACTURING BUILDING
GENERAL NOTES:
1. PRIOR TO ANY EARTH MOVING ACTIVITIES ALL EROSION CONTROL MEASURES
SHALL BE IN PLACE, SEE DWG 002-CG-1 FOR EROSION CONTROL PLAN.
2. PROTECT ALL EXISTING TREES PRIOR TO ANY REMOVAL OR EXCAVATING
ACTIVITIES.
3. EXISTING SPLASH PADS TO BE REMOVED.
SAWCUT & REMOVE
BITUMINOUS PAVEMENT
SAWCUT & REMOVE
CONCRETE DRIVEWAY
PROTECT EXISTING
CONC. STEPS & BOLLARDS
PROTECT EXISTING
BOLLARDS, TYP.
5.0'
SAWCUT & REMOVE CONC.
CURB & GUTTER
SAWCUT & REMOVE
BITUMINOUS PAVEMENT (LOWERROOF)(UPPERROOF)(MIDDLEROOF)(MIDDLEROOF)SAWCUT & REMOVE BITUMINOUS PAVEMENT
REMOVE LANDSCAPE STONE
SAWCUT & REMOVE CONC.
CURB & GUTTER
REMOVE LANDSCAPE STONE
& CONC. SPLASH PAD, TYP.
PROTECT EXISTING
MONITORING WELL
PROTE CT TREE
SEE ENLARGED DETAIL ON
002-CFP-2 FOR REMOVAL
IN THIS AREA
PROTECT DOOR STOOP
PROTECT DOOR STOOP
EXIST ING RIGHT-OF-WAY
EXISTING RIGHT-OF-WAYEXISTINGRIGHT-OF-WAYEXISTING PROPERTY LINE
SAL VAGE & RESET
EXISTING CONC.
PARKING BUMPER,
TYPICAL
PROTECT TREE
PROTECT CURB & GUTTER
PROTECT TREE
PROTECT TREE
PROTE CT TREE
PROTE CT TREEPROTECT TREE
PROTECT TREE
PROTECT TREE
City Council Meeting of March 20, 2017 (Item No. 8d)
Title: Douglas Corporation - Conditional Use Permit Page 14
SITE DEVELOPMENTGRADING & EROSION CONTROL PLAN
002-CG-1
8
TLW
TLW
TEK
TEK
Drawing No.
Designed By
Checked By
Filename
Approved By
Project No.
Drawn ByRevisionNumberRevision DescriptionDrawnByDateCheckedBySheet No.
Project Date
DOUGLAS CORPORATIONSTORMWATER CAPTURE AND REUSE3520 XENWOOD AVE SST LOUIS PARK, MN
13160
01/27/2017MPCA 100%NOT FOR CONSTRUCTION
002CRG1.DWG
XENWOOD AVE S
20'0
35TH STREET W
YOSEMITE AVE S
ALLEY
100
MANUFACTURING BUILDING200
LIFT STATION
GENERAL NOTES:
1. PRIOR TO ANY EARTH MOVING ACTIVITIES ALL EROSION
CONTROL MEASURES SHALL BE IN PLACE.
A. PROTECT ALL EXISTING INLETS ADJACENT TO
PROJECT SITE.
B. PROVIDE EROSION CONTROL BARRIER BEHIND
CURB IN AREAS OF TRENCH EXCAVATION.
2. THE CONTRACTOR SHALL KEEP THE INSPECTION AND
MAINTENANCE LOG AS REQUIRED BY THE NPDES
PERMIT. THE CONTRACTOR SHALL BE RESPONSIBLE
FOR SUBMITTING, OBTAINING, AND ANY FEES
ASSOCIATED WITH THE PERMIT THROUGH THE CITY OF
ST. LOUIS PARK.
3. CONTRACTOR SHALL MINIMIZE STOCKPILED MATERIAL
AREAS. EXCAVATED MATERIAL SHALL BE REMOVED
FROM SITE AND CLEAN BACKFILL & TOPSOIL MATERIAL
HAULED IN, EXCEPTING DURING PIPE TRENCHING
ACTIVITIES IN UNPAVED AREAS.
4. FINAL GRADING SHALL MATCH EXISTING ELEVATIONS
AND DRAINAGE PATTERNS.
OVERFLOW PATH
RESTORE PAVEMENT
SEE GN#2 ON THIS SHEET
RESTORE DRIVEWAY,
SEE GN#2 ON THIS SHEET.
RESTORE C&G
SEE GN#2 ON THIS SHEET
EROSION CONTROL
INLET PROTECTION
SEE
C048
EROSION CONTROL
INLET PROTECTION
SEE C048EROSION CONTROL
INLET PROTECTION
SEE C048
EROSION CONTROL
BARRIER, SEE C063
EROSION CONTROL
BARRIER, SEE C063
MONITORING MANHOLE
RIM: 899.9
(LOWERROOF)(UPPERROOF)(MIDDLEROOF)(MIDDLEROOF)TANK NO. 2 ACCESS HATCH
RIM: 901.5
TANK NO. 1 ACCESS HATCH
RIM: 902.1
RESTORE PAVEMENT
SEE GN#2 ON THIS SHEET TOP STR: 901.5
PRETREATMENT STRUCTURE
TOP STR: 902.1
PROTECT EXIST. WELL
RESTORE PAVEMENT
SEE GN#2 ON THIS SHEET
RESTORE C&G
SEE GN#2 ON THIS SHEET
EXISTING RIGHT-OF-WAYEXISTING RIGHT-OF-WAY
EXISTING RIGHT-OF-WAYEXISTING RIGHT-OF-WAY
RESTORE LAWN AREA
RESTORE LAWN AREA RESTORE LAWN AREA
PROTECT TREE
PROJECT DESCRIPTION:
THE PROJECT IS LOCATED AT 3520 XENWOOD AVE S WITHIN CITY LIMITS OF THE CITY
OF ST LOUIS PARK, MINNESOTA IN HENNEPIN COUNTY. THE APPROXIMATE CENTROID
OF THE PROJECT LOCATION IS N44°56' LATITUDE AND W93°21' LONGITUDE. THE
GENERAL WORK OF THIS CONTRACT INVOLVES EXCAVATION AND INSTALLATION OF A
STORMWATER COLLECTION SYSTEM FOR BUILDING ROOF RUNOFF AT THE EXISTING
SITE.
THE PROJECT IS INTENDED TO COMMENCE WORK NEAR ______ WITH FINAL
COMPLETION DATED FOR ______.
RESPONSIBLE PARTIES:
THE CONTRACTOR IS RESPONSIBLE TO BE IN CONFORMANCE WITH THE NPDES
PERMIT AT ALL TIMES. THIS INCLUDES THE IMPLEMENTATION OF THE SWPPP, THE
INSTALLATION, INSPECTION, AND MAINTENANCE OF THE EROSION PREVENTION AND
SEDIMENT CONTROL BEST MANAGEMENT PRACTICES (BMP) UNTIL FINAL
STABILIZATION OF THE CONSTRUCTION SITE. THE CONTRACTOR IS ALSO
RESPONSIBLE TO AMEND THE SWPPP PLAN AND ALTER EROSION PREVENTION AND
SEDIMENT CONTROL BMP'S FOR DIFFERENT STAGES OF CONSTRUCTION AND
CHANGES IN SITE CONDITIONS DUE TO CONTRACTOR'S OPERATIONS. DOUGLAS
CORPORATION AND THE CONTRACTOR ARE CO-PERMITTEES FOR THE NPDES
PERMIT.
LEAD AGENCY & PARTY RESPONSIBLE
DOUGLAS CORPORATION
3520 XENWOOD AVE S
ST. LOUIS PARK, MN 55416
SOILS
U4A - URBAN LAND - UDIPSAMMENTS (CUT AND FILL LAND)
COMPLEX, 0 TO 2 PERCENT SLOPES
CONTRACTOR:
TO BE DETERMINED.
FOR LONG TERM MAINTENANCE:
INSPECTION AND RECORD RETENTION:
THE SWPPP, ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BE KEPT AT
THE SITE DURING CONSTRUCTION BY THE CONTRACTOR WHO HAS OPERATIONAL CONTROL OF THE
SITE. OWNER MUST KEEP THE SWPPP ON FILE FOR THREE YEARS AFTER THE SUBMITTAL OF THE
NOTICE OF TERMINATION, INCLUDING THE FOLLOWING INFORMATION:
1. ANY OTHER PERMITS OBTAINED FOR THE PROJECT.
2. RECORDS OF ALL INSPECTION AND MAINTENANCE CONDUCTED DURING CONSTRUCTION.
3. ALL PERMANENT OPERATION AND MAINTENANCE AGREEMENTS THAT HAVE BEEN IMPLEMENTED,
INCLUDING ALL RIGHT-OF-WAY, CONTRACTS, COVENANTS, AND OTHER BINDING REQUIREMENTS
REGARDING PERPETUAL MAINTENANCE.
4. ALL REQUIRED CALCULATIONS FOR DESIGN OF THE TEMPORARY AND PERMANENT STORM
WATER MANAGEMENT SYSTEMS.
THE PERMITTEE MUST ROUTINELY INSPECT THE SITE ONCE EVERY 7 DAYS DURING ACTIVE
CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24
HOURS.
ALL INSPECTIONS AND MAINTENANCE CONDUCTED DURING CONSTRUCTION MUST BE RECORDED IN
WRITING AND RETAINED WITH THE SWPPP.
MAINTENANCE MUST BE COMPLETED IN CONFORMANCE WITH NPDES PERMIT.
RECORDS MUST INCLUDE:
1. DATE AND TIME OF INSPECTIONS.
2. NAME OF PERSON CONDUCTING INSPECTION & CERTIFICATION INFORMATION.
3. FINDING OF INSPECTION INCLUDING CORRECTIVE ACTION. DETAILS OF CORRECTIVE ACTION
(DATE, TIME, PARTY COMPLETING MAINTENANCE).
4. DATE AND AMOUNT OF RAINFALL GREATER THAN 0.5 INCHES IN 24 HOURS.
5. DOCUMENTATION OF CHANGES TO SWPPP.
IN AREAS OF PROJECT WHERE FINAL STABILIZATION IS COMPLETE,INSPECTIONS CAN BE REDUCEDTO ONCE A MONTH.
INSPECTIONS CAN BE SUSPENDED DUE TO FROZEN GROUND CONDITIONS UNTIL FIRST RUNOFF
OCCURS OR CONSTRUCTION ACTIVITIES RESUME.
SEQUENCE OF CONSTRUCTION:
1. CONTRACTOR TO VERIFY THAT ALL PERMITS HAVE BEEN OBTAINED.
2. INSTALL INLET PROTECTION.
3. INSTALL EROSION BARRIER PROTECTION ALONG BACK OF CURB AND AROUND
MATERIAL STOCKPILES.
4. INSTALL TREE PROTECTION.
5. REMOVE EXISTING PAVEMENT.
6. INSTALL TANKS AND BACKFILL TO BOTTOM OF PAVEMENT SECTION.
7. INSTALL SEWER PIPING & STRUCTURES AND BACKFILL.
8. COMPLETE GRADING, PLACE TOPSOIL (6-INCHES MINIMUM) AND SODDING OR
SURFACE RESTORATION WITHIN 7 DAYS OF LAST CONSTRUCTION ACTIVITY IN
AREA.
9. WHEN ALL CONSTRUCTION ACTIVITIES ARE COMPLETE AND SITE IS STABILIZED,
REMOVE TEMPORARY EROSION CONTROL PER PROJECT ENGINEER APPROVAL.
10. CONTRACTOR TO REMOVE SEDIMENT CONTROL DEVICES PRIOR TO SUBMITTING
NOT.
11. SUBMIT NOTICE OF TERMINATION (NOT) WITHIN 30 DAYS OF FINAL STABILIZATION.
FIELD REQUIREMENTS:
ALL EROSION CONTROL MEASURES MUST BE INSTALLED AND MAINTAINED ACCORDING TO THE
DETAILS INCLUDED IN THE CONSTRUCTION DOCUMENTS. ALL SILT MUST BE REMOVED FROM
EROSION CONTROL BARRIER WHEN IT REACHES A HEIGHT EQUAL TO ONE-THIRD OF THE HEIGHT OF
THE BARRIER. THE CONTRACTOR MUST PERFORM ANY CORRECTIVE MEASURES WITHIN 24 HOURS
OF SUCH NOTICE. THE CONTRACTOR SHALL ALSO PLACE ANY ADDITIONAL EROSION CONTROLMEASURES DEEMED NECESSARY BY THE CITY WITHIN 24 HOURS NOTICE.
ALL DOWN GRADIENT PERIMETER CONTROLS SHALL BE IN PLACE BEFORE ANY UP GRADIENT
DISTURBANCE BEGINS, AND MAINTAINED UNTIL FINAL STABILIZATION.
TIMING AND INSTALLATION OF SEDIMENT CONTROL DEVICES CAN BE ADJUSTED TO ACCOMMODATESHORT-TERM ACTIVITIES SUCH AS CLEARING AND GRUBBING.
IF DEWATERING ACTIVITIES ARE REQUIRED THE CONTRACTOR SHALL SUBMIT FOR A DEWATERING
PERMIT WITH THE CITY OF ST. LOUIS PARK. DEWATERING THAT MAY HAVE SEDIMENT-LADEN
DISCHARGE MUST BE DISCHARGED IN ACCORDANCE WITH THE CITY'S MS4 PERMIT REQUIREMENTS.
THE PERMITTEE MUST AMEND THE SWPPP AS NECESSARY TO INCLUDE ADDITIONAL
REQUIREMENTS, SUCH AS ADDITIONAL OR MODIFIED BMPS, DESIGNED TO CORRECT PROBLEMS
IDENTIFIED OR ADDRESS SITUATIONS WHENEVER:
1. THERE IS A CHANGE IN DESIGN, CONSTRUCTION, OPERATION OR MAINTENANCE.
2. WEATHER OR SEASONAL CONDITIONS THAT HAVE SIGNIFICANT EFFECT ON DISCHARGE.
INSPECTION IS REQUIRED WITHIN 24 HOURS OF A RAINFALL EVENT GREATER THAN ONE-HALF
INCH.
3. INSPECTION OR INVESTIGATION BY SITE OPERATORS, LOCAL, STATE, OR FEDERAL OFFICIALS
INDICATE THE SWPPP IS NOT EFFECTIVE.
4. THE SWPPP IS NOT ACHIEVING THE GENERAL OBJECTIVES OF CONTROLLING POLLUTANTS OR
THE SWPPP IS NOT CONSISTENT WITH THE TERMS AND CONDITIONS OF THIS PERMIT.
5. THE MPCA DETERMINES THAT DISCHARGE MAY CAUSE OR CONTRIBUTE TO NON-ATTAINMENT
OF ANY APPLICABLE WATER QUALITY STANDARDS OR THE SWPPP DOES NOT INCORPORATETHE REQUIREMENTS RELATED TO AN APPROVED TOTAL MAXIMUM DAILY LOAD (TMDL).
THE PERMITTEE MUST IMPLEMENT THE SWPPP AND INSTALL BMPS IDENTIFIED IN THE SWPPP IN AN
APPROPRIATE AND FUNCTIONAL MANNER.
THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE DELINEATED ON THE SITE BEFORE
CONSTRUCTION BEGINS.
ALL SEDIMENT DEPOSITS WITHIN SURFACE WATERS MUST BE REMOVED AND RESTABILIZED WITHIN
7 DAYS OF DISCOVERY. THIS INCLUDES DELTAS AND STORM SEWER SEDIMENT DEPOSITS.
RECEIVING WATERS:
THE PROJECT IN ITS ENTIRETY IS PART OF THE MINNEHAHA CREEK WATERSHED
DISTRICT AND IS LOCATED IN THE MINI WATERSHED MC-111.
THE PROJECT DRAINS TO THE CITY OF ST LOUIS PARK'S EXISTING STORM SYSTEM
WHICH OUTLETS TO BASS LAKE, THE MINNEAPOLIS CHAIN OF LAKES AND THE
MINNEHAHA CREEK, WHICH IS IDENTIFIED BY THE MPCA AS AN IMPACTED WATER.
FIELD REQUIREMENTS:(continued)
ALL EXPOSED AREAS MUST HAVE TEMPORARY EROSION PROTECTION OR PERMANENT COVER FOR
THE EXPOSED SOIL AREA, YEAR ROUND, WITHIN 7 DAYS WHEN THE AREAS NOT ACTIVELY BEING
WORKED:
CONTRACTOR SHALL BE RESPONSIBLE FOR KEEPING EXISTING PAVED SURFACES CLEAN OFSEDIMENT BY STREET SWEEPING ROADWAYS WHEN A SIGNIFICANT ACCUMULATION OF SEDIMENT
OCCURS ON THESE SURFACES. ANY SEDIMENT TRACKED OFF-SITE IS TO BE REMOVED WITHIN 24
HOURS.
CONTRACTOR SHALL BE RESPONSIBLE FOR IMPLEMENTING THE FOLLOWING POLLUTION
MANAGEMENT MEASURES ON THE SITE:
1. SOLID WASTE: COLLECTED SEDIMENT, ASPHALT & CONCRETE MILLINGS, FLOATING DEBRIS,
PAPER, PLASTIC, FABRIC, CONSTRUCTION AND DEMOLITION DEBRIS AND OTHER WASTES MUST
BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA AND ;LOCAL DISPOSAL
REQUIREMENTS.
2. HAZARDOUS MATERIALS: OIL, GASOLINE, PAINT, AND ANY HAZARDOUS SUBSTANCES MUST BE
STORED, INCLUDING SECONDARY CONTAINMENT, TO PREVENT SPILLS, LEAKS OR OTHER
DISCHARGES. RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROVIDED TO PREVENT
VANDALISM. STORAGE AND DISPOSAL OF HAZARDOUS WASTE MUST COMPLY WITH MPCA AND
LOCAL REGULATIONS.
3. A WASH AREA FOR TRUCKS AND OTHER EQUIPMENT WILL NOT BE ALLOWED ON THE SITE. NO
ENGINE DEGREASING ALLOWED ON SITE.
TEMPORARY AND PERMANENT SEDIMENTATION BASINS MUST BE DRAINED AND SEDIMENT REMOVED
ONCE THE SEDIMENT COLLECTED REACHES ONE THIRD THE STORAGE VOLUME WITHIN 72 HOURS,
AS FIELD CONDITIONS ALLOW.
CALCULATIONS:
EXISTING IMPERVIOUS SURFACE AREA:1.010 ACRES
BUILDING AREA 0.635 ACRES
PAVED AREAS 0.374 ACRES
POST CONSTRUCTION IMPERVIOUS AREA:1.010 ACRES
ALL BUILDING DRAINAGE TO BE COLLECTED AND REUSED ON-SITE
POST CONSTRUCTION IMPERVIOUS AREA DRAINING FROM THE SITE: 0.374 ACRES (63% REDUCTION)
AREA TO BE DISTURBED DURING CONSTRUCTION:8940 SQ FT (0.205 ACRES)
City Council Meeting of March 20, 2017 (Item No. 8d)
Title: Douglas Corporation - Conditional Use Permit Page 15
SITE DEVELOPMENTFACILITIES & PIPING PLAN
002-CFP-1
9
TLW
TLW
TEK
TEK
Drawing No.
Designed By
Checked By
Filename
Approved By
Project No.
Drawn ByRevisionNumberRevision DescriptionDrawnByDateCheckedBySheet No.
Project Date
DOUGLAS CORPORATIONSTORMWATER CAPTURE AND REUSE3520 XENWOOD AVE SST LOUIS PARK, MN
13160
01/27/2017MPCA 100%NOT FOR CONSTRUCTION
0 02CFEP1.DWG
XENWOOD AVE S
20'0
35TH STREET W
YOSEMITE AVE S
ALLEY
SEE 002CFEP2 FOR ENLARGED PLAN
010
6" POP-UP DRAIN EMITTER
90° BEND - INV. 896.30 TO
EXTEND PIPING TO EXISTING
GRADE, EL. 901.0
011
014 015013012 016
017
021 022 024
023
025
026
027 028 029
6" OF
12" D
SEE 100-SM-1 FOR FM CONTINUATION
100
MANUFACTURING BUILDING
P200
200
LIFT STATION
STORAGE TANK
NO. 2
STORAGE TANK
NO. 1
FIELD VERIFY
EXISTING PIPING
ADJUST DRAIN PIPE
LOCATION TO AVOID
GENERAL NOTES:
1. PRIOR TO ANY EARTH MOVING ACTIVITIES ALL EROSION
CONTROL MEASURES SHALL BE IN PLACE, SEE 002-CG-1 FOR
EROSION CONTROL PLAN.
2. EXISTING IRRIGATION SYSTEM NOT SHOWN ON DRAWINGS.
CONTRACTOR SHALL COORDINATE WITH OWNER TO LOCATE. IF
LOCATION CONFLICTING WITH PIPING AS SHOWN CONTRACTOR
SHALL CONTACT ENGINEER TO VERIFY LOCATION ADJUSTMENTS.
2. EXISTING SPLASH PADS TO BE REMOVED.
3. SITE RESTORATION SHALL MATCH EXISTING SURFACE
MATERIALS.
OVERFLOW PATH
CONNECTION SUMMARY
PIPE DIA. (IN)INVERT AT
LOCATION ID DESCRIPTION AT SPOUT CONNECTION SAN. TEE CONNECTION REFER TO DETAIL NOTES
010 DOWNSPOUT 6 892.35 ENCLOSE DOWNSPOUT
011 DOWNSPOUT 6 892.71 ENCLOSE DOWNSPOUT, PROTECT DOOR SLAB
012 DOWNSPOUT 6 893.79 ENCLOSE DOWNSPOUT, RESTORE MOW STRIP
013 DRAIN W/ PIPE 4 894.16 REMOVE EXISTING PIPING, RESTORE MOW STRIP
014 DRAIN 4 894.67 RESTORE MOW STRIP
015 DRAIN 4 895.29 RESTORE MOW STRIP
016 SCUPPER / NO DOWNSPOUT ----NO CONNECTION
017 DRAIN 4 896.34 RESTORE MOW STRIP
021 DOWNSPOUT 4 894.78 ENCLOSE DOWNSPOUT
022 DRAIN 4 895.16 REMOVE EXISTING PIPING
023 DOWNSPOUT ----NO CONNECTION
024 DOWNSPOUT ----NO CONNECTION
025 DOWNSPOUT ----NO CONNECTION
026 DRAIN 4 895.83
027 DRAIN 4 896.03
028 DOWNSPOUT ----NO CONNECTION
029 DRAIN 4 896.36
P200
12" D
12" D
12" D12" D
12" D
RESTORE CONCRETE
DRIVEWAY, SEE C110
PROTECT EXISTING
CONC. STEPS & BOLLARDS
9.5'
PROTECT EXISTING
BOLLARDS, TYP.
6.0'
8.0'
RESTORE CONCRETE
CURB & GUTTER, SEE C114
RESTORE CONCRETE
CURB & GUTTER, SEE C114
17.6'
P220
P220
P220
P220
P220
P220
P220
P200
P220
P200
MONITORING MANHOLE
6" OF, INV. 896.15 MIN. SLOPE 1/8" PER FT
MIN. SLOPE 1/8" PER FT
MIN. SLOPE 1/8" PER FT
MIN. SLOPE 1/8" PER FT
CLEANOUT
SEE C235
(UPPERROOF)(LOWERROOF)(MIDDLEROOF)(MIDDLEROOF)5.7'
6" OF, 45 ° BEND
INV. 896.00
RESTORE BITUMINOUS
PAVEMENT, SEE .C120
RESTORE BITUMINOUS
PAVEMENT, SEE .C120
17.6'17.6'
9.0'9.0'
24.6'21.3'
01
02
03
04
05
06
07
08
09
10
11
22 23
2421
20 25
19
18 27
26
17
16 29
28
15
14
30
31
32
3312
13
PARKING LOT & TREE SPACING DETAIL
20'0
AFTER COMPLETION OF SURFACE RESTORATION, PAINT PARKING
STRIPING TO MATCH EXISTING CONDITIONS.
SALVAGE & RESET
EXISTING CONC.
PARKING BUMPER,
TYPICAL EXISTINGRIGHT-OF-WAYEXISTING RIGHT-OF-WAY
EXISTINGRIGHT-OF-WAYPROTECT
EXISTING
POWERPOLE
NEW
CANOPY
TREE
NEW
CANOPY
TREE
NEW
CANOPY
TREE
EXISTING
CANOPY
TREE
NEW
CANOPY
TREE
34'
34'
7'
BIKE PARKING DETAIL
10'0
10.7'
8.0'2.5'
2.0'
2.0'
5-LOOP WAVE SYLE BIKE RACK, BLACK
BY ULINE OR APPROVED EQUAL.
MOUNT IN ACCORDANCE WITH
MANUFACTURER SPECIFICATIONS.
CONCRETE DRIVEWAY
SEE C110
NEW BIKE RACK. SEE
DETAIL ON THIS SHEET10'-8" X 8'-0"
SLOPE SHALL NOT EXCEED
2.0% IN ANY DIRECTION.
TRANSITION AREA
RESTORE CONCRETE
CURB & GUTTER, SEE C114
NEW
ORNAMENTAL
TREE
PROTECT
EXISTING
POWERPOLE
PROTECT
EXISTING
ORNAMENTAL
TREE
35TH STREET W
35TH STREET W
YOSEMITE AVE S
PROTECT
EXISTING
CANOPY
TREE
City Council Meeting of March 20, 2017 (Item No. 8d)
Title: Douglas Corporation - Conditional Use Permit Page 16
SITE DEVELOPMENTENLARGED FACILITIES, ELECTRICAL & PIPING PARTIAL PLAN
002-CFEP-2
10
TLW/RWC
TLW/RWC
TEK
TEK
Drawing No.
Designed By
Checked By
Filename
Approved By
Project No.
Drawn ByRevisionNumberRevision DescriptionDrawnByDateCheckedBySheet No.
Project Date
DOUGLAS CORPORATIONSTORMWATER CAPTURE AND REUSE3520 XENWOOD AVE SST LOUIS PARK, MN
13160
01/27/2017MPCA 100%NOT FOR CONSTRUCTION
0 02CFEP1.DWG
5'0YOSEMITE AVE S
ALLEYEXISTINGRIGHT-OF-WAYEXISTING RIGHT-OF-WAY
200
PUMP ST ATION
100
MANUFACTURING
BUILDING
010
VENT, SEE
BOLLARD, SEE
BOLLARD, SEE S100
S100
12"
D
1 2" D, 45° BEND
INV. 894.50
12" D
INV. 892.00
12" D
INV. 892.00
12" D
12" TANK
DRAIN
8"
V
E
N
T
6" D
SANITARY TEE, TYP.
INV. 892.35
SEE 002-CRFGP-1
STORAGE TANK
NO. 2
STORAGE TANK
NO. 1
12" TANK DRAIN
INV. 891.25
12" TANK DRAIN
OVERFLOW TO TANK NO. 2
FROM TANK NO. 1 2" FM6" OVERFLOW
SEE 002-CRFGP-1 FOR CONTINUATION
PRETREATMENT STRUCTURE
14.90'
13.70'
10.90'
2'-6"
1'-0"
SECTION
2-#4
1'-0"
1'-2"
2-#4BLDG.DOOR JAMB
BOLLARD
1"PLAN
CONCRETE ROUNDED SMOOTH
FILLED WITH CONCRETE
6" DIA. STANDARD STEEL PIPE
PAINTED TWO COATS
OF SAFETY YELLOW
1/2" PJF
CONCRETE PAVING OR APRON
CONCRETE FOUNDATION
BOLLARD DETAIL S100
NTS FACEM700
8.00'
2.50'
3.20'12" TANKDRAIN12"D12" D, 45° BEND
INV. 892.08
INV. 892.00
INV. 891.00
INV. 887.00 12" D
INV. 885.00
INV. 882.50
12" D
MAINTAIN MIN. SLOPE 1/8" PER FT
SLOPE 1.5%
INV. 895.00
INV. 882.25
INV. 884.75
66.00'10.00' DIA.
SLOPE 1.5%
66.00'10.00' DIA.5.00'INLINE CHECK VALVE
ENLARGED PARTIAL PLAN
8" VENT
8" VENT
8" VENT
890
900
880
SECTION B-B: WEST END
5'0
SECTION A-A: EAST END
5'0B002-CFP-2B002-CFP-2A002-CFP-2A002-CFP-2INV. 891.25
TOP OF TANK EL. 892.50
TANK INV. 882.50
TANK INV. 885.00
TOP OF TANK EL. 895.00
STORAGE TANK
NO. 2
STORAGE TANK
NO. 1
INV. 891.50
TOP OF TANK EL. 893.50
TANK INV. 883.50
TANK INV. 886.00
TOP OF TANK EL. 896.00
STORAGE TANK
NO. 2
STORAGE TANK
NO. 1
8" VENT
1 2 "O F T A N K 1 T O T A N K 2
INV. 887.50
SEE ENLARGED PLAN VIEW FOR CONTINUATION
8" VENT TOWARD STR 100,
TOP STR: 902.1
GENERAL NOTES:
1. SEE 999-C-4 FOR STORAGE TANK DETAIL.
2. MAX ALLOWABLE SOIL BEARING PRESSURE=1500 PSF. GEOTECHNICAL
ENGINEER TO FIELD VERIFY BEARING CONDITIONS DURING CONSTRUCTION.
PROVIDE BEDDING AND FILL MATERIALS IN ACCORDANCE W/ MANUFACTURER
RECOMMENDATIONS.
SEE 999-C-3 FOR DETAIL
890
900
880
EXI STING GROUND EXIST ING GROUND E1007-DS-2SLOPE +1.0% FROM STR 200 TO OUTLET
SEE EXISTING UTILITIES REMOVAL
DETAIL E100
200-SBX-0111
200-SBX-0112
200-SBX-0112
PLAN NOTES:
1.SEE SPLICEBOX DETAIL .
1
E037
1
NEW CANOPY TREE
SEE PARKING LOT & TREE SPACING
DETAIL ON SHEET 002-CFP-1
City Council Meeting of March 20, 2017 (Item No. 8d)
Title: Douglas Corporation - Conditional Use Permit Page 17
Meeting: City Council
Meeting Date: March 20, 2017
Action Agenda Item: 8e
EXECUTIVE SUMMARY
TITLE: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
RECOMMENDED ACTION:
•Motion to approve Second Reading and Adopt Ordinance vacating the northern eight feet of
alley right-of-way and approve the Summary Ordinance for publication.
•Motion to approve Second Reading and Adopt Ordinance adding Section 36-268-PUD 8 of
the Zoning Code and amending the Zoning Map from IP-Industrial Park to PUD 8 for the
property located at 5605 36th Street West and approve the Summary Ordinance for publication.
POLICY CONSIDERATION: Does the City Council support the proposed applications to allow
for The Elmwood redevelopment.
SUMMARY: 36th Street LLC submitted applications for Alley Vacation, and Preliminary and
Final Planned Unit Development for redevelopment of 5605 W. 36th Street. 36th Street LLC
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 (AMI),
approximately 4,920 square feet of commercial space, and 188 parking stalls. The unit mix
includes; 14% 1 bedroom units, 23% 1 bedroom + den units, 44% 2 bedroom units, and 19% 2
bedroom + den units. The northern 8 feet of alley right-of-way is not needed for public purposes,
therefore, it can be vacated.
The City Council voted 6-1 to approve the First Reading of the Ordinance to vacate the northern
8 feet of alley right-of-way. Five affirmative votes are needed to approve the alley vacation. The
City Council approved the Preliminary and Final Plat and the First Reading of the PUD Ordinance
on March 6, 2017 on a 5-2 vote. Four affirmative votes are needed to approve the PUD.
FINANCIAL OR BUDGET CONSIDERATION: The developer applied for tax increment
financing to defray a portion of the extraordinary expenses to redevelop the site. An analysis of
the request and a recommended level of assistance will be presented at the March 27th Study
Session.
VISION CONSIDERATION: St. Louis park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Discussion and Existing & Proposed Zoning
Alley Vacation Exhibit
Draft Alley Vacation & PUD Ordinances
Excerpt of Planning Commission Minutes
Development Plans & Traffic Study
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
Michele Schnitker, Deputy CD Director
Approved by: Tom Harmening, City Manager
City Council Meeting of March 20, 2017 (Item No. 8e) Page 2
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
DISCUSSION
SITE INFORMATION:
Site Area: 0.99 acres
Current Zoning: I-P Industrial Park
Proposed Zoning: PUD-Planned Unit Development
Comprehensive Plan: MX Mixed Use
Current Use: 36th Street Business Center and American Legion
Surrounding Land Uses: North: 36th Street W., Hoigaard Village
East: Highway 100
South: Micro Center and Burlington Coat Factory
West: Xenwood Avenue S., one-story industrial buildings
BACKGROUND: The Elmwood is the redevelopment of the existing 36th Street Business Center
and American Legion located at the southeast corner of Xenwood Avenue and 36th Street West.
The applicant is proposing to demolish the existing building to construct a six story, mixed-use
development restricted to residents age 55 or over. The western portion of the building contains
4,920 gross square feet of commercial space, with space for outdoor seating. Active uses fronting
36th Street include a fitness studio, leasing office and main entrance. The active uses on 36th Street
are approximately 60% of the building’s ground floor frontage.
Additional residential amenities located on the ground floor include a yoga room, a building shop,
a residence shop, an arts and craft room, a party room, a club room, and a library business center.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 3
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
Residential units account for the remaining 40% of frontage on 36th Street and include three
residential dwelling units, two of which have entrances directly to the street, to maintain an active
“front door” presence. An additional four dwelling units are located on the ground floor and have
individual entrances via the designed outdoor recreation area (DORA). The development promotes
biking through a large indoor bike storage area and hanging wall units located in the underground
ramp. The development also includes a large rooftop patio space.
PRELIMINARY AND FINAL PLAT ANALYSIS: City Council approved 36th Street LLC’s
plat to combine the property located at 5605 W. 36th Street with a portion of the city-owned alley
to the south to develop the proposed 6-story, 85 unit mixed-use building and parking areas. The
plat will be named Elmwood Addition.
Lots: Lot 1, Block 1, Elmwood Addition will have a lot area of 0.99 acres. This lot will be the
location of the proposed Elmwood mixed-use development. The proposed residential density for
this site is 85.8 units/acre.
Alley Right-of-Way: The applicant filed a request to vacate the northern portion of the city-owned
alley right-of-way that exists between the site’s south property line and the Burlington Coat
Factory parcel. This alley right-of-way is not used by the city, and acts as a landscaped island
between the two properties.
Staff are supportive of vacating the northern 8 feet of the alley.
To improve future circulation, the City of St. Louis Park would like to see a future internal access
drive from the Burlington site to The Elmwood’s surface parking lot if the Burlington site
subdivides or redevelops. To facilitate this possibility, St. Louis Park will retain ownership of the
southern portion of the existing alley between the two properties.
Easements: Easements are required along 36th Street and Xenwood Avenue to accommodate
drainage and utilities along the street. The applicant is granting a 10 foot wide easement along
Xenwood Avenue and a 6 foot wide easement along 36th Street.
Xcel Energy maintains overhead electric lines in the alley, and the applicant has worked with Xcel
to bury the power lines. A two foot wide drainage and utility easement will remain between the
proposed underground parking garage and the south property line.
Right-of-Way Dedication: The City of St. Louis Park hired SRF in 2006 to analyze the design of
36th Street to accommodate vehicular traffic while providing a welcoming streetscape for
pedestrians and bicyclists. The enhancement design calls for on-street parking, a bike lane, and
increased landscape materials in this area. The Elmwood is dedicating 32 feet (10,460 square feet)
of right of way along 36th Street, and 6 feet (798 square feet) of right-of-way along Xenwood
Avenue to accommodate the city’s plans for these streets.
Park Dedication: The Parks and Recreation Advisory Commission recommended cash-in-lieu of
park land dedication. The 2017 fee schedule sets the Park Dedication Fee at $1,500 per dwelling
unit and the Trail Dedication Fee at $225 per dwelling unit. Dedication fees for the commercial
use of the site have previously been collected. At 85 units the fees would total $127,500 and
$19,125.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 4
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
PUD ANALYSIS:
Description: The developer requests approval of a preliminary and final Planned Unit
Development (PUD). A PUD is a rezoning and zoning text amendment that establishes the
regulations for a specific property.
The 0.99-acre site is smaller than the required 2 acres for a Planned Unit Development. City
Council has the authority to waive this requirement, and City Council has indicated support for a
PUD approach for this property because it allows for conditions and requirements that fit the
context and character of the individual site and the proposed development, and the development
fits in with the vision for the Elmwood Area.
Comprehensive Plan: The Comprehensive Plan designates the site for mixed use. This category
would allow for multifamily uses, provided commercial uses are also included. 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.
Staff finds that this site is suitable for the proposed mixed use development and meets many of the
objectives of the Comprehensive Plan. The site provides a mixture of market rate and affordable
apartments while also providing ground floor commercial space and residential units promoting
an active street frontage. The development provides ample bike parking and is situated in close
proximity to the Cedar Lake Trail, Route 17F and Route 615 bus lines, and is near the future
SWLRT Wooddale Avenue station.
Staff also finds that the proposed development supports goals in the Elmwood Area Land Use,
Transit and Transportation Study completed in 2003. Applicable goals are listed below.
•Land Use: Parcels adjacent to the south side of the West 36th Street should be redeveloped
for mixed use with retail/service on the first floor and residential or professional offices
above.
•Transportation: Xenwood Avenue should be extended from Wooddale Avenue north to the
TH 7 South Frontage Road, and a four-way signal control should be implemented at the
Xenwood/Wooddale intersection.
•Pedestrian/Bicycle: Improve pedestrian/bicycle accommodations throughout study area to
serve transit, parks, retail areas, and regional pedestrian/bicycle connections.
•Aesthetics: Improve streetscape of West 36th Street.
•Desired Neighborhood Improvements: Complete sidewalk system; improve sidewalk
accessibility; improve transit; affordable senior housing; trees; improved trails and trail
connections; pedestrian lighting.
Building and Site Design Analysis: The Elmwood meets the PUD ordinance goals for building
and site design. The 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 considered:
(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. Staff finds the plan meets this requirement.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 5
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
(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.
Staff finds this criteria will be met.
(3) A PUD shall comply with the City’s Green Building Policy. This is a condition of approval.
The architect is working with Xcel Energy, Centerpoint Energy, and the City of St. Louis Park to
comply.
(4) The use of green roofs or white roofs and on-site renewable energy is encouraged. The
development includes a rooftop element which serves as outdoor amenity space and is credited
towards the Designed Outdoor Recreation Area (DORA). However, the Elmwood is not proposing
any green or white roofs nor any on-site renewable energy.
ZONING ANALYSIS: The following table provides the development metrics. The property will
be rezoned to a Planned Unit Development (PUD). The proposed performance and development
standards, as indicated in the development plans, establish the development requirements for this
property if approved.
Zoning Compliance Table.
Factor Required Proposed Met?
Use Office/Commercial/Industrial Mixed Use-Commercial and Residential Yes
Lot Area 2.0 acres, or less with City Council
approval
0.99 acres Yes
Height None with PUD 76.9 feet Yes
Building
Materials
Minimum of 60% Class I materials 63.4% Class I
36.6% Class II
Yes
Density 50 units/acre, or more with PUD 85.8 units/acre Yes
Floor Area Ratio None with PUD 2.75 Yes
Ground Floor
Area Ratio
N/A 0.44 Yes
Off-Street
Parking
Residential: 138 spaces
•1 space/bedroom
Commercial: 20 spaces
•1 space/250 square feet for
Commercial-office space
Total: 158 spaces
162 underground spaces
17 off-street surface spaces
9 On-street spaces
Total: 188 parking spaces
Yes
Bicycle Parking 10% of required vehicle parking
(16)
126 spaces in underground ramp
10 exterior bike spaces
Total: 136 bike spaces
Yes
Open
Area/DORA
No specific percentage with PUD Ground Floor: 8,100 square feet
Rooftop: 1,060 square feet
Total: 9,160 square feet, 21.2%
Yes
Landscaping See Landscaping section Yes
Setbacks None with PUD
36th Street Streetscape = ~10
Front (North): 10’ to 13’, Plaza 0’,
Patios 4’
Side (East): 1’
Rear (South): varies, 17’- 64’
Yes
City Council Meeting of March 20, 2017 (Item No. 8e) Page 6
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
Factor Required Proposed Met?
Side (West): 10’
Mechanical
Equipment
Full screening required Rooftop equipment – none at this time.
Any proposed rooftop equipment shall
be screened by parapet so as not visible
from off-site.
Yes
Sidewalks Required along all street frontages Provided along all street frontages Yes
Refuse handling Full screening required Located in underground garage Yes
Transit service None required Served by Route 615;
Future SWLRT service
Yes
Stormwater
Management
None required The site is ≤ 1 acre and has been
provided in the Hoigaard Detention
Pond.
Yes
Uses: The proposal includes a mix of commercial and residential space on the ground floor and
units on floors two through six. The ground level will include six residential dwelling units, 4,920
gross square feet of commercial space, and 4,259 gross square feet for residential amenities
including an exercise studio, a yoga room, a building shop, a residence shop, an arts and craft
room, a party room, a club room, and a library business center. Two of the six ground floor
residential units will have interior entrance doors, and walkout access to 36th Street.
The 85 dwelling units are comprised of a mix of 1 bedroom, 1 bedroom + den, 2 bedroom, and 2
bedroom + den units. 20% of the dwelling units will be designated as affordable at 60% area
median income.
The residential units are slightly larger than what is currently on the market, averaging
approximately 1,070 square feet, as the developer is designing the building for residents 55+ in
age who are looking to downsize from a single-family home to a long-term apartment. Additionally
the building will have a high percentage of two bedroom units with 53 units being two bedroom
or two bedroom plus den units.
UNIT SUMMARY
TYPE LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 TOTALS
1 BEDROOM 2 2 2 2 2 2 12
1 BEDROOM + DEN 1 3 4 4 4 4 20
2 BEDROOM 2 7 7 7 7 7 37
2 BEDROOM + DEN 1 3 3 3 3 3 16
TOTALS 6 15 16 16 16 16 85
Architectural Design: The proposal is for a 6-story, 85 unit mixed use building. The building
massing is sited toward the north side of the property. Commercial and amenity functions are
located exclusively on the ground floor providing active uses along 36th Street. In addition, three
residential units front 36th Street on the ground floor, each with individual residential entrances.
The primary building materials are natural stone, stucco, glass, pre-cast stone and prefinished
metal panels. Stone and storefront glazing form the base and western corner of the building with a
visual bridge of metal awning separating the first floor from the rest of the building, adding
dimension, and softening the height. The residential floors two through five of the building are
predominantly natural stone and stucco, while the sixth floor façade is comprised of precast metal
City Council Meeting of March 20, 2017 (Item No. 8e) Page 7
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
panels. The residential floors have recessed patios in the middle of the building, and overhanging
patios on the building’s eastern and western corners. The south face of the building is
predominantly stucco and natural stone, with stone on the first floor facing the outdoor space.
Height: The Elmwood is proposed to be 6 stories or 76.9 feet in height. This is approximately 10
feet taller than Hoigaard Village across the street. The height increase was encouraged by
members of the city council to increase the number of affordable dwelling units in the
development.
Lighting: The current photometric plan meets the recommended level of 0.5 – 1.0 foot candle past
the property line. The LED lighting features chosen are consistent with the aesthetic features of
the building and are not anticipated to present a nuisance to neighboring properties.
Parking: Parking will total 188 stalls with 162 stalls in the two-story underground parking ramp,
17 stalls in the surface parking lot, and 9 on-street spaces along 36th Street. An on-street loading
bay has also been provided on the east side of Xenwood Avenue. This property is located within
¼ mile of the future Wooddale Southwest LRT station, and is served by Metro Transit Bus Route
615. The plan provides 136 bicycle parking stalls in an indoor secure bike room, wall hanging
units and exterior racks.
Access: Vehicular access to the building will occur from an entrance drive located on the east side
of Xenwood Avenue. Xenwood Avenue is a signalized intersection, providing for controlled
vehicular movements in all directions. The entrance drive off Xenwood is the only vehicular
access point into the building’s off-street parking lot and the two story underground garage. Cars
have two-way access to a 17 stall visitor surface parking lot with sidewalk access into the south of
the building.
To improve future circulation, the City of St. Louis Park would like to see an internal access drive
from the Burlington site to The Elmwood’s surface parking lot if the Burlington site redevelops.
To facilitate this possibility, St. Louis Park will retain ownership of the southern portion of the
existing alley between the two properties. As a condition of approval, the Planning Development
Contract will require the property owner to make said future connection to a shared access if and
when it is available and require the existing driveway access onto Xenwood Avenue to close at
that time.
Loading/Service Areas: The building plans show one trash collection area for both the residential
and commercial uses. The trash collection area is located inside the first level of the underground
parking garage. Trash, recycling, and organic material chutes are provided from all levels of the
building to the collection point. Trash pickup access will occur in the south parking lot or the
Xenwood Avenue loading zone.
A loading zone is provided on the east side of Xenwood Avenue. This loading zone will have
limited hours, and will be available for commercial deliveries and residential move-ins.
Landscaping: The landscape plan indicates 43 new trees, 183 new shrubs, and 650 new
perennials. The project does not meet the city’s planting and tree replacement requirements. The
plan includes a variety of alternative landscaping measures in order to meet the intent of the
landscaping ordinance. These alternative measures include: outdoor fireplaces, pergola structure,
outdoor space located on the roof, and art.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 8
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
The developer has agreed to provide public art, and the plan includes a place-holder location for
art. The city’s expectation is for the owner to have city and public involvement in the selection of
the art work location, artist, and art work. The city recommends no less than $60,000 be expended
for public art, and that the art be privately owned and maintained.
Designed Outdoor Recreation Area (DORA): The proposed development plans illustrate DORA
through the inclusion of the 8,100 square feet outdoor space in the rear of the building, and 1,060
square feet of amenity space on the roof. The plan exceeds the City’s minimum 12% DORA
requirements, and provides approximately 21.2% of DORA.
Signs: A sign plan was not submitted for review. Signs will require permits and shall comply with
the sign regulations for the Mixed Use (MX) District.
Utilities: All small utilities will be placed underground. Utility service structures, such as a
generator and transformer, will be screened completely from off-site with materials consistent with
main building facade. Per the development agreement, buildings will provide the necessary
infrastructure to take advantage of fiber-optic service lines in the vicinity of the development.
Maintenance: 5606 36th Street West is located within Special Service District #6. The property
owner pays a special service assessment annually, and the city provides maintenance above and
beyond the standard maintenance for the 36th Street streetscape. The property owner has agreed to
remain in Special Service District #6 and will continue to contribute to the district expenses. This
condition is included in the Planning Development Contract.
Public Input: A neighborhood meeting regarding the development was held on November 29,
2016. Approximately 10 people attended excluding city and developer representatives. Attendees
included managers of nearby apartment buildings and residential property owners from the
Elmwood neighborhood. Concerns included adequate parking and compliance with zoning codes
particularly regarding façade materials. Comments about the height were also expressed. One
person said he thought 5 stories was the maximum for the area, but when the Elmwood was
compared to the Tower Light and Hoigaard Village developments, there was only a 10 foot
difference. Six stories at the proposed height seemed amiable to the meeting attendees. Several
comments were made in favor of the Elmwood development, but asked that the city pay special
attention to the overall traffic along 36th Street as future development occurs. The manager of
Hoigaard Village thought The Elmwood’s targeted demographic would bring vibrancy to the
neighborhood and street.
STAFF RECOMMENDATIONS:
Staff recommends approval of the vacation of the northern 8 feet of alley right-of-way.
Planning Commission and city staff recommend approval of The Elmwood Preliminary and
Final Planned Unit Development subject to the following conditions:
1.The site shall be developed, used and maintained in accordance with the conditions of this
ordinance, approved Official Exhibits, and City Code.
2.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 with materials consistent with the primary façade materials.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 9
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
3.Prior to starting any land disturbing activities, the following conditions shall be met:
a.Assent Form and Official Exhibits shall be signed by the applicant and property
owner.
b.A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and City representatives.
c. All necessary permits shall be obtained.
4. Prior to issuance of building permits, the following conditions shall be met:
a.The developer shall sign the City's Assent Form and the Official Exhibits.
b.A Planning Development Contract shall be executed between the Developer and
City that addresses, at a minimum:
i.The conditions of PUD approval as applicable or appropriate.
ii.The installation of all public improvements including, but not limited to:
on-street parking, sidewalks and boulevard improvements and the execution
of any necessary agreements related to the maintenance of such
improvements including the inclusion of Special Service District #6.
iii.The developer’s contribution of $34,000 to the City for regional stormwater
pond improvements.
iv.Developer agrees to provide art work on or near the site with city/public
involvement in the selection of the location, artist, and art work.
v.Easements related to electronic communication and fiber infrastructure.
vi.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 1.25
times of the costs of all public improvements (sidewalks and boulevards),
and the private site stormwater management system and landscaping.
vii.The developer shall reimburse City attorney’s fees in drafting/reviewing
such documents as required in the final PUD approval.
viii.The Mayor and City Manager are authorized to execute said Planning
Development Contract.
c.Final construction plans for all public improvements and private stormwater system
shall be signed by a registered engineer and submitted to the City Engineer for
review and approval.
d.Building material samples and colors shall be submitted to the City for review and
approval.
5. 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 and holidays.
b.The site shall be kept free of dust and debris that could blow onto neighboring
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 City
Engineer (or designee) that appropriate safety measures have been taken to ensure
motorist and pedestrian safety.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 10
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
f.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.
g.Temporary electric power connections shall not adversely impact surrounding
neighborhood service.
6. Prior to the issuance of any permanent certificate of occupancy permit the following shall
be completed:
a.Public improvements, private utilities, site landscaping and irrigation, and storm
water management system shall be installed in accordance with the Official
Exhibits.
7.All mechanical equipment shall be fully screened. Rooftop equipment may be located as
indicated in the Official Exhibits so as not to be visible from off-site.
8.The materials used in, and placement of, all signs shall be integrated with the building
design and architecture.
9.Bicycle parking on site shall be located within fifty feet of the building’s front entrance.
All of the above conditions have been incorporated into ordinance; or will be incorporated
into the Planning Development Contract.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 11
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
Right-of-Way Vacation Exhibit:
City Council Meeting of March 20, 2017 (Item No. 8e) Page 12
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
ORDINANCE NO. ____-17
ORDINANCE AMENDING THE ST. LOUIS PARK
CITY CODE RELATING TO ZONING BY
CREATING SECTION 36-268-PUD 8
AS A PLANNED UNIT DEVELOPMENT ZONING DISTRICT
FOR THE PROPERTY LOCATED AT 5605 W 36TH STREET
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. 16-47-S, 16-48 PUD, 16-49-VAC) for amending the Zoning Ordinance to
create a new Planned Unit Development (PUD) Zoning District.
Sec. 2. The Comprehensive Plan designates this property as Mixed Use.
Sec. 3. The Zoning Map shall be amended by reclassifying the following described lands
from I-P Industrial Park to PUD 8:
Lot 1, Block 1, Elmwood Addition, Hennepin County, Minnesota
Sec. 4. The St. Louis Park Ordinance Code, Section 36-268 is hereby amended to add the
following Planned Unit Development Zoning District:
Section 36-268-PUD 8.
(a) Development Plan
The site shall be developed, used and maintained in conformance with the following Final
PUD signed Official Exhibits:
1. C0.0– Cover Sheet
2. C0.1 – Site Survey
3. C0.2 – Preliminary Plat
4. C0.3 – Final Plat
5. C1.0 – Removals Plan
6. C2.0 – Site Plan
7. C2.1 – Green Roof Layout & Landscape Plan
8. C2.2 – Rooftop Green Roof Layout & Landscape Plan
9. C3.0 – Grading Plan
10. C4.0 – Utility Plan
11. C5.0 – Civil Details
12. L1.0 – Landscape Plan
13. LT1.0 – Lighting Plan
14. LT1.1 – Lighting Specifications
15. A010 – Floor Plan – Level (-2) & (-1)
16. A011 – Floor Plan – Level 1 & 2
17. A012 – Floor Plan – Level 3 & 4
City Council Meeting of March 20, 2017 (Item No. 8e) Page 13
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
18. A013 – Floor Plan – Level 5 & 6
19. A014 – Floor Plan – Roof
20. A200 – Exterior Elevations
21. A201 – Exterior Elevations
22. Shadow Study
23. Front Perspective 1
24. Front Perspective 2
25.Rear Perspective
26.Exterior Vignettes
The site shall also conform to the following requirements:
1)The property shall be developed with 85 residential units and a minimum of 4,920
square feet of ground floor commercial space.
2)At least 179 off-street parking spaces shall be constructed. At least nine (9) public
on-street parallel parking spaces shall be constructed on 36th Street West and one
public on-street loading bay shall be installed adjacent to the site.
3) The maximum building height shall not exceed 77 feet and six stories.
4)The development site shall include a minimum of 12 percent designed outdoor
recreation area based on private developable land area.
(b) Permitted with Conditions
(1)Multiple-family dwellings. The conditions are as follows:
a.Multiple-family dwellings are permitted on all floors of the building.
b.Residential units are limited to a maximum of 35 percent of the ground floor
area of the building.
c.Multiple-family dwellings shall not exceed 40 percent of building frontage along
36th Street West.
d.Uses associated with the multiple-family dwellings, including, but not limited to
the residential office, fitness facility, mail room, assembly rooms or general
amenity space are limited to a maximum of 45 percent of the ground floor area
of the building.
(2)Commercial uses. Commercial uses are only permitted on the first floor, and are
limited to coffee shops, office, private entertainment (indoor), retail shops, service,
showrooms and studios. The conditions are as follows:
a.All parking requirements must be met for each use.
b. Hours of operation shall be limited to 6 a.m. to 12 a.m.
c.Restaurants are prohibited.
d. In vehicle sales is prohibited.
(3)Civic and institutional uses. Civic and institutional uses are limited to
education/academic, library, museums/art galleries, indoor public parks/open space,
police service substations, post office customer service facilities, public studios and
performance theaters. The conditions are as follows:
City Council Meeting of March 20, 2017 (Item No. 8e) Page 14
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
a.All parking requirements must be met for each use.
b. Hours of operation for shall be limited to 6 a.m. to 12 a.m.
c.In vehicle sales is prohibited.
(c) Accessory Uses
Accessory uses are as follows:
(1)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.
(2)Home occupations complying with all of the conditions in the R-C district.
(3)Catering, if accessory to food service, delicatessen or retail bakery.
(4)Gardens.
(5)Parking lots.
(6)Outdoor seating, public address (PA) systems are prohibited.
(7)No outdoor uses or storage allowed.
(d) Special Performance Standards
(1)All general zoning requirements not specifically addressed in this ordinance shall be
met, including but not limited to: outdoor lighting, architectural design, landscaping,
parking and screening requirements.
(2)Each commercial, civic or institutional tenant space on the ground floor shall have
a direct and primary access to and from the 36th Street (north) building façade and
the access shall remain open during business hours.
(3)All trash, garbage, waste materials, trash containers, and recycling containers shall
be kept in the manner required by this Code. All trash handling and loading areas
shall be screened from view within a waste enclosure.
(4)Signage shall be allowed in conformance with the approved redevelopment plan or
final PUD site plan and development agreement in accordance with the following
conditions:
a.Pylon signs are prohibited;
b.Freestanding monument signs shall utilize the same exterior materials as the
principal buildings and shall not interfere with pedestrian, bicycle or
automobile circulation and visibility;
c.Maximum allowable number, sizes, heights and yards for signs shall be
regulated by section 36-362, MX requirements.
d.Wall signs of non-residential uses shall only be placed on the ground floor
and exterior walls of the occupied tenant lease space, and/or a monument
sign.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 15
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
e.Wall signs shall not be included in calculating the aggregate sign area on
the lot if they meet the following outlined conditions:
1.Non-residential wall signs permitted by this section that do not
exceed seven percent of the exterior wall area of the ground floor
tenant lease space.
2.The sign is located on the exterior wall of the ground floor tenant
lease space from which the seven percent sign area was derived.
3. No individual wall sign shall exceed 80 square feet in area.
(5)Façade. The following façade design guidelines shall be applicable to all ground
floor non-residential street-facing facades:
a.Minimum ground floor transparency shall be 65% at the pedestrian level.
b.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 signs. The remaining 90% of window and
door area shall be clear or slightly tinted glass, allowing views into and out
of the interior.
c.Active permitted uses, not including storage areas or utility closets, shall be
maintained for a minimum depth of 15 feet.
d.Visibility into the space shall be maintained for a minimum depth of ten
feet. This requirement shall not prohibit the display of merchandise.
(6)Awnings.
a.Awnings shall be constructed of heavy canvas fabric, metal and/or glass.
Plastic and vinyl awnings are prohibited.
b.Backlit awnings are prohibited.
Sec. 4. The contents of Planning Case File 16-47-S, 16-48 PUD, 16-49-VAC are hereby
entered into and made part of the public hearing record and the record of decision for this case.
Sec. 5. This Ordinance shall take effect fifteen days after its publication.
Public Hearing February 1, 2017
First Reading March 6, 2017
Second Reading March 20, 2017
Date of Publication March 30, 2017
Date Ordinance takes effect April 14, 2017
Reviewed for Administration Adopted by the City Council March 20, 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 March 20, 2017 (Item No. 8e) Page 16
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
SUMMARY FOR PUBLICATION
ORDINANCE NO.____-17
AN ORDINANCE CREATING A NEW
PLANNED UNIT DEVELOPMENT ZONING DISTRICT
5605 WEST 36th STREET
This ordinance states that the Zoning Map shall be amended from I-P Industrial Park to PUD 8;
and the Zoning Ordinance Code, Section-268 will be amended to add Section 36-268-PUD 8.
This ordinance shall take effect 15 days after publication.
Adopted by the City Council March 20, 2017
Jake Spano /s/
Mayor
A copy of the full text of this ordinance is available for inspection with the City Clerk.
Published in St. Louis Park Sailor: March 30, 2017
City Council Meeting of March 20, 2017 (Item No. 8e) Page 17
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
ORDINANCE NO.____-17
AN ORDINANCE VACATING NORTHERN EIGHT FEET OF
ALLEY RIGHT-OF-WAY LOCATED BETWEEN
5605 36th STREET WEST & 3700 HIGHWAY 100
THE CITY OF ST. LOUIS PARK DOES ORDAIN:
Section 1. The petition to vacate the northern eight feet of alley right-of-way was
initiated by 36th Street LLC. 36th Street LLC is the owner of the property abutting the north side
of the alley to be vacated and represents a majority of all owners abutting the alley proposed to be
vacated. The notice of said petition was published in the St. Louis Park Sun Sailor on February 23,
2017, and the City Council has conducted a public hearing upon said petition and has determined
that the right-of-way is not needed for public alley purposes, and that it is for the best interest of
the public that said alley right-of-way be vacated.
Section 2. The following described alley right-of-way as now dedicated and laid out
within the corporate limits of the City of St. Louis Park, is vacated:
The part of the adjoining alley to Block 46, St. Louis Park, according to said plot on file
and of record in the office of the County Recorder, Hennepin County, MN, which adjoins
Lots 1 through 5, inclusive, extending from the southerly extension of the west line of said
Lot 5 to the southerly extension of the east line of said lot 1.
The part of the adjoining alley to Block 46, Rearrangement of St. Louis Park, according to
said plat on file and of record the office of the County Recorder, Hennepin County, MN,
which adjoins lots 6 through 13, inclusive, extending from the southerly extension of the
west line or said Lot 13 to the southerly extension of the east line of said Lot 6.
reserving, however, to the City of St. Louis Park an easement over and across the southerly two
feet of the described property for public drainage and utility purposes.
Section 3. The City Clerk is instructed to record certified copies of this ordinance in
the Office of the Hennepin County Register of Deeds or Registrar of Titles as the case may be.
Section 4. This Ordinance shall take effect fifteen days after its publication.
Public Hearing/First Reading March 6, 2017
Second Reading March 20, 2017
Date of Publication March 30, 2017
Date Ordinance takes effect April 14, 2017
City Council Meeting of March 20, 2017 (Item No. 8e) Page 18
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
Reviewed for Administration Adopted by the City Council March 20, 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 March 20, 2017 (Item No. 8e) Page 19
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
SUMMARY FOR PUBLICATION
ORDINANCE NO.____-17
AN ORDINANCE VACATING ALLEY RIGHT-OF-WAY
This ordinance states that the northern eight feet of alley right-of-way located between 5605 36th
Street West and 3700 Highway 100 will be vacated.
This ordinance shall take effect 15 days after publication.
Adopted by the City Council March 20, 2017
Jake Spano /s/
Mayor
A copy of the full text of this ordinance is available for inspection with the City Clerk.
Published in St. Louis Park Sailor: March 30, 2017
City Council Meeting of March 20, 2017 (Item No. 8e) Page 20
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
D R A F T
UNOFFICIAL 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
City Council Meeting of March 20, 2017 (Item No. 8e) Page 21
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit 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 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.
City Council Meeting of March 20, 2017 (Item No. 8e) Page 22
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
Commissioner Tatalovich asked for more information about the alley.
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 March 20, 2017 (Item No. 8e) Page 23
Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit Development
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 Comp 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).
St. Louis Park, Minnesota02.22.17116-0029THE ELMWOOD FRONT PERSPECTIVE 1City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 24
St. Louis Park, Minnesota02.22.17116-0029THE ELMWOOD FRONT PERSPECTIVE 2City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 25
St. Louis Park, Minnesota02.22.17116-0029THE ELMWOOD REAR PERSPECTIVECity Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 26
St. Louis Park, Minnesota02.22.17116-0029THE ELMWOOD EXTERIOR VIGNETTESCity Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 27
City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 28
City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 29
City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 30
St. Louis Park, Minnesota02.22.17116-0029THE ELMWOOD COLORED SITE PLANXENWOOD AVE SW 36TH STREETGUEST PARKINGRAMP DOWN TOUNDERGROUNDPARKINGRESIDENTRECREATIONAREAPROPOSED 6-STORY MIXED USE BUILDINGCity Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 31
UPN180 SFELEVATOR180 SFELEVATORLOBBY370 SFMECH /ELEC245 SFSTAIR2,990 SFSTORAGE3,230 SFSTORAGE27,016SFPARKING170 SFSTAIR876 SFBIKESTORAGENET AREA LEGENDSTAIRSTORAGEELEVATORELEVATOR LOBBYPARKINGMECH / ELECBIKE STORAGECOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT123 45 67 89111213141516171819202122232425262728293031323334353637383940414243444549 50 51 52 53 54 55 56 57 58 59 6061626364656667686970711046 47 487273NUMBER OF STALLSFLOOR / STALL TYPELEVEL -1LEVEL 1STANDARD COMPACTTOTALS68 1715 0154 28PARKING REQUIRED: 1 STALL PER BEDROOM1 STALL PER 250 S.F. OFFICEPARKING REQUIRED FOR UNITS: 138 STALLSPARKING REQUIRED FOR OFFICE: 21 STALLSTOTAL REQUIRED: 159 STALLSTOTAL PROVIDED: 188 STALLSLEVEL 1 (STREET) 9 0ADA4260LEVEL -2 62 11 0DJRARCHITECTURE, INC.THE ELMWOODSt. Louis Park, Minnesota16-002902.22.17NET AREA PLAN LEVEL -247 UNITS38 UNITSCity Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 32
FDFDFDFDFDUPDNUPDNNET AREA LEGENDSTAIRTRASHSTORAGEELEVATORELEVATOR LOBBYPARKINGMECH / ELECCAR WASHDOG WASH245 SFSTAIR180 SFELEVATOR180 SFELEVATORLOBBY31,652SFPARKING320 SFSTORAGE251 SFMECH /ELEC377 SFMECH /ELECN170 SFSTAIR234 SFCAR WASH18' - 0"27' - 0"394 SFMECH /ELEC379 SFTRASHCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT123 456 78910111213141516171819202122232425262728293031323334353637383940414243444546474849COMPACT53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 707273747576777879808182838485868771COMPACTCOMPACT50 51 528889578 SFSTORAGE210 SFDOG WASHNUMBER OF STALLSFLOOR / STALL TYPELEVEL -1LEVEL 1STANDARD COMPACTTOTALS68 1715 0154 28PARKING REQUIRED: 1 STALL PER BEDROOM1 STALL PER 250 S.F. OFFICEPARKING REQUIRED FOR UNITS: 138 STALLSPARKING REQUIRED FOR OFFICE: 21 STALLSTOTAL REQUIRED: 159 STALLSTOTAL PROVIDED: 188 STALLSLEVEL 1 (STREET) 9 0ADA4260LEVEL -2 62 11 0DJRARCHITECTURE, INC.THE ELMWOODSt. Louis Park, Minnesota16-002902.22.17NET AREA PLAN LEVEL -1City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 33
DNUPUPDNUPUPDNNET AREA LEGEND1 BDR1 BDR + DEN2 BDR2 BDR + DENSTAIRTRASHCIRCULATIONSTORAGEELEVATORELEVATOR LOBBYBUSINESS / OFFICEAMENITYRESTROOMMECH / ELECVESTIBULE765 SF1 BDR765 SF1 BDR180 SFELEVATOR196 SFELEVATORLOBBY210 SFSTAIR1,238 SF2 BDR +DEN1,210 SF2 BDR4,920 SFBUSINESS /OFFICE575 SFEXERCISE400 SFLIBRARY /BUSINESSCENTER815 SFCLUBROOM1,180 SFPARTYROOM2,318 SFCIRCULATION36th STREET WESTXENWOOD AVE. SOUTHNDORA70 SFMECH /ELEC70 SFMECH /ELEC85 SFSTORAGEALLEY8' - 0"8' - 0"4' - 0"18' - 0"22' - 0"18' - 0"OUTLINE OF PARKINGGARAGE BELOWEXISTINGPROPERTY LINE8,100 SQ. FT.113 SFVESTIBULE535 SFRESIDENCESHOP460 SFYOGAROOM1,135 SF2 BDR195 SFSTAIR78 SFRESTROOM138 SFSTORAGE175 SFMAILOUTLINE OF PARKINGGARAGE BELOW1' - 0"OUTLINE OFPARKINGGARAGE BELOW1,015 SF1 BDR +DEN126 SFRESTROOM90 SFTRASHLOADING STALLDURING DESIGNATEDTIME OF DAY8' - 8"OUTLINE OFBUILDING ABOVETOTAL FRONTAGE =315' - 0"COMMERCIAL / ACTIVE USE FRONTAGE = 187' - 11 1/4"COMMERCIAL / ACTIVE USE FRONTAGE = 60%FUTUREPROPERTY LINEEASEMENT10' - 0"SETBACK10' - 0"OUTLINE OFBUILDING ABOVE6' - 0"10' - 0"4' - 6"117 SFCONCIERGEDESKUPUPTRANSFORMERUPUPUPUPUPUP78 SFRESTROOM55 SFSTORAGE1234567891011121314151617181920212223242526GENERATOR310 SFARTS &CRAFTSROOMUP240 SFTRASHUNIT TYPESFLOOR / TYPELEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 51 BDR1 BDR+ DEN2 BDR2 BDR+ DENTOTALS2121237324732473247312 20 37 16TOTAL61516161685LEVEL 62 4 7 3 16NUMBER OF STALLSFLOOR / STALL TYPELEVEL -1LEVEL 1STANDARD COMPACTTOTALS68 1715 0154 28PARKING REQUIRED: 1 STALL PER BEDROOM1 STALL PER 250 S.F. OFFICEPARKING REQUIRED FOR UNITS: 138 STALLSPARKING REQUIRED FOR OFFICE: 21 STALLSTOTAL REQUIRED: 159 STALLSTOTAL PROVIDED: 188 STALLSLEVEL 1 (STREET) 9 0ADA4260LEVEL -2 62 11 0DJRARCHITECTURE, INC.THE ELMWOODSt. Louis Park, Minnesota16-002902.22.17NET AREA PLAN LEVEL 1City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 34
DNUPDNUPNET AREA LEGEND1 BDR1 BDR + DEN2 BDR2 BDR + DENSTAIRTRASHCIRCULATIONSTORAGEELEVATORELEVATOR LOBBYBUSINESS / OFFICEMECH / ELEC1,230 SF2 BDR +DEN1,230 SF2 BDR +DEN1,095 SF2 BDR1,015 SF1 BDR +DEN765 SF1 BDR765 SF1 BDR1,095 SF2 BDR1,095 SF2 BDR1,095 SF2 BDR1,035 SF1 BDR +DEN1,125 SF2 BDR1,200 SF2 BDR1,230 SF2 BDR +DEN230 SFSTAIR1,559 SFCIRCULATION175 SFELEVATORLOBBY185 SFELEVATORN240 SFSTAIR1,125 SF2 BDR20 SFMECH /ELEC1,015 SF1 BDR +DEN100 SFMECH /ELEC90 SFTRASH50 SFSTORAGE160 SFSTORAGE1,060 SFBUSINESS /OFFICEUNIT TYPESFLOOR / TYPELEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 51 BDR1 BDR+ DEN2 BDR2 BDR+ DENTOTALS2121237324732473247312 20 37 16TOTAL61516161685LEVEL 62 4 7 3 16DJRARCHITECTURE, INC.THE ELMWOODSt. Louis Park, Minnesota16-002902.22.17NET AREA PLAN LEVEL 2City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 35
UPDNUPDNNET AREA LEGEND1 BDR1 BDR + DEN2 BDR2 BDR + DENSTAIRTRASHCIRCULATIONSTORAGEELEVATORELEVATOR LOBBYMECH / ELEC1,230 SF2 BDR +DEN1,230 SF2 BDR +DEN1,015 SF1 BDR +DEN1,015 SF1 BDR +DEN765 SF1 BDR765 SF1 BDR1,015 SF1 BDR +DEN183 SFELEVATOR175 SFELEVATORLOBBY230 SFSTAIR1,230 SF2 BDR +DEN1,200 SF2 BDR1,125 SF2 BDR1,125 SF2 BDR90 SFTRASH1,035 SF1 BDR +DEN1,095 SF2 BDR1,095 SF2 BDR1,095 SF2 BDR1,095 SF2 BDR240 SFSTAIR20 SFMECH /ELEC1,564 SFCIRCULATIONN50 SFSTORAGE100 SFMECH /ELEC160 SFSTORAGEUNIT TYPESFLOOR / TYPELEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 51 BDR1 BDR+ DEN2 BDR2 BDR+ DENTOTALS2121237324732473247312 20 37 16TOTAL61516161685LEVEL 62 4 7 3 16DJRARCHITECTURE, INC.THE ELMWOODSt. Louis Park, Minnesota16-002902.22.17NET AREA PLAN LEVELS 3 - 6City Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 36
DNDNNET AREA LEGENDSTAIRSTORAGEELEVATORELEVATOR LOBBYMECH / ELECROOFDORA180 SFELEVATOR90 SFELEVATORLOBBY170 SFSTAIR50 SFSTORAGE215 SFSTAIR18 SFMECH /ELEC17,900SFROOFDORA1,050 SQ. FT.300 SFDORA750 SFDORA350 SFROOFDJRARCHITECTURE, INC.THE ELMWOODSt. Louis Park, Minnesota16-002902.22.17NET AREA ROOF PLANCity Council Meeting of March 20, 2017 (Item No. 8e) Title: The Elmwood – Alley Vacation, Preliminary and Final Planned Unit DevelopmentPage 37