HomeMy WebLinkAbout2014/09/08 - ADMIN - Agenda Packets - City Council - Study SessionAGENDA
SEPTEMBER 8, 2014
6:30 p.m. CITY COUNCIL STUDY SESSION – Community Room
Discussion Items
1. 6:30 p.m. Future Study Session Agenda Planning – September 22, 2014
2. 6:35 p.m. Blake Road/Aquila Avenue Corridor Study Update
3. 7:05 p.m. 40th Street and France Avenue Site
4. 7:50 p.m. Affordable Housing Strategy Review
8:35 p.m. Communications/Meeting Check-In (Verbal)
8:40 p.m. Adjourn
Written Reports
5. HIA Resolution Ending Hardship Deferral for 2160 Ridge Dr. #25 & Reinstating the
Special Assessment
6. Rochel Forbearance and Loan Modification Agreement
7. EDA Redevelopment Contract Status Report
8. Construction Management Plan
9. Update on the Park the Street! Pop Up Event
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: Study Session
Meeting Date: September 8, 2014
Discussion Item: 1
EXECUTIVE SUMMARY
TITLE: Future Study Session Agenda Planning – September 22, 2014
RECOMMENDED ACTION: The City Council and the City Manager to set the agenda for
the regularly scheduled Study Session on September 22, 2014.
POLICY CONSIDERATION: Does the Council agree with the agenda as proposed?
SUMMARY: At each study session approximately five minutes are set aside to discuss the next
study session agenda. For this purpose, attached please find the proposed discussion items for
the regularly scheduled Study Session on September 22, 2014.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: Future Study Session Agenda Planning - September 22, 2014
Prepared by: Debbie Fischer, Office Assistant
Approved by: Tom Harmening, City Manager
Study Session Meeting of September 8, 2014 (Item No. 1) Page 2
Title: Future Study Session Agenda Planning – September 22, 2014
Study Session, September 22, 2014 – 6:30 p.m.
Tentative Discussion Items
1. Future Study Session Agenda Planning – Administrative Services (5 minutes)
2. Conversation w/ County Commissioner Marion Greene – Administrative Services (45 minutes)
Commissioner Greene will be in attendance to discuss matters of mutual interest. Based on
past City Council discussion, topics to be discussed from the City’s standpoint relate largely
to SWLRT.
3. Emergency Operations Plan – Fire (45 minutes)
Staff will present an overview of the updated Emergency Operations Plan. This discussion
will include information about responsibilities of Council should the Emergency Operations
Center be activated, as well as potential training opportunities to exercise the plan, and roles
and responsibilities.
4. Update on 2nd & 3rd Floor City Hall Remodeling Plans – Inspections (30 minutes)
An employee committee has been working with U+B Architects on developing a
workstation/finish remodeling plan for 2nd and 3rd floors of City Hall planned in the 2014/15
CIP. The process resulted in staff proposing some customer service and design improvements.
Staff will discuss the plans and cost.
5. Amendments to Connect the Park! Plan – Engineering (30 minutes)
Discussion on a process to add sidewalk, trails and bikeway segments to the Connect the
Park! plan.
Communications/Meeting Check-In – Administrative Services (5 minutes)
Time for communications between staff and Council will be set aside on every study session
agenda for the purposes of information sharing.
End of Meeting: 9:10 p.m.
Reports
6. 2015 Fees
7. 2014/15 Snow Removal Program
8. Elmwood Area Traffic Improvements
9. PLACE Development Project Update
10. Sustainable SLP Branding
Meeting: Study Session
Meeting Date: September 8, 2014
Discussion Item: 2
EXECUTIVE SUMMARY
TITLE: Blake Road/Aquila Avenue Corridor Study Update
RECOMMENDED ACTION: No action required. The purpose of this item is to provide City
Council with background information about the Blake Road/Aquila Avenue Corridor Study prior
to the second Public Open House meeting in October.
POLICY CONSIDERATION: None at this time. Please let staff know of any questions or
concerns you might have.
SUMMARY: The attached memorandum provides an update regarding the study underway for
the Blake Road/Aquila Avenue Corridor between Interlachen Boulevard and W. 36th Street. This
study was undertaken by the City of Hopkins, the City of St. Louis Park and other agencies with
the purpose of planning for changing transportation needs due to the construction of SWLRT.
City staff last provided a written report to City Council on June 9, 2014. Since that update, WSB
and Associates, the consultant hired to do the work, has completed their analysis of the system,
developed alternatives, held a public meeting and is now presenting alternatives to each of the
affected Cities for comment.
The information attached summarizes recommendations and options developed after several
meetings with a technical advisory committee and with public input. Representatives from WSB
will be at the meeting to discuss this information and answer questions.
Since there is no identified funding source the plan will be, in part, a visioning document which
can be used in local decisions as capital improvement projects in the study area are considered
over the next 10 years. The plan can also be used as a tool to seek available redevelopment
grants and funding opportunities.
A second project open house will be held in early October to present the committee’s
recommendations to the public.
FINANCIAL OR BUDGET CONSIDERATION: There are several partners involved and
contributing to the $150,000 study cost. The City of St. Louis Park’s $10,000 contribution is
funded using Engineering Department Professional Services funds.
VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged
community.
SUPPORTING DOCUMENTS: Memorandum from WSB & Associates
Prepared by: Phillip Elkin, Senior Project Manager
Reviewed by: Debra Heiser, Engineering Director
Sean Walther, Senior Planner
Approved by: Tom Harmening, City Manager
Infrastructure Engineering Planning Construction 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
Memorandum
To: St. Louis Park City Council
From: Tony Heppelmann, PE
WSB & Associates
Date: September 2, 2014
Re: Blake Road Corridor Study
WSB Project No. 01787-240
The purpose of this memorandum is to provide the St. Louis Park City Council an update on the
Blake Road Corridor Study.
Background
The City of Hopkins, in conjunction with Hennepin County, the Cities of Edina and St. Louis
Park, is leading a corridor study for Blake Road/Aquila Avenue to identify and plan for
transportation improvements needed to support construction of the Southwest Light Rail Transit
(SWLRT) line. The study area extends from 36th Street in St. Louis Park to Interlachen
Boulevard in Edina. The study has included participation from the agencies listed above as well
as Three Rivers Park District, the Minnehaha Creek Watershed District, the Minnesota
Department of Transportation (MnDOT) and with Southwest LRT Project Office. The study is
intended to address infrastructure needs in order to:
Provide better accommodations for pedestrians, bicyclists and bus users
Provide better connections and access to the planned light rail station at Blake Road and
2nd Street for all modes
Provide better connections and access to adjacent neighborhoods, commercial nodes
and recreational facilities
Provide the necessary transportation infrastructure to support redevelopment in and
near the corridor that will enhance economic growth, community connectivity, and
residential diversity
The study is guided by a Technical Advisory Committee (TAC) with representatives from each
of the partner agencies listed above.
Study Session Meeting of September 8, 2014 (Item No. 2)
Title: Blake Road/Aquila Avenue Corridor Study Update Page 2
Schedule and Scope
The Blake Road Corridor Study began in March 2014 and is anticipated to be completed by
February 2015. The scope of the study includes the following:
Spring
2014
Data collection: traffic, safety, trails, planned improvements, previous studies
Document existing conditions – safety problems, gaps in the networks, poor
operations, connectivity concerns, areas identified for redevelopment/planned
development, etc.
Analyze future traffic conditions
Develop corridor goals and objectives
Summer
2014
Develop and evaluate alternatives for improvements to the corridor
Attend city council work sessions/meetings
• Open House 1: June 25 (collect input on needs, issues, etc.)
• Open House 2: October (present and collect input on alternatives)
Fall 2014 Select a preferred alternative
Develop an implementation plan: costs, timing and funding sources
Provide update to city councils
• Open House 3: November/December (present preferred alternative)
Winter
2014/2015
Finalize implementation plan
Prepare final report
Public Involvement
The first project open house was held on June 25, 2014. Approximately 50 people attended the
meeting. The project team provided information on the purpose and goals of the study. The
open house materials also included information on existing conditions in the corridor, including
crash history, traffic operations, proposed public infrastructure and private development in the
corridor, and existing and planned pedestrian and bicycle facilities. Comments from the public
fell into the following themes:
• Traffic operations and safety concerns
• Pedestrian crossings of Blake Road and the need for sidewalks on intersecting
streets, including Belmore Lane
• Desire for bicycle facilities on Blake Road
• Safety concerns about the Cedar Lake Regional Trail crossing of Blake Road
• Access to future Southwest LRT station for pedestrians, bicyclists, and bus transit
users
Summary of Alternatives
Based upon the technical analyses and feedback from the TAC and the public, WSB developed
a series of alternatives (for the roadway, pedestrian/bicycle facilities, intersection improvements
and corridor crossings) to meet the identified needs and desires along the corridor. The project
Technical Advisory Committee (TAC) has reviewed these alternatives and provided feedback
that was used to refine the alternatives. These alternatives will be presented to the public at an
Page 2
Study Session Meeting of September 8, 2014 (Item No. 2)
Title: Blake Road/Aquila Avenue Corridor Study Update Page 3
open house in October. The following paragraphs summarize the alternatives developed to
date:
Between Excelsior Boulevard (CSAH 3) and 36th Street
WSB and the TAC are currently evaluating the following alternatives for Blake Road between
Excelsior Boulevard (CSAH 3) and 36th Street. Attached are typical sections showing the cycle
track plus sidewalk and multipurpose trail alternatives on a 4-lane divided roadway, as well as a
layout showing the proposed design for the intersection of Blake Road and TH 7.
Under the pedestrian and bicycle facility alternatives, the TAC has discussed that the
multipurpose trail alternative may be the most appropriate facility for the corridor. A
multipurpose trail will meet the needs of less-experienced bicyclists connecting to the Cedar
Lake Trail and the future LRT station. The multipurpose trail will also result in fewer impacts to
adjacent properties than the cycle track plus sidewalk alternative.
Roadway
• 3-Lane – Center Left-turn Lane and Right-turn lanes (48 feet curb face to curb face)
• 4-Lane – No separate turn lanes (48 feet curb to curb)
• 5-Lane – Center Left-turn lane with no median and no right-turn lane (59 feet)
• 4-Lane Divided – Median with left-turn lanes and no right-turn lanes (67 feet)
Pedestrian and Bicycle Facilities
• On-road Bike Lanes
• Cycle Track plus Sidewalk
• Multipurpose Trails
Other Alternatives
Between Excelsior Boulevard and RR Crossing
• Median Break at Apartment Access
• No Median Break
Cedar Lake Trail Crossing
• At-Grade
• Grade Separated
Lake Street Pedestrian Crossing
• At-Grade
• Grade Separated
Intersections with 2nd and Lake Streets
• Traffic Signal
• Roundabout
Page 3
Study Session Meeting of September 8, 2014 (Item No. 2)
Title: Blake Road/Aquila Avenue Corridor Study Update Page 4
Intersection with TH 7
• At-Grade
• Grade Separated Interchange
Next Steps
A project open house will be scheduled for October. At this meeting the various alternatives
considered will be presented along with an initial evaluation of the alternatives. A draft
recommendation will be provided in terms of an alternative that is likely to move forward for
design. Feedback and input on the alternatives from the public and property owners will be
used to help finalize section of a preferred alternative.
Following the open house, the TAC will select a preferred alternative. WSB will develop an
implementation plan that includes: construction costs, potential right of way impacts, timing of
construction and potential funding sources. WSB will provide an update to city councils in late
2014. A final open house will be held in late 2014.
Attachments
St. Louis Park Typical Section
St. Louis Park Layout
Excelsior Boulevard - TH 7 Typical Sections for Cycle Track/Sidewalk and Multipurpose Trail
TH 7-Blake Road Intersection Layout
Page 4
Study Session Meeting of September 8, 2014 (Item No. 2)
Title: Blake Road/Aquila Avenue Corridor Study Update Page 5
August 19, 2014
Aquila Ave Corridor - TH 7 to 36th St W
Proposed Typical Section with Multipurpose Trail
12'
Thru Lane
12'
Thru Lane
11'
Turn Lane
6'
MedianThru Lane
11'2'
Thru Lane
11'2'
Existing Right-of-Way Varies 85' to 95'
63'19.67'19.67'
2.67'
10'
Trail
Multipurpose
5'
Buffer
102.34'
2.67'
10'
Trail
Multipurpose Buffer
5'
Study Session Meeting of September 8, 2014 (Item No. 2)
Title: Blake Road/Aquila Avenue Corridor Study Update Page 6
13'LANE12'LANE12'LTL11'LTL11'LANE13'RTL13'LANE
12'LANE
11'LANE
11'LANE
13'RTL12'LTL
12'LANE
12'LTL
11'LANE
13'LANE
11'LANE
12'LTL
12'LANE
13'LANE
30'R 30'R
30'R 30'R
30'R30'R 40'R50'R
40'R
60'
R 30'R11'LANE13'LANE
13'LANE
11'LANE
12'LTL
12'LANE
12'LANE
13'LANE
11'LANE
11'LTL
11'LANE
13'RTL
12'LTL
80'R 40'R50'R
50'R
50'R50'R
50'
R
13'LANE
11'LANE
12'LTL
12'LANE
13'LANE
13'LANE
12'LANE
12'LTL
11'LANE
13'LANE
13'LANE
11'LANE
12'LTL
12'LANE
13'LANE
13'LANE
12'LANE
12'LTL
11'LANE
13'LANE
XXXX
TH 737th St WCambridge StOxford St36th St WOF TH7 IS UNDER CONSIDERATION
ALTERNATE BICYCLE CROSSING
LEGEND
Access Closed
Partial Taking
Driveway Remnant Area (To Become Greenspace)
Proposed Total R/W Acquisition
Approximate Construction Limits
Proposed Temporary Easement
Proposed Right of Way
Existing Right of Way
Proposed Traffic Directional Arrows
Proposed Driveways
Proposed Retaining Walls
Proposed Concrete Walk
Proposed Bituminous Path
Proposed Shoulder
Proposed Islands / Medians
Proposed Roadway
Proposed Roadway Built Over Inplace Roadway
Layout for Rose.dgn 9/2/2014 1:40:41 PM
Study Session Meeting of September 8, 2014 (Item No. 2)
Title: Blake Road/Aquila Avenue Corridor Study Update Page 7
Blake Road Corridor - TH 7 to CSAH 3
Proposed Typical Section with One-Way Cycle Track Walk
Proposed TypicalSection with Multipurpose Trail August 19, 2014
12'
Thru Lane
12'
Thru Lane
11'
Turn Lane
6'
MedianWalk
6'
Cycle Track
One-Way Thru Lane
11'2'
Thru Lane
11'2'5.5'
Existing Right-of-Way Varies 85' to 95'
2.67'
5.5'
63'21.67'21.67'
Walk
5.5'
2.67'
5.5'
Cycle Track
One-Way
6'
106.34'
12'
Thru Lane
12'
Thru Lane
11'
Turn Lane
6'
MedianThru Lane
11'2'
Thru Lane
11'2'
Existing Right-of-Way Varies 85' to 95'
63'19.67'19.67'
10'
Trail
Multipurpose Buffer
102.34'
5.67'
2'
5.67'
Buffer
Trail
Multipurpose
10'
2'
5.67'
Buffer
Trail
Multipurpose
10'
2'
Study Session Meeting of September 8, 2014 (Item No. 2)
Title: Blake Road/Aquila Avenue Corridor Study Update Page 8
TH 7 At Grade Intersection
13'LANE12'LANE12'LTL11'LTL11'LANE13'RTL40'R60'R11'LANE12'LANE
13'LANE
11'LANE
11'LTL
11'LANE
13'RTL
12'LTL
80'R
August 19, 2014
Study Session Meeting of September 8, 2014 (Item No. 2)
Title: Blake Road/Aquila Avenue Corridor Study Update Page 9
Meeting: Study Session
Meeting Date: September 8, 2014
Discussion Item: 3
EXECUTIVE SUMMARY
TITLE: 40th Street and France Avenue Site
RECOMMENDED ACTION: For the Study Session Monday night staff will provide the
Council with detailed background information relating to this property, which is owned by the
City of Minneapolis and located in St. Louis Park and Edina, as a means to help inform future
discussions and decisions. Below are policy questions for the City Councils consideration. At
this time staff is not expecting or asking for definitive answers to these questions.
POLICY CONSIDERATION:
1. Does the City Council want to consider acquiring the property located in St. Louis Park for
development, or to keep it as park and open space?
2. Does the City Council want to consider rezoning the property to Park and Open Space?
3. Does the City Council want to consider acquiring a portion of the property for park and open
space purposes and allow a portion of it to be developed?
4. What are the expectations of the Council regarding public process with the adjoining
neighborhood?
5. What other information does the City Council need to assist with the decision making process?
SUMMARY: Mayor Jacobs recently received a letter from the Mayor of Minneapolis indicating
that the City has until November 15, 2014 to make a written offer on the property owned by
them and located on the west side of France Ave at 40th St. (see attached). A similar letter was
sent to the Edina Mayor. The City of Minneapolis first approached staff in September of 2013 to
advise that the property was being declared as excess and was to be sold. The property was
purchased in the 1920’s as part of the Minneapolis water system. The parcel is 14.3 acres in size.
The north 1/3 of the property is located in the City of St. Louis Park and the southern 2/3 is
located in the City of Edina.
The portion of the property in St. Louis Park is guided for Parks and Open Space land use in the
2030 Comprehensive Plan and zoned R1 single-family residence district. Generally speaking,
inconsistencies between Comprehensive Plan and zoning designations for a property should be
avoided.
The zoning allows the property to be subdivided for single-family residential development or
developed for other uses allowed in the R1 zoning district. The City of St. Louis Park could
consider amending the Zoning Map to include the property in the Parks and Open Space zoning
district to be consistent with the Comprehensive Plan land use designation. The potential impacts
of that approach should be discussed with the City Attorney.
FINANCIAL OR BUDGET CONSIDERATION: The city does not currently have money
budgeted for the purchase of this property.
SUPPORTING DOCUMENTS: Discussion
Site Location Map
Flood Plain Map
Letter from Minneapolis
Reviewed by: Cindy S. Walsh, Director of Operations and Recreation
Approved by: Tom Harmening, City Manager
Study Session Meeting of September 8, 2014 (Item No. 3) Page 2
Title: 40th Street and France Avenue Site
DISCUSSION
BACKGROUND: The City of Minneapolis has owned this property since the 1920’s. They
purchased it with the thought that they would need to use it as part of their water system. Other
than a pump station located off of France Avenue, there are no other buildings on the site.
A small portion of Minikahda Vista Park (the infield portion of the ball field) is located on the
property owned by the City of Minneapolis. We have a lease agreement with Minneapolis to use
the property as park. As a part of this discussion, staff recommends acquiring at least this portion
of this property so the park can continue to function in its current state.
In 2006, staff from St. Louis Park and Edina approached the City of Minneapolis about using a
portion of the site for an off-leash dog park. At that time, Minneapolis was not interested in
selling or leasing property to either city. In its current condition, the site is used as an unofficial
off-leash dog park along with other unsupervised activities.
PROPERTY ZONING: The property is guided for Parks and Open Space land use in the 2030
Comprehensive Plan and zoned R1 single-family residence district. Generally speaking,
inconsistencies between Comprehensive Plan and zoning designations for a property should be
avoided.
The zoning allows the property to be subdivided for single-family residential development or
developed for other uses allowed in the R1 zoning district. The City of St. Louis Park could
consider amending the Zoning Map to include the property in the Parks and Open Space zoning
district to be consistent with the Comprehensive Plan land use designation. The potential impacts
of that direction should be discussed with the City Attorney.
The City of Minneapolis shared two concept plans for subdividing the property, including the
adjoining parcel in the City of Edina, into a total of 27 single-family parcels. Approximately
seven of those single family residential lots fell within St. Louis Park.
There are 4.76 acres of the land within St. Louis Park. Based on the R1 zoning district minimum
lot area of 9,000 square feet, a yield of approximately four dwelling units per acre could be
achieved on an unimpeded site. The concept plans show fewer lots, because part of the land is
within the floodplain [Zone A, 1% annual chance (100-year)]. The concept plans also include
new roads and alleys.
The subdivisions shown in the concept plans would not likely be approved as proposed. Both
plans show new roadway intersections that do not align with roads to the east in Minneapolis.
One plan assumes Hennepin County would approve nine new driveways onto France Avenue
South. Both plans include cul-de-sacs, dead end streets, and intersections that may not meet City
standards. Neither plan indicates how or where storm water management would occur.
FLOOD PLAIN DESIGNATION: The Federal Emergency Management Agency Flood
Insurance Rate Map is in the process of being revised to reflect a Letter of Map Revision
(LOMR) in this area. The LOMR will be effective on December 29, 2014 and establishes the
flood elevation as 869.
It appears the concept plans submitted by the City of Minneapolis avoid the floodplain. The City
would not allow structures, fill, or other obstructions in the floodplain that would cause any
Study Session Meeting of September 8, 2014 (Item No. 3) Page 3
Title: 40th Street and France Avenue Site
increase in the stage of the 100-year flood or cause an increase in flood damages in the reaches
affected. If the proposed development did increase the flood stage, then compensatory flood
storage would be required within the reach affected and that storage would have to occur outside
the current floodplain boundary. In addition, the lowest floor level of structures proposed within
this area will be required to be a minimum of two feet above the flood elevation or 871.
The storm water management requirements for the proposed development would require the
applicant to include storm water phosphorus, volume and rate control. The most restrictive of
these requirements is a storm water treatment facility which would restrict the proposed 100-year
event discharge rate did not exceed the existing 10-year event discharge rate. Typically these rate
control requirements are met with the construction of storm water ponds, rain gardens or sub-
surface facilities.
Because the parcel includes low lying areas that are frequently wet, the city and Watershed
District would require wetland delineation preformed on the site. If wetlands are determined to
exist, there may be additional setbacks depending on the classification of the wetland.
While it is difficult to determine how many lots the property in St. Louis Park would yield if it
went through more complete engineering and the formal review process, a range of four to seven
lots seems to be possible at this time.
PROPERTY VALUE: The valuation question for a vacant parcel is dominated by three primary
issues, all of which relate to the highest and best use of the property:
1. The development likelihood of the property under zoning and comprehensive planning;
2. The development feasibility as dictated by cost/engineering issues related to platting and
infrastructure placement (utilities & streets); and,
3. The market analyses based on transactions in and around the locale which are
competitive to the subject of the appraisal to determine the economic feasibility.
In the case of the subject property, the City of Minneapolis engaged a third party appraisal in
2012 with this report having an effective date of April 15, 2013. This appraisal concluded the
total site as 14.3 acres of which 4.77 acres are located in St. Louis Park and 9.77 acres are
located in Edina. Terrain is rolling with significant portions within the flood plain – an updated
flood map was enclosed within the appraisal. Existing improvements are limited to the
Minneapolis pump station on the easterly site side directly west of the 40th Street corner.
Based on a platting concept plan, which was developed by Minneapolis, the appraisal reviewed
the site on the basis of platting for single-family development. A total of 27 lots were configured
in two options, both summarized as one (1) lot presumably maintained for the pump station site,
seven (7) development ready lots located in St. Louis Park and nineteen (19) development ready
lots in Edina. As the surrounding locale is predominantly already mature in development terms,
the appraisal report utilized comparable sales in nearby suburban locales (Eden Prairie,
Bloomington, Plymouth – 2 sites, and Maple Grove).
The appraisal report concluded a valuation of $54,000 per lot in the current raw state for a total
value conclusion of $1,458,000 as is. This equates to $432,000 for the St. Louis Park parcel area
(for 8 lots total versus the concept plan showing 7 actual net lots) and $1,026,000 for the Edina
parcel area (19 lots).
Study Session Meeting of September 8, 2014 (Item No. 3) Page 4
Title: 40th Street and France Avenue Site
ISSUES WITH THE CURRENT APPRASIAL: The appraisal assumes that the concept plan
is feasible in engineering and planning approval terms. The infrastructure placement costs
(streets & utilities) for the conceptual platting alternatives are not defined. This issue will play a
major role in market reaction should the parcels be offered for platting and development. These
studies are often best accomplished by a potential buyer relative to their development scenario.
Planning approval is likewise assumed in the report. The current zoning is single-family
residential and the comprehensive plan guides the site for open space which could create some
concern by the development community with the ability to obtain approvals. While
understandable in the context of the appraisal report analyses, these two assumptions create a
significant question as to the valuation conclusion. Staff feels that it would be more prudent to
review the market for finished lot sale transactions and then back into the raw value by refining
the platting/infrastructure cost estimations which are commonly employed in built-up location
valuation analyses.
While the site location and specific development possibility would clearly enjoy significant
market interest and likely multiple potential bidding responses, it is expected that any potential
bidder would very carefully review the feasibility of infrastructure cost estimations, platting and
planning approvals. It is also expected that if the City is interested in purchase, another third
party appraisal would be engaged given the purchase price.
NEXT STEPS: It is recommended that staff immediately send out a communication to residents
in the Minikahda Vista neighborhood advising them of the letter from Minneapolis and their
interest in disposing of the property. Additional public process seems appropriate as well and
staff would appreciate the City Councils thoughts on its expectations.
Another possible next step would be to conduct a joint meeting with the Edina City Council or
perhaps convene a committee made up of the Mayors or two councilmembers from each
community for purposes of insuring clear communication and coordination of efforts.
Staff from Community Development, Engineering, Assessing and Operations and Recreation
will be available at the meeting to assist in the discussion.
EWING AVE SFRANCE AVE S41ST ST W
40TH ST W
39TH ST W
INGLEWOOD AVE39TH ST W
FRANCE AVE SINGLEWOOD AVE SCity of St. Louis Park
City of Edina City of St. Louis ParkCity of MinneapolisCalvin Christian
School
Minikahda Vista
Park
Weber Park Weber ParkPond
1 inch = 200 feet¯
Legend
City Boundaries
Parcels
Site Location Map
City of EdinaCity of Minneapolis3940 France Ave S
07-028-24-11-0001
07-028-24-14-0001
Study Session Meeting of September 8, 2014 (Item No. 3)
Title: 40th Street and France Avenue Site Page 5
EWING AVE SFRANCE AVE S41ST ST W
40TH ST W
39TH ST W
INGLEWOOD AVE39TH ST W
FRANCE AVE SINGLEWOOD AVE SCity of St. Louis Park
City of Edina City of St. Louis ParkCity of MinneapolisCalvin Christian
School
Minikahda Vista
Park
Weber Park Weber ParkPond
1 inch = 200 feet¯
Legend
City Boundaries
Floodplain (LOMR)
Parcels
Site Location Map
City of EdinaCity of Minneapolis3940 France Ave S
07-028-24-11-0001
07-028-24-14-0001
Study Session Meeting of September 8, 2014 (Item No. 3)
Title: 40th Street and France Avenue Site Page 6
Study Session Meeting of September 8, 2014 (Item No. 3)
Title: 40th Street and France Avenue Site Page 7
Meeting: Study Session
Meeting Date: September 8, 2014
Discussion Item: 4
EXECUTIVE SUMMARY
TITLE: Affordable Housing Strategy Review
RECOMMENDED ACTION: None at this time. This report is intended to provide the Council
with information and options related to the creation of an affordable housing strategy that would
require the inclusion of affordable housing units in multi-unit market rate residential
developments receiving financial assistance from the City.
POLICY CONSIDERATION: Is the proposed strategy a viable option for accomplishing the
adopted City housing goal of promoting the creation of affordable housing units in the
community? Does the Council support the basic program being presented?
SUMMARY: At the August 4 City Council Meeting, the Council approved the adoption of the
updated City Housing Goals. The Housing Goals were reflective of directions and priorities
identified by the Council as to where the City should focus its efforts to meet the future housing
needs of the community. Directions and priorities identified by the Council include a continued
priority for creating, preserving and improving the City’s single family housing stock and a high
priority on home ownership. The revised goals also address the City’s commitment to promoting
quality multi-family development and promoting affordable housing options for low and
moderate income households.
Following several discussions related to affordable housing, the Council reached consensus
regarding a need to develop a strategy that would promote the creation of affordable housing
units in the City. To meet this objective, the Council directed staff to create a strategy that would
require the inclusion of affordable housing units in new market rate multi-unit residential
developments that receive financial assistance from the City. The requirement would be applied
to both owner occupied and rental developments.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Discussion
2014 Affordable Rents Based on Income and Bedroom Size
Inventory: Existing Housing Goal Strategies
Prepared by: Michele Schnitker, Housing Supervisor
Reviewed by: Kevin Locke, Community Development Director
Approved by: Tom Harmening, City Manager
Study Session Meeting of September 8, 2014 (Item No. 4) Page 2
Title: Affordable Housing Strategy Review
DISCUSSION
BACKGROUND: Based on the discussion at the City Council Workshop, Council developed a
list of housing directions/priorities reflective of where the Council thinks the City should focus
its efforts to meet the housing needs of the Community in the future. Council directed staff to
update the current Housing Goals to incorporate the housing directions/priorities discussed at the
workshop and return to a future Study Session for Council review.
Following review and discussion of several versions of the updated Housing Goals, the Council
confirmed that that draft goals were reflective of the policy directions and priorities established
by the Council and directed staff to return to a future Council meeting for approval of the goals.
The Council adopted the updated Housing Goals at the August 4 Council meeting.
Throughout the goals review process, much of the discussion focused on the need for affordable
housing in the community. The Council discussed options for promoting the creation of
affordable housing in new multi-family residential developments. Following significant
discussion, the Council directed staff to develop a strategy that would require the inclusion of
affordable housing units in new market rate multi-unit residential developments receiving
financial assistance from the City and return to a future Study Session for further review and
discussion.
Proposed Inclusionary Affordable Housing Program (“Program”)
Purpose: The purpose of the “Program” is to require the inclusion of affordable units in new
market rate multi-unit residential developments that receive financial assistance from the City.
The proposed “Program” will allow the income and affordability requirements to be fulfilled in
the following ways:
I. On-site development of units within the proposed market rate ownership or rental
residential development; or
II. Development of income and rent restricted rental units at another site approved by the
City; or
III. At the discretion of the City, payment of a fee to the City in lieu of developing any
income or rent restricted housing units.
“Program” Components:
I. On-site development of units within the proposed market rate ownership or rental
residential development.
• Affordability Level: 5% at 50% area median income(AMI) , or
10% at 60% AMI
Background: 50% to 60% affordability is consistent with affordability level requirements
for the federally funded affordable housing Tax Credit Program. Under the Tax Credit
Program, developers are required to meet affordability requirements of 40% of the units
at 60% AMI or 20% at 50% of AMI. In exchange for meeting the affordability
requirements, developments receive a tax credit allocation that the developer in turn sells
to an investor in exchange for a cash equity contribution to the project. This equity
contribution offsets costs to the developer related to the inclusion of the affordable units.
Study Session Meeting of September 8, 2014 (Item No. 4) Page 3
Title: Affordable Housing Strategy Review
The intent of the City’s “Program” is to establish a policy that will result in the creation
of affordable units in market rate developments where it would not otherwise occur. The
policy should not create a burden so onerous that it becomes a deterrent or unreasonable
constraint on residential development in SLP. The goal is to create program terms that
fulfill the City’s affordable housing objectives without eliminating the developer’s
economic benefit. In particular, the requirement should not create a deterrent for
developers of market rate residential housing with little or no experience in the
development of affordable housing.
Although we have not yet tested the financial impacts that income and affordability
restrictions would impose under such a policy, setting a modest affordability requirement
provides a greater possibility that developers can absorb the cost associated with the
creation of affordable units without having to access additional funding subsidies and/or
sources. There is also a greater possibility that the market units will absorb that revenue
reduction created by the affordable units.
II. Development of income and rent restricted rental units at another site approved by the
City.
Adoption of this policy would allow a developer to fulfill the affordable unit requirement
at a building other than the building under consideration. This may apply in a situation
where a developer is building more than one building at a specific site or for a developer
building at multiple sites in St. Louis Park. Adoption of this policy could also offer the
opportunity for a market rate developer to partner with an affordable housing developer
to jointly meet the affordability requirements.
III. At the City’s discretion, payment of a fee to the City in lieu of developing any income and
rent restricted housing units.
This is an option that would apply to developments in which the developer is interested in
waiving the requirement for the inclusion of affordable units. Granting of this request
would be at the sole discretion of the City Council. All fees generated by this option
would be deposited in a fund that would be utilized to support initiatives to promote
affordable housing. Since the goal is to create affordable units, the intent is to establish a
fee at a level that does not encourage the use of this option but provides a fair option if
the Council agrees that a waiver should be granted.
Other “Program” elements that need consideration include:
• Length of Affordability Requirement: The length of the TIF district or an established
number of years, i.e. 25 to 30 years.
• Bedroom Mix of Affordable Units: The affordable units will be compatible to the
developments market rate units, will be distributed throughout the development and
reflect the bedroom mix of the units in the overall development.
• Building Size: The “Program” will only be applicable to buildings that have 10 or more
units.
• “Program” Compliance Monitoring: Household income restrictions must be met at
initial occupancy. The project owner shall prepare an annual report certifying that the
gross rents of the inclusionary units have been maintained in accordance with the
required rent restrictions. The report shall list the contract rent and the incomes of
households occupying the inclusionary units.
Study Session Meeting of September 8, 2014 (Item No. 4) Page 4
Title: Affordable Housing Strategy Review
• Cost Mitigating Incentives: Recognizing that meeting the affordability requirements will
result in a financial impact to the developer, the City could consider offering incentives to
mitigate the cost to developers while remaining cost neutral to the City including:
• Density Bonus: Allow developers including affordable units to exceed current
density restrictions.
• Parking Requirement Reduction: Allow developers including affordable housing
units to have a reduction in the number of parking stalls required.
NEXT STEPS:
Based upon Council’s input and direction, staff will further develop the components needed to
adopt and implement the “Program”, including an analysis of the financial impact the
affordability requirement will have on developments and an analysis regarding a proposed
waiver fee. Staff will return to a future Council meeting for further review and discussion.
Study Session Meeting of September 8, 2014 (Item No. 4) Page 5
Title: Affordable Housing Strategy Review
2014 Affordable Rents Based on Income and Bedroom Size
Affordable Rents by Bedroom Size
Household
Income
0
1
2
3
4
5
6
30% AMI $435 $466 $560 $646 $721 $796 $870
50% AMI $726 $778 $933 $1078 $1202 $1326 $1450
60% AMI $871 $933 $1120 $1293 $1443 $1592 $1740
80% AMI $1176 $1260 $1511 $1668 $1813 $1950 $2082
Income Limits by Household Size
Household
Income
Percent
1
2
3
4
5
6
30% AMI $17,430 $19,920 $22,410 $24,870 $26,880 $28,860
50% AMI $29,050 $33,200 $37,350 $41,450 $44,800 $48,100
60% AMI $34,860 $39,840 $44,820 $49,740 $53,760 $57,720
80% AMI $44,750 $51,150 $57,550 $63,900 $74,150 $74,150
2014 HUD Fair Market Rents: Minneapolis-St. Paul
Bedroom Size
0 1 2 3 4
$608 $756 $946 $1332 $1573
St. Louis Park Average Rents: Maxfield 2013 Comprehensive Housing Study
Bedroom Size
0 1 2 2 + Den 3
$752 $1231 $1,272 $1500 $1523
Study Session Meeting of September 8, 2014 (Item No. 4) Page 6
Title: Affordable Housing Strategy Review
Inventory: Existing Housing Goal Strategies
Single Family Homes:
• Low Interest-Rate Home Improvement Loans: This program encourages residents to
improve their homes discounting rates on the Minnesota Housing Finance Agency (MN
Housing) home improvement loans.
• Move Up in the Park Loan: Encourages residents to expand their homes. This program is
a deferred loan for 25% of the project cost up to $25,000 for residents with incomes at or
below 120% of median area income.
• Remodeling Advisor: A housing specialist meets with the homeowner at their home to
discuss their remodeling ideas at no cost.
• Architectural Design: Residents meet with a participating architect for a 2 hour
consultation for $25.
Multi Family:
• Low Interest-Rate Home Improvement Loans.
• Housing Improvement Area (HIA): Encourages maintenance of aging condo and
townhome complexes through a loan from the City for common area improvements.
• SPARC (St. Louis Park Area Rental Coalition): Provides a community wide forum that
promotes effective management practices and quality rental housing in St. Louis Park.
• Crime Free???
Home Ownership:
• Live Where You Work: Is a buyer assistance program that encourages employees of St.
Louis Park businesses to purchase a home in St. Louis Park with a $2,500 grant to be
used toward the purchase of a home with an additional $1,000 for foreclosed properties.
Affordable Housing:
• Homes within Reach/West Hennepin Affordable Housing Land Trust (WHAHLT): This
program creates and preserves affordable homeownership opportunities for low to
moderate income households. Buyers pay for the cost of the home only and lease the land
for 99 years.
• Twin Cities Habitat for Humanity: Habitat acquires blighted properties for rehab or tear-
down for new construction to be sold to low income families.
• Federally Funded Housing Programs: The Housing Authority administers programs that
ensure the availability of safe and desirable housing options in St. Louis Park. These
programs include the Public Housing program, Section 8 Housing Choice Voucher rental
assistance program, Shelter Plus Care rental assistance program, Louisiana Court Max
200 Rental Assistance Program, TRAILS family self-sufficiency program, and the Stable
HOME rental assistance program.
Preservation, Safety and Sustainability:
• Comprehensive Property Maintenance Codes: Every building in the City must be in
compliance with the property maintenance code at all times. The inspections department
verifies compliance at various points utilizing these programs:
o Point of Sale Inspection – for every property sole in St. Louis Park
o City Wide Evaluation – conducted every four years for residential properties.
o Alley or neighborhood focused inspections
Study Session Meeting of September 8, 2014 (Item No. 4) Page 7
Title: Affordable Housing Strategy Review
o Rental inspections which apply to all rental properties including single family
homes, duplexes and multi-family properties.
o Complain response
o Nuisance abatement – addresses exterior trash and debris and assesses the
abatement to the property.
• Low Income Emergency Grant Programs: Up to $4,000 is available to low income
residents for immediate emergency repairs such as furnace replacement, roof repair, code
compliance, etc. This program is funded using CDBG funds.
• Low Income Deferred Loan Program: This loan is for low income residents to cover
basic safety, maintenance and improvements. The loan is deferred until the sale of the
home or forgiven after 15 years.
• Utility Rebate: The city matches 50% of all utility rebates for energy efficient furnaces,
water heaters, air conditioners, insulation and air sealing.
• Home Energy Squad Enhanced: A residential energy saving program designed to help
residents save money and energy and stay comfortable in their homes.
Meeting: Study Session
Meeting Date: September 8, 2014
Written Report: 5
EXECUTIVE SUMMARY
TITLE: HIA Resolution Ending Hardship Deferral for 2160 Ridge Dr. #25 & Reinstating the
Special Assessment
RECOMMENDED ACTION: No action needed at this time. This report is informational and
staff recommends that the City Council adopt the resolution ending the hardship deferral for
2160 Ridge Dr. #25 and reinstating the HIA special assessment on the tax rolls at the September
15, 2014 City Council meeting.
POLICY CONSIDERATION: None at this time. Please let staff know of any questions or
concerns that you might have.
SUMMARY: The Sunset Ridge Condominium Housing Improvement Area (HIA) was
established in October 2009 to make common area improvements. The improvements included
replacement of exterior siding, windows, trim, entry doors, patio doors, soffits and fascia.
Garages were resided and new garage doors installed. Patios, decks and porches were replaced as
needed and water damage was remediated. Some lighting, minor electrical repairs and
miscellaneous vents, signs, and mail slots were replaced. Construction was completed in 2011.
The owner of the property at 2160 Ridge Drive #25 was granted a hardship deferral under
Minnesota Statutes 435.193 for the HIA special assessment in 2010 beginning in tax year 2011.
To qualify for a hardship deferral the resident’s household income must be at or below 50% of
the median area income, the resident must be 65 years of age or older or be a person with a
permanent and total disability, and they must own the homestead property. Hardship deferrals
remain on the property until the ownership changes or the owner no longer qualifies for the
deferral, at which time the deferred payments become due and payable. The property at 2160
Ridge Drive #25 was sold on December 19, 2013, at which time the property no longer qualified
for a hardship deferral. The seller paid the three years of deferred special assessment payments,
$3,227.88, at closing.
The HIA agreement between the City of St. Louis Park and Sunset Ridge does not allow for
early payment of any of the outstanding special assessments so the outstanding balance on the
assessment stays with the property. Hennepin County requires a resolution in order to place the
remaining special assessment balance back on the tax rolls. The annual special assessment
payment is $1,075.96 through 2030.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Resolution
Prepared by: Marney Olson, Housing Programs Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor
Approved by: Tom Harmening, City Manager
Study Session Meeting of September 8, 2014 (Item No. 5) Page 2
Title: HIA Resolution Ending Hardship Deferral for 2160 Ridge Dr. #25 & Reinstating the Special Assessment
RESOLUTION NO. 14-____
RESOLUTION APPROVING REMOVAL OF HARDSHIP DEFERRAL FOR 2160
RIDGE DRIVE #25 AND REINSTATING THE HOUSING INPROVEMENT AREA
SPECIAL ASSESSMENT ON THE TAX ROLLS
Property Tax Identification Number: 09-117-21-21-0354
WHEREAS, By Ordinance No. 2377-99 adopted October 19, 2009, the St. Louis Park
City Council (the “Council”) established Sunset Ridge Condominium Association Housing
Improvement Area in order to facilitate certain improvements (the “Improvements”) to the
property known as the Sunset Ridge Condominiums; and
WHEREAS, by Resolution No. 09-129 adopted October 19, 2009, the Council imposed
housing improvement fees on housing units in the Sunset Ridge Condominium Association
Housing Improvement Area in order to finance the Improvements; and
WHEREAS, Minnesota Statutes 435.193 through 435.195 provide for the deferment of
special assessments and specify the conditions under which municipalities are authorized, on a
voluntary basis to defer such assessments; and
WHEREAS, the City Council adopted Resolution Number 09-134 on October 19, 2009,
establishing the eligibility requirements for a deferral; and
WHEREAS, the City granted a hardship deferral to the owner at 2160 Ridge Drive #25;
and
WHEREAS, 2160 Ridge Drive # 25 was sold December 19, 2013, ending the hardship
deferral; and
WHEREAS, Hennepin County requires a Resolution to place the remaining balance of
the HIA on the tax rolls.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of St. Louis
Park, Minnesota that removal of the hardship deferral and placing the remaining balance of the
outstanding special assessment for 2160 Ridge Drive #25 on the tax rolls is hereby approved.
Reviewed for Administration: Adopted by the City Council September
City Manager
Mayor
Attest:
City Clerk
Meeting: Study Session
Meeting Date: September 8, 2014
Written Report: 6
EXECUTIVE SUMMARY
TITLE: Rochel Forbearance and Loan Modification Agreement
RECOMMENDED ACTION: This report is being provided at this time for informational
purposes. Future EDA action will be required. Please let staff know of any questions or
concerns that you may have regarding this matter.
POLICY CONSIDERATION: Does the EDA support the proposed terms of the proposed
Rochel Forbearance and Loan Modification Agreement? Barring any objections or significant
revisions, Staff will schedule the proposed Forbearance and Loan Modification Agreement for
formal consideration at the September 15th EDA meeting.
SUMMARY: As part of the land assemblage for the Excelsior & Grand project, the EDA
entered into a Settlement Agreement (including a Promissory Note) with Mary Jo Rochel
(formerly Mary Jo Rossi) in June 1999 in which the EDA agreed to loan Ms. Rochel $24,250 so
as to enable her to purchase a replacement dwelling and current “Property” at 3700 Colorado
Ave. S. in St. Louis Park. That Note was secured by a second mortgage on her Property, which
bore interest at 7% per annum simple interest and was to be repaid, together with accrued
interest, at the earlier of the following: (i) upon sale of the Property; or (ii) upon refinance of the
Property; or (iii) upon passage of 15 years from the date of the EDA Mortgage. The EDA
Mortgage allowed that no payments would be required until the Maturity Date. In 2003, Ms.
Rochel refinanced her first mortgage, triggering the Maturity Date under the Note and Mortgage,
but at her request, the EDA agreed not to enforce payment in full of the Note. The terms of the
Note and Mortgage remained in full force and effect.
On July 15, 2014 the Note matured. Ms. Rochel recently paid the EDA the loan’s entire principal
balance of $24,250. However she is unable to pay the accrued interest which has reached
$25,486. A proposed Forbearance and Loan Modification Agreement has been reached with Ms.
Rochel in which the EDA would waive calling an event of default, cap the accrued interest owed
as of July 15 at $25,486 and forbear receipt of the accrued interest until the Property is sold.
Any proposed revisions to the terms of the original Mortgage and Note require formal approval
by the EDA. Consideration of the proposed Forbearance and Loan Modification Agreement is
scheduled for September 15, 2014. Such an Agreement would be recorded with the property title.
FINANCIAL OR BUDGET CONSIDERATION: It is proposed that the EDA consider
capping the accrued interest owed on the original loan with Mary Jo Rochel and forebear receipt
of the accrued interest until her current Property is sold at which time the entire $25,486 in
accrued interest shall be due and payable to the EDA.
SUPPORTING DOCUMENTS: None
Prepared by: Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor
Kevin Locke, Community Development Director
Approved by: Tom Harmening, EDA Executive Director, and City Manager
Meeting: Study Session
Meeting Date: September 8, 2014
Written Report: 7
EXECUTIVE SUMMARY
TITLE: EDA Redevelopment Contract Status Report
RECOMMENDED ACTION: None.
POLICY CONSIDERATION: Not applicable. Please let staff know of any questions you
might have.
SUMMARY: The attached report summarizes the current status of various redevelopment
projects in the city to which the EDA is a party. Its purpose is to apprise city officials of any
current issues or anticipated actions that may need to be considered relative to corresponding
redevelopment contracts.
FINANCIAL OR BUDGET CONSIDERATION: Not applicable.
VISION CONSIDERATION: Not applicable.
SUPPORTING DOCUMENTS: EDA Redevelopment Contract Status Report
Prepared by: Julie Grove, Economic Development & Planning Assistant
Greg Hunt, Economic Development Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor
Approved by: Tom Harmening, EDA Executive Director and City Manager
EDA Redevelopment Contract Status Report
September 2014
Page 1 of 7
Description :
138 mkt rate apts & 2 single
family houses
12/1/2015 0% Leased Former school building has been
demolished. Project under
construction.
Description:
58 market rate apartments 3/1/2014 100% Leased Building completed.
Description:
Commercial building renovation 12/1/2012 100% Leased Building renovation complete and
is leased to House of Sport .
Pending Contract Actions :
Pending Contract Actions : None.
Status of Lookback: Ehlers is currently conducting its lookback analysis.
Contract End Date: The contract terminates once the TIF Note is paid in full which, based on the
current projections, is estimated to occur in 2033.
Location: 6414 W. Lake St
Entirety of Construction Assistance issued. Monitoring contract compliance.
6414/6416 W. Lake Rd-former Home Hardware (CAR Properties)
Location : 6800 Cedar Lake Road
Project (Developer)
Required
Completion
Date
Percent Sold
&/or Leased Current Project Status
Eliot Park Apartments (Hunt Associates & Weidner Apartment Homes)
Status of Lookback: Lookback will occur upon project reaching 95% lease-up.
e2 -“Ellipse on Excelsior II” (Bader Development)
Location : 3924 Excelsior Blvd
Pending Contract Actions :
Developer working on submitting qualified costs for TIF Note. Issuance of TIF Note will depend
on outcome of Lookback analysis. Monitoring Green Building Policy compliance.
Contract End Date: The contract terminates once the TIF Note is paid in full which, based on current
projections, is estimated to occur in 2022.
Study Session Meeting of September 8, 2014 (Item No. 7)
Title: EDA Redevelopment Contract Status Report Page 2
EDA Redevelopment Contract Status Report
September 2014
Page 2 of 7
Project (Developer)
Required
Completion
Date
Percent Sold
&/or Leased Current Project Status
18,000 SF building renovation 12/1/2011 100% Leased Building renovation complete and
is leased to 5 businesses with a
total of 32 employees
Status of Lookback: NA
33,600 SF building renovation 12/31/2012 100% Occupied Building renovations completed.
Hardcoat is fully operational.
Status of Lookback : NA
115 senior assisted living rentals 12/31/2012 80% Leased
10,000 SF retail space 12/31/2012 75% Leased
Pending Contract Actions :
Status of Lookback: NA
Pending Contract Actions:
Entirety of Construction Assistance issued. Monitoring remaining contract and Green Building Policy
compliance.
Location: 3546 Dakota Ave S
Entirety of Construction Assistance issued. Monitoring remaining contract compliance.
TowerLight (Greco Development)
Location: 3601 Wooddale Ave
Former Flame Metal Bldg Renovation (Hardcoat Inc)
Location: 7301 & 7317 Lake St W
Former Bikemasters Bldg Renovation (CKJ Properties, LLC)
Building completed.
Contract End Date: 12/2017 (5 years)
Contract End Date: 6/2016 ( 5 years)
Contract End Date : 12/2017 (5 years)
6414/6416 W. Lake Rd Cont'd
Study Session Meeting of September 8, 2014 (Item No. 7)
Title: EDA Redevelopment Contract Status Report Page 3
EDA Redevelopment Contract Status Report
September 2014
Page 3 of 7
Project (Developer)
Required
Completion
Date
Percent Sold
&/or Leased Current Project Status
TowerLight Cont'd
132 market rate apartments 3/1/2011 100% Leased
16,394 SF commercial 3/1/2011 100% Leased
67,000 SF medical office bldg 6/30/2009 100% Occupied
by PN Building completed.
Status of Lookback: NA
350,000 SF retail/restaurant 6/1/2010 95% Leased
28,000 SF 2nd floor office space 6/1/2010 100% Leased
Location: 3900 Excelsior Blvd
Building completed.
Pending Contract Actions :
Pending Contract Actions : None.
Status of Lookback: Completed; no adjustment to TIF Note required.
Melrose Eating Disorders Institute (Park Nicollet Methodist Hospital)
Location : 3525 Monterey Dr
The West End (Duke Realty)
Location : 1600 West End Blvd
Pending Contract Action s: None.
Issuance of TIF Note to occur once stormwater drainage issues have been rectified.
Status of Lookback: Lookback will occur once building reaches 95% lease-up.
Contract End Date: 2049 (40 years)
Leasing actively continuing.
Baker & Associates leased 20,122
SF of office space.
Contract End Date: The contract terminates once the TIF Note is paid in full which, based on current
projections, is estimated to occur in 2020.
Ellipse on Excelsior (Bader Development)
Contract End Date: The contract terminates once the two TIF Notes have been paid in full which, based
on the current schedule, is estimated to occur in 2021.
Study Session Meeting of September 8, 2014 (Item No. 7)
Title: EDA Redevelopment Contract Status Report Page 4
EDA Redevelopment Contract Status Report
September 2014
Page 4 of 7
Project (Developer)
Required
Completion
Date
Percent Sold
&/or Leased Current Project Status
The West End Cont'd
120 unit apt.bldg. (The Flats at
West End)12/31/2016 100% Leased Construction completed spring 13.
1.1 million SF office space
between 3 or 4 Class A office
bldgs.
6/1/2021 0% Leased
A new Concept Plan has been
proposed for the eastern portion of
the site which includes a mix of
office, hotel and residential.
Location : 7003 Lake St W
79,000 SF office/tech bldg 12/31/2007 84% leased Building completed.
Pending Contract Actions :
Location : NE corner 36th St & Xenwood Ave
“Harmony Vista” – 74 units,2/28/2008 99% leased Building completed.
25,000 SF retail 90% leased
Status of Lookback: Completed; no adjustment to TIF Note required. DEED Contamination Cleanup
Grant successfully closed.
Pending Contract Actions :
Duke Realty intends to sell portions of the project to different entities. These sales will require EDA
approval along with assignments and assumptions. The new Concept Plan will also require City and
EDA approval.
Highway 7 Corporate Center (Real Estate Recycling now Hyde Development )
None.
Status of Lookback: Lookback will occur once buildings reach 95% lease-up, the date of any transfer or
three years after issuance of Certificate of Completion. C of C was issued 2/12/13.
Hoigaard Village (Union Land II - Dunbar Development )
Contract End Date: Based on the current TIF payment schedule, the contract will terminate upon
decertification of the TIF district which is anticipated in 2031.
Contract End Date: The contract terminates once the two TIF Notes have been paid in full which, based
on the current schedule, is estimated to occur in 2026.
Study Session Meeting of September 8, 2014 (Item No. 7)
Title: EDA Redevelopment Contract Status Report Page 5
EDA Redevelopment Contract Status Report
September 2014
Page 5 of 7
Project (Developer)
Required
Completion
Date
Percent Sold
&/or Leased Current Project Status
Hoigaard Village Cont'd
“The Camerata” – 220 units 9/1/2008 97% leased Building completed.
“The Adagio” – 100 units 12/31/2013 85% leased Building completed.
“Medley Row” – 22 twnhomes 12/31/2013 73% leased Building completed.
Location : 8200 33rd St W
106 unit senior housing
cooperative
12/31/2007 100% Sold Building completed
Location : 2401 Edgewood Ave S
79,000 SF office/warehouse 12/4/2004 100% Leased Building completed.
Status of Lookback: Lookback will occur after July 2016.
Pending Contract Actions :
With the sale of the last two units, income monitoring will no longer be required after 2014.
Status of Lookback: Lookback analysis to occurr now that all units have been sold.
Pending Contract Actions : None.
Status of Lookback: Completed; no adjustment to TIF Note required. DEED Contamination Cleanup
Grant successfully closed.
Aquila Commons (Stonebridge Development)
Edgewood Business Center (Real Estate Recycling now Hyde Development )
Pending Contract Actions : None.
Contract End Date: Based on the current TIF Note payment schedules the contract will terminate upon
decertification of the original TIF district which is anticipated in 2021.
Contract End Date: The contract terminates once the TIF Note is paid in full which, based on the
current schedule, is estimated to occur in 2019.
Contract End Date: The contract terminates once the TIF Note is paid in full which, based on the
current schedule, is estimated to occur in 2020.
Study Session Meeting of September 8, 2014 (Item No. 7)
Title: EDA Redevelopment Contract Status Report Page 6
EDA Redevelopment Contract Status Report
September 2014
Page 6 of 7
Project (Developer)
Required
Completion
Date
Percent Sold
&/or Leased Current Project Status
Location : 5000 & 5050 36th St W
2-story, 54,742 SF office bldg 3/31/2004 95% Leased Building completed.
1-story, 10,038 SF commercial
“West” bldg 5/31/2005 100 % Leased Building completed.
Status of Lookback: NA
Location : Excelsior Blvd & Grand Way
Phase I – 338 apts, 62,700 SF
retail space 7/1/2003 Apts 97%
Leased.Building completed.
Phase NE-124 Condos, 4,500
retail space 4/30/2006 Condos 100%
Sold.Building completed.
Phase E – 86 condos & 14,235
SF retail space 4/1/2006 Retail 91%
Leased.Building completed.
Phase NW – 96 condos, up to
5,000 SF retail space 6/1/2007 Condos 100%
Sold.Building completed.
Pending Contract Actions: None.
Status of Lookback: NA
Location : 7201 Walker St
200 market rate apartments 6/1/2002 99% leased Building completed.
Louisiana Oaks (MSP Real Estate)
Contract End Date: The contract terminates once the TIF Note is paid in full which, based on the
current schedule, is estimated to occur in 2020.
Contract End Date: Based on the current TIF Note payment schedules, the contract will terminate upon
decertification of the TIF district which is anticipated in 2028.
Wolfe Lake Professional Center (Belt Line Industrial Park, Inc)
Pending Contract Actions : None.
Excelsior & Grand (TOLD Development)
Pending Contract Actions :
None. DEED Contamination Cleanup Grant successfully closed.
Study Session Meeting of September 8, 2014 (Item No. 7)
Title: EDA Redevelopment Contract Status Report Page 7
EDA Redevelopment Contract Status Report
September 2014
Page 7 of 7
Project (Developer)
Required
Completion
Date
Percent Sold
&/or Leased Current Project Status
Louisiana Oaks Cont'd
Status of Lookback: NA
Location : NW 16th & Zarthan Ave
Marriott Springhill Ste-127 units 3/1/2002 Hotel Building completed.
Marriott TownePlace Ste-107
units 8/1/2001 Hotel Building completed.
86 owner occupied townhomes 1/1/2003 100% Sold Building completed.
Status of Lookback: NA
Location : 3633 Park Center Blvd
45 unit assisted living facility 6/1/2001 100% Occupied Building completed.
Status of Lookback: NA
Zarthan & 16th Street (CSM Hospitality & Rottlund Homes)
Contract End Date: Based on the current TIF Note payment schedules, the contract will terminate upon
decertification of the TIF district which is anticipated in 2023.
Contract End Date: The contract will terminate upon decertification of the TIF district which is
anticipated in 2023.
Contract End Date: Based on the current TIF Note payment schedule, the contract will terminate upon
decertification of the TIF district which is anticipated in 2019.
Pending Contract Actions : None. With the recent sale of the hotel properties, the TIF Notes were
reassigned to Garrison Investment Group.
Park Center (Silver Crest Properties)
Pending Contract Actions :
Monitoring adherence to renter income limitations as statutorily required.
Study Session Meeting of September 8, 2014 (Item No. 7)
Title: EDA Redevelopment Contract Status Report Page 8
Meeting: Study Session
Meeting Date: September 8, 2014
Written Report: 8
EXECUTIVE SUMMARY
TITLE: Construction Management Plan
RECOMMENDED ACTION: No action needed at this time. This report is intended to inform
Council of the proposed Construction Management Plan initiative. Please let staff know of any
questions or concerns that you might have.
POLICY CONSIDERATION: Does Council wish to have staff proceed with implementing
the Construction Management Plan and amending Chapter 6 of the St. Louis Park City Code to
add Section 6-71. Construction Management Plan?
SUMMARY: The City recognizes that many residents in St. Louis Park and elsewhere are
looking for larger homes. As a result, significant additions and/or tearing down of existing homes
and rebuilding larger homes is becoming more common. Because St. Louis Park is a fully built
community, the construction of these major additions and new homes impacts the surrounding
neighbors. To proactively address neighborhood issues and concerns related to construction
impacts, staff is proposing implementing a Construction Management Plan (CMP) requirement
for builders/remodelers.
The CMP will be required for demolition (tear down), new construction, or construction of a
major addition to all one and two family dwellings. The applicant for a building or demolition
permit must complete the CMP and give written notification of the proposed activity and general
construction schedule to all property owners within 200 feet of construction at least seven
calendar days before work begins. Demolition and new construction will also require a
neighborhood meeting and signage.
The purpose of the CMP is to provide neighbors with information about what is happening at the
property and who to call if they have concerns during construction. In addition to contact
information, the neighborhood notification letter will also state the hours that construction
activity is allowed per the noise ordinance. The CMP will also provide a list of best practices to
contractors for working in St. Louis Park neighborhoods to proactively address some of the most
common issues and concerns that arise during construction activity in residential neighborhoods.
FINANCIAL OR BUDGET CONSIDERATION: There is no financial impact to the city to
implement this initiative.
VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and
diverse housing stock.
SUPPORTING DOCUMENTS: Discussion
Draft Ordinance
Prepared by: Marney Olson, Housing Programs Coordinator
Reviewed by: Michele Schnitker, Housing Supervisor
Brian Hoffman, Inspections Director
Approved by: Tom Harmening, City Manager
Study Session Meeting of September 8, 2014 (Item No. 8) Page 2
Title: Construction Management Plan
DISCUSSION
BACKGROUND: The City recognizes that many residents in St. Louis Park and elsewhere are
looking for larger homes. As a result, significant additions and/or tearing down of existing homes
and rebuilding larger homes is becoming more common. Because St. Louis Park is a fully built
community, these major additions and construction of new homes impacts the surrounding
neighbors. To proactively address neighborhood issues and concerns related to construction, staff
is proposing implementing a Construction Management Plan requirement.
Staff met with Cindy Larson, Residential Redevelopment Coordinator for the City of Edina, to
learn about their Construction Management Plan and used this plan as a starting point for
creating the St. Louis Park program. Edina has been averaging well over 100 tear downs a year
for the last few years. St. Louis Park is not experiencing this level of tear downs; however, the
number of demolition permits is increasing and only captures the number of homes tearing down
the house and foundation, not those that are keeping the foundation. 2009-2011 averaged 6
demolition permits a year, 12 demolition permits were issued in 2012 and 15 in 2013. In addition
to tear downs, the construction of major additions can also impact neighbors. The average
number of additions each year for the past five years is approximately 60 with 32 during the first
half of 2014. For purposes of the CMP, major additions are defined as a second story addition or
an addition over 500 square feet. The current permit tracking system does not allow us to
determine how many of the addition permits over the past five years would qualify as a major
addition.
The proposed CMP will be required for demolition (tear down), new construction, or
construction of a major addition to all one and two family dwellings. The applicant for a building
or demolition permit must complete the CMP and give written notification of the proposed
activity and general construction schedule to all property owners within 200 feet of construction
at least seven calendar days before work begins. Demolition and new construction will also
require a neighborhood meeting and signage. See the attached draft ordinance for specific details
on the program.
The CMP will give neighbors information about what is happening at the property and who to
call if they have concerns during construction. In addition to contact information, the
neighborhood notification letter will also state the hours that construction activity is allowed per
the noise ordinance. The CMP will also provide the following list of best practices to contractors
for working in St. Louis Park neighborhoods. Some of these best practices are required by code,
others are recommendations for being a good neighbor.
Best Practices for new construction or major additions in St. Louis Park Neighborhoods:
• Parking should be contained on the site when possible. Many St. Louis Park lots are small
and this may not be possible. When parking on the street, follow all posted parking signs,
park on one side of the street rather than parking trucks across from each other which makes
the road very narrow and do not block driveways.
• No trailers overnight on the street.
• Storage of all building materials, dumpsters, trailers, etc. need to be on the property. They are
not allowed to be parked/stored on the street.
• All unloading, including equipment, should be done at the property. Equipment should not be
driven down the road or sidewalks because it can cause damage. You are responsible for any
damage that happens to the public right of way caused by your construction work.
Study Session Meeting of September 8, 2014 (Item No. 8) Page 3
Title: Construction Management Plan
• Portable toilets need to be on the property (cannot be on the right of way) and should be
cleaned regularly.
• Blowing trash and dust/debris can be a problem at construction sites. All trash and
construction debris needs to be placed in a dumpster and monitored to make sure trash is not
blowing around the neighborhood.
The Housing Programs Coordinator will be responsible for overseeing the CMP and will work
closely with zoning, inspections and other departments as needed.
NEXT STEPS: If the Council has no concerns on the Draft Ordinance as written, the First
Reading will be scheduled in the next month.
Study Session Meeting of September 8, 2014 (Item No. 8) Page 4
Title: Construction Management Plan
ORDINANCE NO. ____-14
AN ORDINANCE RELATING TO CONSTRUCTION
MANAGEMENT OF DEMOLITION, NEW CONSTRUCTION
AND ADDITIONS TO SINGLE AND TWO FAMILY
DWELLINGS AMENDING CHAPTER 6 OF THE
ST. LOUIS PARK CITY CODE OF ORDINANCES
THE CITY OF ST. LOUIS PARK DOES ORDAIN:
SECTION 1. Chapter 6 of the St. Louis Park City Code is amended by adding the
following section:
Sec. 6-71. Construction Management Plan.
(a) Definitions. The following words, terms and phrases, when used in this Section,
shall have the meanings ascribed to them in this section, except where the context
clearly indicates a different meaning:
Demolition means the removal or destruction of more than fifty percent (50%) of
the area of exterior walls.
New Construction means the complete construction of a building from footings or
above grade.
Major Addition means the construction of a second story of any size or a building
addition totaling five hundred (500) square feet or greater.
(b) Construction Management Plan Required. A Construction Management Plan is
required for Demolition or New Construction of, and Major Additions to, all one
and two family dwellings.
(1) Application. The applicant for a building permit or demolition permit
must complete the Construction Management Plan on a form to be
provided by the city building official and submit required information
before a permit will be issued.
(2) Written Neighborhood Notification. At least seven (7) calendar days
before Demolition, New Construction, or construction of a Major Addition
commences, written notification of the proposed activity and general
construction schedule must be provided to all property owners within two
hundred (200) feet of the construction property.
Study Session Meeting of September 8, 2014 (Item No. 8) Page 5
Title: Construction Management Plan
(3) For Demolitions and New Construction:
Neighborhood Meeting. The applicant must conduct a neighborhood
information meeting within the notification area before Demolition or
New Construction commences. The date, time, and location of the
meeting must be included within the Written Neighborhood Notification.
If construction does not begin within three months of the meeting, a
second neighborhood meeting must be held.
Site Signage. A sign must be posted on the property before Demolition or
New Construction commences, identifying the nature of the project, the
permit holder, a contact name and phone number, and the site address.
The sign must also display a City provided phone number. The sign must
be between five (5) square feet and six (6) square feet in surface area. The
sign and the content of the sign must be visible from the street and be kept
in place until the completion of the project.
SECTION 2. This Ordinance shall take effect fifteen (15) days after its passage and
publication.
ADOPTED this _____ day of ____________, 2014 by the City Council of the City of St.
Louis Park.
Reviewed for Administration: Adopted by the City Council __________, 2014
City Manager Mayor
Attest: Approved as to Form and Execution:
City Clerk City Attorney
Meeting: Study Session
Meeting Date: September 8, 2014
Written Report: 9
EXECUTIVE SUMMARY
TITLE: Update on the Park the Street! Pop Up Event
RECOMMENDED ACTION: None at this time. The purpose of this report is to provide the
City Council with an update for the Park the Street! event.
POLICY CONSIDERATION: Does the City Council have any questions or concerns
regarding Park the Street!?
SUMMARY: Over the last year and a half staff has continued to work with members of the
community to develop a city-wide health initiative. Through these discussions, community
members have opted to explore a pop-up event within the City of St. Louis Park to enhance
community awareness and promote health in the City. Community leaders and staff have
selected the Dakota Avenue S. corridor as the potential event site. With the approval of the City
Council, staff utilized community volunteers to survey residents, neighborhoods and schools
along the corridor. The responses were overwhelmingly positive in favor of the event. The event
continues in the planning stage. The event has been branded Park the Street! and takes place on
Sunday, September 28, 2014 along Dakota Ave S and a portion of Lake Street W.
FINANCIAL OR BUDGET CONSIDERATION: The Center for Prevention at Blue Cross
Blue Shield of Minnesota has approved approximately $10,000 to fund the expenses for this
event.
VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged
community. St. Louis Park is committed to being a leader in environmental stewardship. We will
increase environmental consciousness and responsibility in all areas of city business.
SUPPORTING DOCUMENTS: Discussion
Park the Street Poster
Prepared by: Bill Chang, Administrative Services Intern
Reviewed by: Bridget Gothberg, Organizational Development Coordinator
Approved by: Tom Harmening, City Manager
Study Session Meeting of September 8, 2014 (Item No. 9) Page 2
Title: Update on the Park the Street! Pop Up Event
DISCUSSION
BACKGROUND: Staff applied for and received funding from the Center for Prevention at
Blue Cross Blue Shield of Minnesota to encourage a healthier community. Community members
chose to have a Pop-Up event to increase physical activity and receive public input on a potential
bikeway for Dakota Avenue, proposed in the Connect the Park plan. The proposed location was
along Dakota Avenue S from Peter Hobart Preliminary School to Lake Street W, and extending
on Lake Street W west to Library Lane. On June 23, 2014, staff proposed the pop-up event to
City Council and asked for approval to move forward to survey and contact the residents,
neighborhood, and business and schools along the route for support. City Council approved staff
to move forward with communications.
Staff sent an email on June 27th to the neighborhood leaders of Lennox, Bronx Park and
Sorenson to inform them of Health in the Park and the proposed Pop-Up event. The email invited
the neighborhood leaders to an informational meeting. Staff then coordinated groups of
community volunteers to place door hangers on residential properties providing information and
solicit comment or concerns. Staff trained and provided information to volunteers, who then
went out during the week of July 21st to door knock. Volunteers also spoke to the businesses and
schools to learn about their position and listen to concerns.
The vast majority of residents who spoke with volunteers were in favor of the pop-up event. A
phone number was provided on the door hanger for residents to call if they had any questions or
concerns. Volunteers also attempted to door knock during different times and days in attempt to
speak with as many residents as possible.
Most businesses that could be reached during the time of survey were also in favor of the event.
General concerns from businesses revolved around the logistic of getting its regular customers in
and out of their business.
In mid-August, letters were sent to all properties within 300 feet of the proposed event route to
provide event information. Property owners with driveway access were asked to make
accommodations during the event time. All property owners were provided with the event
website address and a phone number to contact regarding questions, comments or complaints.
No negative feedback has been received by staff in response to the letters.
PRESENT CONSIDERATIONS: Staff continues to work toward a successful event. Staff is
planning the logistical details to successfully host the event. Many vendors have been invited to
lead activities at the event or contribute in another way. A live map of activity commitments
have been added onto the Health in the Park website at www.hipslp.org.
Marketing for the event has begun. Posters have been posted in businesses along the route and in
city buildings. Posters have also been distributed to Health in the Park team members to post in
the community. On August 28th, the Sun Sailor published an article regarding Park the Street!
Outreach has been made to all of the neighborhood associations in Saint Louis Park to ask them
to take part in the event. Outreach has also been made to Saint Louis Park partners such as
Discover St. Louis Park, the Saint Louis Park School District, Twin West Chamber of
Commerce, Three Rivers Park District, and the Saint Louis Park Historical Society. Outreach to
other partners continues as we near the event date.
Study Session Meeting of September 8, 2014 (Item No. 9) Page 3
Title: Update on the Park the Street! Pop Up Event
NEXT STEPS: Staff will continue to plan the event and move towards implementing strategies.
Hard marketing of the event will start soon. Avenues of marketing will be through all social
media sites, news outlets, and the City’s new contact methods. These new methods include
Constant Contact and MyStLouisPark. Staff will continue to recruit activity leaders and update
the event website and map.
City Council Meeting of September 8, 2014 (Item No. 9)
Title: Park the Street Poster Page 4