HomeMy WebLinkAbout2020/12/14 - ADMIN - Agenda Packets - City Council - Study SessionAGENDA
DEC. 14, 2020
All meetings of the St. Louis Park City Council will be conducted by telephone or other e lectronic
means starting March 30, 2020, and until further notice. This is in accordance with the local
emergency declaration issued by the city council, in response to the coronavirus (COVID-19)
pandemic and Governor Walz's “Stay Safe MN” executive order 20-056.
Some or all members of the St. Louis Park City C ouncil w ill participate in the D ec. 14, 2020 city
council meeting by electronic device or telephone rather than by being pe rsonally present at
the city council's regular meeting place at 5005 Minnetonka Blvd.
Members of the public can monitor the meeting by video and audio at https://bit.ly/watchslpcouncil
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members and staff participating from multiple locations.
6:30 p.m. – STUDY SESSION
Discussion items
1. 6:30 p.m. City attorney discussion: council operations overview
2. 7:30 p.m. Redevelopment proposal for SWLRT Wooddale Station Site
3. 9:00 p.m. Future study session agenda planning and prioritization
9:05 p.m. Communications/updates (verbal)
9:10 p.m. Adjourn
Written reports
4. Minnetonka Boulevard properties redevelopment update
5. St. Louis Park Friends of the Arts (FOTA) annual report
6. Efficient Building Benchmarking ordinance – year one in review
7. Solar Sundown program
8. Request to issue conduit debt to CB SLP Housing Limited Partnership
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.
If you need special accommodations or have questions about the meeting, please call 952-924-2525.
Meeting: Study session
Meeting date: December 14, 2020
Discussion item : 1
Executive summary
Title: City attorney discussion: council operations overview
Recommended action: No action required. City attorney Soren Mattick and staff w ill provide an
overview and refresher for the city council on meeting minutes, data practices, open meeting
law and carver governance model.
Policy consideration: None at this time.
Summary: The city attorn ey p eriodically provid es an o v ervi ew for t he council on legal
requirements and best practices related to meeting minutes, data practices, open meeting law
and carver governance model.
Financial or budget considerations: Not applicabl e.
Strategic priority consideration: Not applicable.
Supporting documents: Open meeting law - MN Statutes Chapter 13D
Prepared by: Maria Solano, senior management analyst
Soren Mattick, city attorney
Reviewed by: Nancy Deno, deputy city manager/HR director
Approve d by: Tom Harmening, city manager
Page 2 Study session meeting of December 14, 2020 (Item No. 1)
Title: City attorney discussion: council operations overview
OPEN MEETING LAW - MINNESOTA STATUTES CHAPTER 13D
1.Purpose
•Prohibit actions from being taken at a secret meeting where the interested public cannot be
fully informed of the decisions of public bodies or detect improper influences.
•Ensure the public’s right to be informed.
•Give the public an opportunity to present its views.
2.Ru le
•All meetings of the City Council must be open to the public, subject to a few exceptions.
Minnesota Statutes, Chapter 13D.
3.Wh at is a meeting?
Synopsis:
•A meeting exists when a quorum of the City Council is together and 1) Makes a decision
concerning city business; 2) Discusses city business; or 3) Obtains information on city business.
•A quorum or more of a council should not attend neighborhood meetings in which
development, zoning, local improvement or assessment procedures or other matters affecting
the city are the subject of discussion.
•Attendance by a quorum or greater of training -type sessions is permissible, however, members
should refrain from discussing specific local issues.
Case Law:
•In St. Cloud Newspapers, Inc. v. District 742 Community Schools, 332 N.W.2d 1 (Minn. 1983),
seminar-type meetings were attended by the school board and various administrators of the
school system. The presentations were made by school administrators to provide information
on topics relating to school administration. The Supreme Court held that the gatherings
constituted meetings. The Court said discussions were held concerning matters which could
foreseeably require final action by the board. The Court said meetings include those at which
information is received which may influence later decisions.
•Chance or social gatherings are not considered meetings; however, a quorum of council
members may not use the guise of a social gathering to receive information or discuss official
business. Berglund v. City of Maplewood, MN, 173 F.Supp.2d 935 (D.Minn. 2001).
•Engaging in casual discussions can be a trap for the unwary. In Thuma v. Kroschel, 506 N.W. 2d
14 (Minn. Ct. App. 1993), the mayor and two council members attended a meeting of the Afton
Planning Commission. Although the evidence was conflicting, there was evidence that the
mayor and council members went to a coffee area outside of the chambers and returned eight
minutes later; and that they were speaking together in the coffee area and looking at a
document. Upon returning, the mayor addressed the Planning Commission, indicating that he
had signed a contract for an emergency well repair which was the subject of the Planning
Commission’s discussion and that it would not matter what the Planning Commission decided.
Although the mayor and the council members denied they had met to discuss the well contract
during the Planning Commission meeting, the trial court found that there had been a meeting,
and found the mayor and council members in violation of the Open Meeting Law.
Page 3 Study session meeting of December 14, 2020 (Item No. 1)
Title: City attorney discussion: council operations overview
4.Serial Meetings
Synopsis:
•Serial communications (“round robin”) of a quorum of committee members in any format will
constitute a meeting and is prohibited. This includes communication via email, phone call, or
letter.
•If a Council Member wishes to share information with other members, s/he should do so
through the City Manager. The Council Member may request the City Manager distribute
materials to others. The communication should not invite response to or discussion between
a ny Council Members, including replies to the person making the distribution request.
Case Law:
•In Moberg v. Indep. Sch. Dist. No. 281, 336 N.W.2d 510, 518 (Minn. 1983), the court noted that
the quorum requirement of the Open Meeting Law could be circumvented by “serial face-to-
face or telephone conversations between board members to marshal their votes on an issue
before it is initially raised at a public hearing.” The court held that “serial meetings in groups of
less than a quorum for the purposes of avoiding public hearings or fashioning agreement on an
issue may also be found to be a violation of the [Open Meeting Law], depending upon the facts
of the individual case.”
•In a recent district court case, Funk v. O’Connor , et al., No. 10-CV-14-547 (First Judicial District,
Carver County, Mar. 31, 2016), a Carver County Court ruled that four members of the Victoria
City Council committed 38 intentional violations of the open meeting law. The court found
that there were numerous occasions where certain council members communicated with each
other in a “chain -like” fashion by email, text, or phone call.
5.E mail communication between Councilmembers.
•If email communication is necessary, limit to less than a quorum of council members.
o The recipient of an electronic message or inquiry should reply only to the sender, should
not copy others on the reply and should not forward the original e-mail to other Council
Members.
o The sender should not forward or copy the recipient’s reply to any Council Member.
o The City Manager should be copied on all electronic correspondence.
•Electronic communications of meeting materials should generally be conducted in a one -wa y
c ommunication from the City Manager to the City Council.
o Council Members may receive agenda materials, background information, and other
meeting materials via e-mail attachment or other electronic means (such as file sharing)
from the City Manager.
o If a Council Member has questions or comments about materials received, s/he should
inquire via electronic means directly back to the City Manager or to the department
head associated with the agenda item and also copying the City Manager. A Council
Member should not copy other Council Members on his/her inquiry.
o If the clarification is one of value to other Council Members, the City Manager may send
follow-up materials or information to the full Council.
•If a Council Member receives an electronic communication from any source related to City
business and distributed to multiple Council Members, (e.g. – an e-mail sent to the entire
C ouncil from a member of the public), s/he should reply only to the sender. The reply should
not be copied to all on the original distribution or forwarded to any Council Member.
Page 4 Study session meeting of December 14, 2020 (Item No. 1)
Title: City attorney discussion: council operations overview
•Email communications between Council Members that involves city business is public
information. It doesn’t matter whether the email was sent from personal computer or a cit y
owned device. Further, emails involving city business that are sent from personal email
accounts are also public information.
6.Penalties
•A person who intentionally violates the law is subject to personal liability in an amount not to
exceed $300.00 for a single occurrence.
o The personal liability may not be paid by the City.
•A person who has been found to have intentionally violated the law in three or more actions
s hall forfeit any further right to serve on the governing body or in any other capacity with the
public body for a period of time equal to the term of office such person was then serving.
•In addition to the above, the court may award reasonable costs, disbursements and attorneys’
fees of up to $13,000.00 to any party in an action.
o The City may pay the costs, disbursements or attorneys’ fees incurred by or awarded
against any of its members in an action under the law.
•No monetary penalties or attorneys’ fees may be awarded against a member of a public body
unless the court finds that there was a specific intent to violate the law.
Meeting: Study session
Meeting date: December 14, 2020
Discussion item : 2
Executive summary
Title: Redevelopment proposal for SWLRT Wooddale Station Site
Recommended action: Review and discuss Saturday Properties/Anderson Company’s
redevelopment proposal for the SWLRT Wooddale Station Site and provide staff with direction.
Policy consideration: Does the EDA generally support Saturday Properties/Anderson
Company’s redevelopment proposal for the SWLRT Wooddale Station Site ? Does the EDA wish
to enter into a preliminary development agreement with this development team to begin the
process of preparing a mutually acceptable mixed -use , transit -oriented development (TOD)
plan for the SWLRT Wooddale Station Site ?
Summary: Following a formal request for proposals process, staff unanimously agreed that the
redevelopment proposal submitted by Saturday Properties/Anderson Companies most closely
aligned with the city’s vision, strategic prioritie s, development objectives and preferred
programming for the SWLRT Wooddale Station Site . Detailed information and a copy of Saturday
Properties/Anderson Companies proposal were provided to the EDA at the Nov. 23, 2020
meeting (see Nov. 23, 2020 staff report). Therefore , it is recommended that co-developers
Saturday Properties and Anderson Companies be considered as the development team with
which the EDA should partner to redevelop the SWLRT Wooddale Avenue Station site. A t the
Dec. 14 study session the development team will present its general vision, preliminary plans
and development program for the SWLRT Wooddale Station Site.
Following discussion, the EDA will be asked if it wishes to partner with the selected development
team and enter into in a preliminary development agreement for the site. Such an agreement
would formalize the respective parties’ responsibilities relative to further defining the SWLRT
Wooddale Station redevelopment consistent with the parties’ mutual objectives. It would also
provide the development team with formal permission to access the subject site to conduct its
due diligence as well as exclusive rights to negotiate acquisition of the property with the EDA.
Consideration of the formal contract with the development team would follow in
January/February 2021.
Financial or budget considerations: The Saturday Properties/Anderson Companies
development team offered $3 million for the EDA -owned property. Implementation of the
team’s proposed $84 million mixed -use, TOD plans for the SWLRT Wooddale Avenue Station
site will likely require a yet to be determined amount of tax increment assistance.
Strategic priority consideration: The proposed redevelopment is intended to meet all of the
city’s strategic priorities.
Supporting documents: SWLRT Wooddale Station Site request for redevelopment proposals
Prepared by: Greg Hunt, economic development coordinator
Reviewed by: Karen Barton, community development director
Approve d by: Tom Harmening, city manager/EDA e xecutive director
SWLRT Wooddale Avenue Station Site
Request for Redevelopment Proposals
A Distinctive
Transit-Oriented Development Opportunity
EQUAL HOUSING OPPORTUNITY
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 2
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SWLRT Wooddale Avenue Station Site
Request for Redevelopment Proposals
Submission Schedule, Deadline, and Contact
Estimated RFP Schedule
Request for Proposals Issued August 5, 2020
Notice of intent to apply with contact information
Last date for questions September 11, 2020
Proposal deadline October 9, 2020
Developer Interviews November 2020
Developer recommendation and selection December 2020
EDA Approval of Preliminary Development Contract January/February 2021
The city reserves the right to extend or otherwise modify the above schedule. If any such
changes occur, notice will then be provided to developers who notified the EDA, per the
requirement below.
Proposal Deadline
Developers intending to submit a proposal are asked to inform the city by email by September
11, 2020 so they can be notified of any changes or clarifications to this RFP. Emails should be
sent to Mara Strand at: mstrand@stlouispark.org
Complete proposals are due in city offices by 4 p.m. (Central Time), October 9, 2020.
Proposals received after the deadline will not be accepted. It is the respondent’s responsibility
to ensure their proposal is received in a timely manner.
Send proposals to:
Greg Hunt, economic development coordinator
City of St. Louis Park
5005 Minnetonka Blvd.
St. Louis Park, MN 55416
Proposal requirements may be found in Section II of this document.
Contact Information
Questions regarding this RFP should be directed to:
Greg Hunt, economic development coordinator
952.924.2197
ghunt@stlouispark.org
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 3
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Contents
I.SWLRT Wooddale Avenue Station RFP Overview
Development Vision and Objectives 5
•Strategic Priorities 6
•Site Overview 6
II.Site and Background Information
•Property Description 7
Transportation 8
•Regional Transportation Access 8
•Roads 8
•Site Access Constraints/Challenges/Opportunities 9
•Pedestrian and Bicycle Trails 9
•Regional Trail 9
•Bus Transit 10
•Southwest Light Rail (SWLRT) / METRO Green Line Extension 10
Development Site Specifications 11
•Comprehensive Plan 11
•Zoning 11
•Environmental Analysis 12
•Stormwater Management 12
•Utility Connections 12
•Neighborhood Characteristics 12
•Area Amenities 12
•Area Employment 13
Previous Planning Studies 13
•Elmwood Area Land Use, Transit and Transportation Study 13
•Wooddale Station Plan 14
•Corridor Development Initiative 15
•Transitional Station Area Action Plan (TSAAP)15
City Policies for Development 16
•Inclusionary Housing Policy 16
•Green Building Policy 16
•Climate Action Plan 16
•Public Financing Assistance/Tax Increment Financing (TIF)17
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 4
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III.RFP Submission and Proposal Selection
•Proposal Content 17
•Proposal Selection 18
•Project Approval Process 19
•Developer / Staff Coordination 20
IV.City Contracting Requirements
•Property Acquisition and Letter of Intent 20
•Preliminary Development Agreement 20
•Other Requirements 20
•Cost of Responding to RFP 22
•Right to Modify, Spend and Waive 23
•Disclosure and Disclaimer 23
RFP attachments
Attachments A-I may be accessed by the following links:
https://www.stlouispark.org/business/swlrt-wooddale-avenue-station-redevelopment-site
A.SWLRT Wooddale Ave Station Renderings and Plan
B.2040 Comprehensive Plan, Map and TOD section
C.Planned Unit Development Ordinance 2518-17
D.Environmental Assessment Worksheet (EAW) Finding of Fact and Record of
Decision
E.Area Plans:
i.Elmwood Area Land Use, Transit and Transportation Study
ii.Station Area Plan (2010): Intro and Wooddale Station Area Plan
iii.LISC Community Development Initiative: Power Point and Report
iv.Wooddale Ave Station TSAAP (2013): Intro and Plan
F.SLP Inclusionary Housing Policy: Policy and Program Guide
G.SLP Green Building Policy and Checklist
H.SLP Climate Action Plan and Plan Summary
I.SLP Sample Preliminary Development Agreement
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 5
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I.SWLRT Wooddale Avenue Station RFP Overview
The St. Louis Park Economic Development Authority (“EDA”) is requesting proposals to
redevelop the SWLRT Wooddale Ave. Station Site (“site”), 5950 36th St. West. This distinctive,
1.6-acre, redevelopment opportunity has exceptional access to multimodal transportation as it
lies immediately south of the Southwest Light Rail Transit (SWLRT)/METRO Green Line
Wooddale Avenue Station platform (under construction) and adjacent Cedar Lake LRT Regional
Trail. The site is also served by a Metro Transit bus stop and close to interchanges for MN
Highways 100 and 7. Additionally, the site is centrally located in the first-ring suburb of St. Louis
Park at the northeast corner of 36th Street West and Woodd ale Avenue South.
Location and context of Wooddale Ave. Station Site
Development Vision and Objectives
The EDA seeks an experienced and capable developer or development team to construct a
signature, mixed use, transit-oriented development (TOD) on the SWLRT Wooddale Ave. Station
Site that includes significant affordable housing. One that achieves the city’s long-term vision,
development objectives and Strategic Priorities. Proposals will be expected to exceed the city’s
green building and inclusionary housing policy requirements and incorporate principles of TOD
and sustainable development that support and benefit from the proximity of the SWLRT and
the regional trail.
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 6
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Development goals of the site as specified in the 2040 Comprehensive Plan, include:
•Pursue transit-oriented, high density, well connected, mixed-use centers at future light
rail transit station areas.
•Create a mix of housing opportunities including affordable housing and increased
viability of neighborhood services
•Provide human scale development that creates connections and a strong sense of
community and place.
The city envisions the SWLRT Wooddale Avenue Station Site to be an active, vibrant and
connected place where people can affordably live, work and recreate with the opportunities
and advantages of proximity to LRT. The site is expected to become an important community
hub for mixed-income housing, neighborhood business and transit. Accordingly, the EDA is
seeking proposals that include:
•An abundance of affordable multifamily housing that exceeds the ci ty’s Inclusionary
Housing Policy requirements and facilitates multicultural and intergenerational living
(i.e. includes larger size units);
•Smaller scale, affordable, ground floor commercial spaces conducive for neighborhood
businesses;
•Attractive, bold and creative architecture;
•Building and site designs that incorporate numerous “green” elements including
renewable energy sources designed to achieve net zero carbon emissions at the site and
serve as a showcase for environmental sustainability;
•Numerous accommodations for pedestrians, bicyclists, transit riders, and automobiles,
including electric bikes, electric vehicles, and possibly car sharing;
•A public plaza or community space with unique community landmark or feature;
•High quality site amenities and public art;
•Connections to nature through green features such as enhanced landscaping, green
roofs or living wall systems.
Proposed projects also need to seamlessly integrate with the adjacent SWLRT Wooddale
Avenue Station and connect to the surrounding Elmwood neighborhood.
Strategic Priorities: Additionally, submitted proposals should be consistent with and reflect the
city’s Strategic Priorities. These provide that St. Louis Park is committed to:
•being a leader in racial equity and inclusion in order to create a more just and inclusive
community for all.
•leading in environmental stewardship.
•providing a broad range of housing and neighborhood-oriented development.
•providing a variety of options for people to make their way around the City comfortably,
safely and reliably.
•creating opportunities to build social capital through community engagement.
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 7
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In planning for the SWLRT project, the city invested considerable time and resources to develop
a vision for the Elmwood area and the SWLRT Wooddale Avenue Station Site. The city has
conducted studies, purchased property, and invested in significant public improvements to
make the site attractive for transit-oriented development and affordable housing.
Location of the SWLRT Wooddale Ave. Station Site within the City of St. Louis Park
II.Site and Background Information
Property Description: The Southwest LRT Wooddale Avenue Station Site (5950 36th St. W.) is
located at the northeast corner of 36th Street West and Wooddale Avenue South in St. Louis
Park’s Elmwood neighborhood. The site abuts the SWLRT Wooddale Station platform (under
construction). Vehicle access is provided along Yosemite Avenue and 36th Street West, while
bike and pedestrian access is provided along 36th Street West, Wooddale Avenue South and via
the adjacent Cedar Lake LRT Regional Trail.
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 8
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Wooddale Ave. Station Site
Site address: 5950 36th St. W
St. Louis Park, MN 55416
PID: 1611721340610
Owner: St. Louis Park Economic Development Authority
Site area: 1.68 acres (73,155 square feet)
Current use: Surrounding land uses:
Vacant 16,700 SF commercial building
and municipal parking lot
North: SWLRT, freight rail, regional trail,
Highway 7, Via Sol redevelopment
East: Small scale commercial
West: Wooddale Avenue South
South: 36th Street West/TowerLight Senior
Living
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 9
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2040 land use plan Zoning
TOD - transit oriented development
(50 to 125 units per acre)
PUD planned unit development
Transportation
Regional Transportation Access: The subject property has outstanding access to many mobility
modes. It is immediately southeast of the MN Highway 7/Wooddale Avenue South interchange
and 1/2 mile west of MN Highway 100. Across the LRT and freight railroad tracks to the north is
the Cedar Lake LRT Regional Trail. Additionally, there is a Metro Transit bus stop on the site
along 36th Street West. Most notably, the site will have direct access to light rail transit in 2023.
Roads: The site is bounded by 36th Street West (12,600 ADT) to the south and Wooddale
Avenue South (11,000 ADT) to the west MN Highway 7 (37,000 ADT) is .1 mile to the north, and
MN Highway 100 (128,000 ADT) is ½ mile to the east.
Additionally, the site is approximately 3.5 miles from Interstate 394 to the north, three miles
from Highway 169 to the west, and four miles from MN Highway 62 to the south.
Location and context of Wooddale Ave. Station Site
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 10
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Planned access to the Wooddale Avenue Station
Site Access Constraints/Challenges/Opportunities: Because of the transit-oriented nature of
the site, full vehicle access to the subject property will be provided from Yosemite Avenue
South, near the Southwest LRT passenger drop-off, while direct vehicle access on 36th Street
West will be limited to right-in/right-out turning movements.
On-street parking adjacent to the redevelopment site is very limited along 36th Street West
because of the proximity of the intersection, and on -street parking is not allowed along
Wooddale Avenue South. The west side of the site is at grade with the LRT platform, which
creates a unique opportunity to activate the ground floor of the redevelopment site and
integrate it with the station area. Due to the grades on the east side of the site, a retaining wall
is required between the LRT walkway along the site’s north property line and the site’s
driveway connection to Yosemite Avenue South.
Pedestrian and Bicycle Trails: Bicyclists and pedestrians can access the site from sidewalks
along Wooddale Avenue and 36th Street West, as well as from the Cedar Lake LRT Regional
Trail to the north. The city plans to expand the pedestrian and bike infrastructure along
Wooddale Avenue South and along 36th Street West as part of the city’s commitment to
making the community easier to get around by bicycling and walking.
Regional Trail: Immediately north of the adjacent rail tracks is the Cedar Lake LRT Regional
Trail. A pedestrian/bicycle underpass at Wooddale Avenue South is being constructed as part of
the SWLRT project and will provide safer connections between the trail, Wooddale Avenue
South and the Wooddale Avenue LRT Station.
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 11
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This multi-use regional trail connects trail users to Uptown, downtown Minneapolis and the
western suburbs in less than half an hour. An estimated 735,600 visitors annually access the
trail year-round, many for daily commuting purposes, making it one of the most heavily used
trails in the nation.
Bus Transit: Metro Transit bus service is available along 36th Street West via Routes 17 and
615. Metro Transit is expected to expand service to the system with the opening of SWLRT in
2023. It is anticipated that one route will connect the station area to northern St. Louis Park,
while the other route is planned to connect the station area to the Shoppes at Knollwood and
downtown Hopkins.
Southwest Light Rail (SWLRT) / METRO Green Line Extension: The Wooddale Avenue Station
(see Attachment A) is under construction along the northern boundary of the site. The SWLRT
line is a 14.5-mile extension of the METRO Green Line from Minneapolis. SWLRT will provide a
one-seat ride to downtown Minneapolis, the University of Minnesota, the S tate Capitol, and
downtown St. Paul to the east, as well as
major employment centers including the
Opus Business Park, the United Health
Optum campus, the Golden Triangle and
others to the west. It will be part of an
integrated system of transitways,
including connections to the METRO Blue
Line, proposed Blue Line Extension,
Northstar Commuter Rail Line and other
major bus routes. The Wooddale Avenue
Station is one of three stations in St. Louis
Park where boardings will occur every 10
minutes during the day. Travel time
between Wooddale Avenue Station and
downtown Minneapolis Intermodal
Station (Target Field) will be
approximately 13 minutes. Projected
boardings at Wooddale Avenue Station
are forecast at 1,817 per weekday in
2040. SWLRT Route Map
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 12
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Rendering of SWLRT Wooddale Avenue Station platform
SWLRT is currently in the construction phase of the Federal Transit Administration’s New Starts
funding process. Heavy construction will occur between 2020 and 2022. SWLRT is expected to
begin passenger service as an extension of the METRO Green Line in 2023.
The selected developer team will be expected to collaborate with the SWLRT Project Office
(SPO) to design its proposed project to seamlessly integrate with the LRT station, and without
altering SWLRT improvements. A SWLRT passenger drop-off “kiss and ride” will be located east
of the site near the 35th Street West/Yosemite Avenue South driveway. The developer is also
expected to work with the city and SPO to design the development to discourage drop -offs
along 36th Street West and Wooddale Avenue South.
Development Site Specifications
Comprehensive Plan: The site is guided TOD - transit-oriented development in the 2040
Comprehensive Plan. This category encourages a mix of uses including multifamily residential,
small scale commercial, office and civic uses oriented toward the transit station. The goal of this
designation is to create pedestrian scale development within proximity to the transit stations.
The focus is on block sizes, lot sizes, and building forms that create pedestrian-rich
environments. It is expected that multifamily residential housing will make up approximately 75
to 80 percent of the uses; with the remaining 20 to 25 percent being commercial, office, civic or
other compatible uses in this land use category in the city. The net multifamily residential
density range allowed is 50 to 125 units per acre.
Zoning: The site is zoned PUD – Planned Unit Development. The PUD establishes the zoning
regulations for a specific property that allows for conditions and requirements that fit the
context and character of the individual site.
A PUD was approved for the subject property in 2017. The current PUD-Ordinance 2518-17 (see
Attachment C) approved a 110-room hotel and 84-unit apartment building with ground floor
commercial space and underground and above ground structured parking. The PUD also allows
for significant parking reductions and innovative parking management strategies.
Study session meeting of December 14, 2020 (Item No. 2)
Title: Redevelopment proposal for SWLRT Wooddale Station Site Page 13
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The city expects the existing PUD ordinance will be amended, and a new PUD ordinance will be
adopted for the Wooddale Station Site redevelopment based on the agreed upon site and
building plans. The residential density may not exceed 125 units per acre. This process will need
to include community conversations with the Elmwood neighborhood and one or more
neighborhood meetings.
Environmental Analysis: An environmental assessment worksheet (EAW) was completed for
the site in 2016. It included a traffic study to analyze the traffic capacity of the surrounding road
network. Depending on the proposal the selected developer may be expected to fund an
update to either the EAW or traffic study to be completed by consultants chosen by the city.
Stormwater Management: Development must meet the stormwater management
requirements of the city and the Minnehaha Creek Watershed District. The city previously
constructed a regional stormwater management facility off-site at Hoigaard Village that will
provide the stormwater treatment requirements for this site. That facility provides the
stormwater quality and volume control requirements of the city and local watershed. As a
result, the selected developer will be required to pay the site’s proportionate share of the
facility. This cost is anticipated to be $67,004. The developer will still be responsible for
installing stormwater rate control measures on the subject property that meet current
requirements.
Utility Connections: Sanitary sewer service adequate to handle the needs of the subject
property is located under Wooddale Avenue South and water is located in 36th Street West. In
2022-23, it is expected that 36th Street West will be reconstructed, and the sanitary sewer
capacity in the mains under that road will be expanded. Connections could be made to this line
during that construction project, if desired or needed.
Neighborhood Characteristics: The SWLRT Wooddale Avenue Station Site is in the Elmwood
neighborhood; a well-established neighborhood that is currently being transformed with
transit-oriented developments in and around the SWLRT station area. Adjacent land uses and
amenities include:
North SWLRT Wooddale Avenue Station
platform and Via Sol multifamily
residential and e-generation
developments
East Small-scale commercial
South 36th Street West and TowerLight
Senior Living and Child Care
West Wooddale Avenue South
Southwest Village in the Park condominiums
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Area Amenities: The site is near Central Community Center and St. Louis Park High School.
Nearby parks include Jorvig Park to the west, Center Park to the south, and Lilac Park to the
east. Other recreational amenities to the east include Bass Lake Preserve/George Hahn Trail,
Wolfe Park, Veteran’s Amphitheater and the city’s Rec Center that features an outdoor aquatic
park as well as indoor and outdoor ice rinks. Nearby commercial businesses include: Burlington
Coat Factory, MicroCenter, Target, Lunds & Byerlys, Steel Toe Brewing, LA Fitness, several
fitness studios, US Post Office, and the Historic Walker Lake Business District.
Area Employment: Large employers within a mile of the SWLRT Wooddale Avenue Station Site
include SPS Companies, the St. Louis Park School District, NordicWare, Burlington Coat Factory,
MicroCenter, Target, Lunds & Byerlys, Bridgewater Bank, HealthPartners Park Nicollet Health
Clinic, and Methodist Hospital. Additionally, the Beltline Business Park located just east of the
station area includes an eclectic mix of successful businesses including Citizens Independent
Bank, Steel Toe Brewing, REM5 Virtual Reality Laboratory, SixSpeed (a marketing agency), Art
Partners (interior arts and graphics displays), MARS Advertising (shopper marketing), Pavek
Museum, and Flagship Recreation (playground manufacturer) among others.
Previous Planning Studies
Over the last two decades, four major planning studies were conducted in anticipation of future
development at the SWLRT Wooddale Station. They are summarized below.
Elmwood Area Land Use, Transit and Transportation Study: In 2003, the county and city jointly
completed the Elmwood Area Land Use, Transit and Transportation Study (See Attachment E.i)
which provided a thirty-year vision for redevelopment, infill development and infrastructure
changes in the Elmwood area, and included specific recommendations for the Wooddale
Avenue Station Site. The plan envisions the north side of 36th Street W. as a mixed-use node
with retail/service uses on the ground floor and housing above to help establish 36th Street as
the “main street” for the Elmwood area.
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Wooddale Station Area Plan: In 2010, a Station Area Plan (see Attachment E.ii.) was completed
for the Wooddale Station which envisioned the Wooddale area as mixed-use transit village with
an intensified urban, dense, and walkable pedestrian -oriented environment. The plans
anticipate mixed-use development with ground floor retail and housing above as the dominant
building type along major streets. Additional plan recommendations included:
•Continue to expand on the mixed-use and residential uses surrounding the station that
have been developed.
•Focus the highest intensity development on Wooddale Avenue South and 36th Street
West.
•Introduce mixed-use development with ground floor retail and upper floor housing and
office space along 36th Street West in order to create better cohesion with the Beltline
station area to the east of Highway 100.
Elmwood Area Land Use and
Transportation Study
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•Enhance the connections to the existing city grid and sidewalk network.
•Respect the adjacent established residential neighborhoods and design redevelopment
projects to transition in scale and pattern from higher density near the LRT station to a
lower scale adjacent to the existing single-family housing.
•The transit plaza near the station should also be designed to encourage year -round
pedestrian use, form the foreground to civic activity, and provide a positive amenity to
residents and transit users.
•The streetscape should be robust and should include sidewalks, pedestrian scaled
lighting, street trees and plantings, street furnishings, bike racks and public art.
Corridor Development Initiative: In 2013, Local Initiatives Support Corporation (LISC) helped
the city evaluate the development potential for the Wooddale Avenue LRT Station area, with
special emphasis on the subject site (see Attachment E.iii.). The goals generated included:
•Enhance neighborhood assets and character.
•Enhance connections to reinforce pedestrian, bus, and bike access.
•Encourage development of mixed-use/ mixed-income projects.
Transitional Station Area Action Plan (TSAAP): In 2015 a Transitional Station Area Action Plan
(TSAAP) (see Attachment E.iv.) was completed to analyze the key challenges and opportunities
within the Wooddale station area. The plan recommended the station area continue to develop
into a predominantly residential transit-oriented neighborhood that utilizes active uses at the
street level to activate the station area. Key recommendations of the plan included:
•Continue to build a mix of medium- to high-density residential uses along 36th Street W.
with retail or commercial uses next to the highway.
•Design new buildings to enhance pedestrian access by orienting them towards streets,
the LRT platform, and open spaces and locating them as close to the street line as
possible.
•Incorporate active ground level uses on buildings adjacent to the station and facing onto
36th Street West and Wooddale Avenue South.
•Provide additional setbacks on buildings at the intersection of Wooddale Avenue South
and 36th Street West to provide additional room for passengers transferring between
the bus and LRT
•Explore opportunities for a mid-block connection between 36th Street W. and the
eastern end of the station platform to improve connections between bus and LRT
service.
•Introduce a public plaza adjacent to the station along Wooddale Avenue South to
provide spill-out space for active uses facing the station and to act as a receiving point
for passengers walking to the station or transferring to the LRT by bike.
•Minimize the impact of parking and circulation on pedestrians by locating parking below
grade or to the rear of new buildings in structures and consolidating access and service
drives.
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•Accommodate retail and short-term parking in shared parking facilities to minimize the
construction of single use parking areas.
•Limit vehicular access points along Wooddale Avenue South and 36th Street West.
City Policies for Development
Inclusionary Housing Policy: All submitted proposals will be expected to include an abundance
of affordable multifamily housing that facilitates intergenerational living (i.e. including larger
units) and exceeds the city’s Inclusionary Housing Policy requirements (see Attachment F). The
policy’s income eligibility and rent affordability minimum standards are as follows:
a.At least twenty percent (20%) of the units shall be affordable for households at sixty
percent (60%) Area Median Income (AMI), or
b.At least ten percent (10%) of the units shall be at affordable for households at fifty
percent (50%) AMI, or
c.At least five percent (5%) of the units shall be affordable for households at thirty
percent (30%) AMI.
d.The units shall be affordable for at least 25 years following building occupancy.
e.The size and design of the affordable dwelling units shall be consistent and comparable
with the market rate units in the development.
f.The affordable units shall be distributed throughout the development.
Green Building Policy: Redevelopment proposals will also be expected to meet/exceed the
city’s Green Building Policy (Attachment G) requirements. The goal of the policy is to promote
buildings that are energy efficient, economical to operate, environmentally responsible, and
healthy places to live and work, to further enhance the quality of life in St. Louis Park. The
policy requires commercial and mixed-use projects meet the MN Sustainable Building 2030
Energy Standard (SB2030). Projects are also required to conserve indoor and outdoor water
usage, improve indoor environmental quality, implement best management practices for
handling stormwater on-site and recycle construction waste.
SB2030 is a progressive energy conservation program that sets specific performance targets for
energy use in buildings compared to representative buildings in existence in 2003. Every five
years, the total building energy consumption from carbon-producing fuels is reduced so that by
2030 a 100% reduction (net zero energy) is achieved. For projects built between 2020-2024 the
SB2030 standard requires buildings to achieve an 80% reduction in energy from the
representative 2003 building. Design assistance, low-interest loans, and rebates from partners
such as Xcel Energy and CenterPoint Energy can help significantly to reduce the payback period
for initial investments. Reaching the current 80% reduction target will most likely require use of
on-site renewables.
Climate Action Plan: The city’s Climate Action Plan (See Attachment H) sets a goal to reduce
energy use by 35% from the business-as-usual forecast for residential buildings and 30% for
commercial buildings by 2030 (from the business-as-usual forecast). It also sets a goal of
Study session meeting of December 14, 2020 (Item No. 2)
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designing all new construction to be net-zero energy by 2030, which aligns with the city’s Green
Building Policy.
Implementing TOD near anticipated LRT stations supports the Climate Action Plan strategy to
modify land use to encourage multiple modes of transportation and enable reduction of vehicle
miles traveled from single-occupancy vehicles. The Climate Action Plan also calls for reducing
parking requirements for developments that provide programs, infrastructure and mitigations
to reduce parking demand such as access to electric car-sharing and bicycle sharing programs to
increase mobility options for all residents, dedicated parking for no/low emission vehicles,
resident and/or employee transit incentives, and ample bicycle parking and storage.
Public Financing Assistance/Tax Increment Financing (TIF): To achieve the city’s vision,
development objectives, and policy requirements for the Wooddale Ave. Station Site, the
city/EDA is willing to consider applications for private activity bonds, AHTC and/or tax
increment financing, should they be proven financially necessary. Projects may also qualify for
other types of non-city public financial assistance such as low-income tax credits as well as
grants for transit-oriented development and contamination cleanup. City staff managing the
RFP process can help identify city programs and other financing tools for specific types of
redevelopment.
III.RFP Submission and Proposal Selection
Proposal Content: Proposal responses should demonstrate clearly and accurately the
capabilities, knowledge, experience and capacity of the development team to meet the
requirements of this RFP and proposed project.
Respondents must submit copies of their proposals as follows: one (1) unbound copy, nine (9)
bound copies and one (1) electronic version, Microsoft Office compatible, on a USB drive.
Proposals must be on standard 8 ½” by 11” paper. All supporting documentation must be on
paper no larger than 11” by 17”. Proposals and supporting documentation must be submitted
in a sealed envelope or boxed container labeled “SWLRT Wooddale Ave. Station Proposal.”
Materials and USB drives will not be returned.
All submitted proposals must include the following information and materials:
•A cover page expressing the developer’s desire to submit the proposal and including the
following information:
•Developer/team’s name and mailing address.
•Name, mailing address, telephone number and email address of the primary
contact person.
•Signature of authorized representative of responding developer or team.
The EDA expects to sell the site to the selected developer at market rate. Accordingly,
developers should include a Letter of Intent to purchase this property in their proposals.
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In addition to a cover letter, the proposal should include the following materials, in order,
separated by index tabs or dividers:
Exhibit Description
A Identification of development team (including architect, contractor and any women,
BIPOC, veteran-owned contractors/construction managers), experience with
comparable projects and working together, team member capacity to implement
proposal and complete the redevelopment project in a timely manner and
availability to meet regularly with city and SWLRT project staff.
B List of two or more comparable, completed mixed-use, mixed income, transit-
oriented, sustainable developments of a similar nature or scale
C Brief narrative that describes the proposed project and how it meets or exceeds the
city’s vision and development objectives as well as incorporates the principles and
goals of the various station area plans, and its likely users
D Preliminary site plan(s)
E Conceptual building elevations and renderings to illustrate the proposed project
F List of proposed project components, stories, building and component square
footages, number of housing units, mix, bedroom sizes, number of affordable units
and their respective affordability levels.
G List of estimated project construction costs
H List of project’s estimated economic benefits including total market value, real
estate taxes, BIPOC contractor and worker hiring plans, and overall employment
potential
I Description of the community benefits resulting from the project such as
connectedness to surrounding areas, advancement of racial equity and inclusion,
public spaces (including gathering areas/plazas, green space, landscaping), public art
J List of the environmentally sustainable elements incorporated in the project
K Projected construction commencement and completion dates
L Letter of Intent stating proposed purchase price for the Site
M Developer’s current legal status: corporation, partnership, sole proprietor, etc. and
supporting evidence/documentation of financial strength
N Any other information that is critical to the city’s ability to evaluate the proposal
Proposal Selection: Evaluation of all complete responses to this RFP will be conducted in a
systematic manner that will include, but not be limited to, the following criteria:
I.Site and Building Plans: Degree to which proposal meets or exceeds city’s TOD vision,
development objectives, and the goals of previous planning studies; integrates with
the station area, pedestrian and neighborhood connections; and exhibits site
synergies as well as creative and efficient design (up to 16 points).
II.Project Program: Proposed housing and commercial components, square footages,
bedroom mix as well as number of affordable housing units and their respective
affordability levels above city requirements (up to 16 points).
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III.Economic Impact: Proposed property purchase price, estimated taxable market value
of completed project, hiring of BIPOC contractors and workers, and project’s overall
employment potential (up to 12 points).
IV.Community Benefits: Connectivity of proposed project to the surrounding area;
quality of public spaces, including gathering areas/plazas, green space, landscaping,
public art (up to 12 points).
V.Racial Equity and Inclusion: How the proposed development advances one of the
city’s key Strategic Priorities of Racial Equity and Inclusion in order to create a more
just and inclusive community for all (i.e., through outreach to historically underserved
communities, the hiring of BIPOC contractors/workers, provision of affordable
housing, inclusion of creative housing types/features, through commercial spaces,
public spaces, planned social events, building management and policies, etc.)
(up to 16 points).
VI.Sustainability: Inclusion of green building elements that meet and exceed city
requirements, including on-site energy generation, waste reduction, measures to
reduce trip generation and degree to which project meets city’s energy and carbon
neutrality goals (up to 16 points).
VII.Development Team: Overall experience of company and project principals with similar
projects and the type of development being proposed; financial and team member
capacity to implement proposal; previous experience of development team working
together; ability of development team to meet regularly with city staff to refine
project plans, positive property management experience (up to 12 points).
Project Approval Process: The EDA anticipates a multi-stage process to select a developer,
enter into various agreements, and work cooperatively toward project approval and
construction. The process includes:
Stage 1: Developer Selection & Preliminary Development Agreement
City staff engaged in the development planning process will evaluate all submitted
proposals with respect to completeness and consistency with the criteria listed
above. Staff may recommend up to four development teams to present proposed
project plans to the city council/EDA at a study session tentatively in November
2020. The city council/EDA will discuss the merits of each proposal and may or
may not select a developer with which to enter into a Preliminary Development
Agreement.
Outcome: EDA announces selected developer tentatively in January/February
2021 and subsequently enters into a Preliminary Development Agreement.
Stage 2: Due Diligence & Project Planning
Developer begins site and project due diligence process and prepares preliminary
site and building plans in anticipation of zoning and redevelopment contract
approvals.
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Outcome: Developer obtains preliminary project approvals by mid-2021.
Stage 3: Planning & Public Financing Approvals
The developer files formal preliminary and final applications for planning and
public financing approvals. All requests for planning and public financing approvals
are subject to the city’s typical procedural review process. City staff will work with
the developer to prepare plans consistent with city objectives and requirements in
order to obtain city council/EDA approvals; however, approvals are not
guaranteed.
Outcome: All public approvals should be obtained by fall/winter 2021.
Stage 4: Real Estate Transaction
The real estate closing should occur within four weeks of the final planning and
redevelopment contract approvals.
Outcome: Developer gains control of the site.
Stage 5: Construction
Start of construction expected within four weeks of the property closing.
Outcome: Project commencement.
Developer / Staff Coordination: The selected developer team will be expected to meet
regularly (i.e. approximately every two weeks, or as needed) with city and Southwest Project
Office (SPO) staff and others to coordinate the design, approval and construction of all the
proposed project’s various public and private components. Develop ment teams must commit
to this schedule.
IV.City Contracting Requirements
Preliminary Development Agreement: Upon selection, it is expected that the preferred
developer and the EDA will enter into a Preliminary Development Agreement (“PDA”), to
formalize the respective parties’ rights and responsibilities further defining the proposed
development project consistent with the parties’ mutual objectives. Under the PDA
(Attachment I), the parties would agree to work cooperatively towards defining the development
and its components, determining their financial feasibility, the infrastructure necessary, the
approvals necessary, as well as agreeing to negotiate in good faith toward a definitive Purchase
and Redevelopment Contract (“Redevelopment Contract”) and a related planning development
contract regarding the approved project. Under the PDA, the developer would be provided with
exclusive rights to negotiate acquisition of the site with the EDA as well as formal permission to
access the site in order to conduct its due diligence. The PDA would also include an outline for
applying for zoning changes as well as tax increment financing.
Property Acquisition and Letter of Intent: The property subject to this RFP will be sold by the
EDA “as-is.” Responses to this RFP are required to include a Letter of Intent to acquire the site.
It is city policy to sell property at its fair market value. The City Appraiser will review the
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selected developer’s Letter of Intent. Offer prices will be one of multiple criteria for evaluating
proposals. The Letter of Intent must state:
•The amount offered for the site,
•Contingencies associated with this offer and,
•The developer’s ability to close on purchase of the site.
Other Requirements: Other requirements vary depending upon the type of development
proposed and the source and amount of public investment, if any. The following list is not
exhaustive. Respondents unfamiliar with these standard requirements are urged to seek
further information from city staff.
1.Due Diligence. While the city has tried to provide as much useful background
information about the site as necessary, the information contained herein is not
intended as a complete record of the site. During the term of the PDA, the selected
developer will be responsible for conducting its own due diligence (including inspection
of the physical condition of the site) for matters that in the developer’s judgment could
affect its use of the site for the proposed development.
2.Environmental Considerations. The EDA does not have Phase I and Phase II
Environmental Site Assessments for the site. The site will be sold “as is” and the EDA
makes no warranties or representations regarding the environmental conditions of the
parcel nor will it indemnify the selected developer with respect to the existence of any
hazardous substances on or in the vicinity of the parcel. The selected developer will be
responsible, at its cost, for testing, monitoring and remediation of any environmental or
geotechnical soil conditions encountered to the satisfaction of the Minnesota Pollution
Control Agency or other regulatory bodies. The EDA will sponsor any grant applications
for contamination cleanup upon the selected developer’s request, subject to EDA
approval. The selected developer will be responsible for all costs associated with such
grant applications.
3.Inclusionary Housing Policy. All proposed projects are subject to the requirements
included within the city’s Inclusionary Housing Policy dated July 2020 (Attachment F.).
4.Green Building Policy. All proposed projects are subject to the requirements included
within the city’s Green Building Policy updated July 2020 (Attachment G.).
5.Uniform Federal Accessibility Standards. The development must conform to the MN
State Accessibility Code as published in 2015. Developers must describe the accessibility
design of each of the code-required handicapped units in any proposed housing
development (e.g., roll-in showers), the mix of accessible units and where they are
located within the development, and any appropriate safety features for vision- and
hearing-impaired people, as well as ensuring that such units and features meet all
applicable provisions of the 2015 MN State Building Code.
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6.Rezoning Responsibility. It is the selected developer’s responsibility to undertake and
finance any zoning and use permits necessary for approval of the proposed
development.
7.Utilities. It is the selected developer’s responsibility to identify the locations of and
provide for the installation of electricity, gas, water, sewer service and other utilities
servicing the site from the public mains to the individual units.
8.Construction Standards. The development must meet all St. Louis Park City codes, and
the 2015 MN State Building Code. All proposed developments will be reviewed for
energy efficiency.
9.Prevailing Wage Policy. In accordance with federal Prevailing Wage Policy, the
developer must covenant and agree to cause its general contractor to comply with the
wage and hour standards issued by the United States Secretary of Labor pursuant to the
Davis Bacon Act, 40 U.S.C. Sections 276a to 276a-5, as amended, and the Contract Work
Hours and Safety Standards Act, 40 U.S.C. Sections 327-333. The Davis-Bacon Act
requires that all contractors and subcontractors pay prevailing wages as determined by
the federal Davis-Bacon wage decision.
10.Small and Underutilized Businesses. Development projects that receive public financial
assistance will be expected to make “good faith efforts” to meet goals for the use of
businesses owned by women, and persons of color or indigenous in construction and
professional services. A list of certified businesses can be obtained by contacting the
Small and Underutilized Business Program at 612-673-3076 or at
mnucp.metc.state.mn.us.
11.Minnesota Business Subsidy Act. Depending upon the level and purpose of public
assistance received, provisions of the Minnesota Business Subsidy Act, Minnesota
Statutes, sections 116J.993-116J.995, may also apply to the development. Should these
requirements apply, they will be included in a business subsidy agreement as part of the
Redevelopment Contract.
12.Hold Harmless. The selected developer shall agree to defend, indemnify and hold the
city and EDA harmless from any and all claims or lawsuits that may arise from the
developer’s activities under the provisions of the Redevelopment Contract that are
attributable to the acts or omissions, including breach of specific contractual duties, of
the developer or the developer’s independent contractors, agents, employees or
officers.
Cost of Responding to RFP: This RFP in no way obligates the respondent to enter into a
relationship with the EDA. Nor does this RFP obligate the EDA to enter into a relationship with
any entity that responds, nor does it limit or restrict the EDA’s right to enter into a relationship
Study session meeting of December 14, 2020 (Item No. 2)
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with any entity that does not respond to this RFP. In its sole discretion, the EDA may pursue
discussions with one or more entities responding to this RFP, or none at all.
The EDA further reserves the right, in its sole discretion, to cancel this RFP at any time for any
reason.
The EDA has the authority to select a developer and to negotiate a Redevelopment Contract as
outlined in this RFP.
Receipt of responses to this RFP does not obligate the EDA to hire any respondent.
The EDA reserves the right to accept or reject any or all proposals, in part or in whole, and to
waive any minor informalities, as deemed in the city’s best interests. Selection of a developer
does not constitute acceptance or approval of all aspects of the developer’s submitted
proposal by the EDA. The EDA reserves the right to propose and/or require revisions to the
proposed redevelopment and negotiate with the developer over various aspects of the
proposed redevelopment proposal.
The EDA reserves the right, but not the obligation, to enter into a Purchase and
Redevelopment Contract with the developer proposing the best and most responsive and
responsible development that is most advantageous to the city. In determining the most
advantageous proposal, the EDA further reserves the right to consider matters such as, but not
limited to, the respondent’s consistency with the 2040 Comprehensive Plan, Development
Objectives, Strategic Priorities, the quality of previous related projects, as well as the
developer’s experience with projects similar to the proposed development, business reputation
and financial abilities.
The EDA in no way takes responsibility for the costs incurred by respondents or their
contractors in connection with this RFP process, including, but not limited to, costs associated
with preparing a proposal or participating in any presentations or negotiations related to this
RFP or cleanup or correction of conditions existing on the site.
Right to Modify, Suspend and Waive:
The EDA reserves the right to:
a)Modify, and/or suspend any and all aspects of this RFP;
b) Request additional information or clarification from any or all respondents and allow for
corrections of errors or omissions;
c) Waive any unintentional defects as to form or content of the RFP or any proposals
submitted. Any substantial changes in the requirements of the RFP will be disseminated
in writing to all parties who have expressed an interest in preparing a proposal. Any and
all information requested in addenda must be returned with the developer’s proposal to
be considered responsive.
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Disclosure and Disclaimer: This Request for Proposals is for information purposes only. Any
action taken by the EDA in response to proposals made pursuant to this RFP, or in making any
award or failing or refusing to make any award, shall be without liability or obligation on the
part of the city or EDA or any of their officers, employees or advisors. This RFP is being
provided by the EDA without any warranty or representation, expressed or implied, as to its
content, accuracy or completeness. Any reliance on the information contained in this RFP, or on
any communications with the city’s officials, employees or advisors, shall be at the developer’s
own risk. Prospective developers should rely exclusively on their own investigations,
interpretations and analysis in connection with this matter. This RFP is made subject to
correction of errors, omissions, or withdrawal without notice.
This RFP does not constitute an offer by the EDA. The EDA’s determination as to the
qualifications and acceptability of any party or parties submitting a response to the RFP shall be
made at the sole discretion of the EDA. The EDA is governed by the laws of the state of
Minnesota and all proposals and supporting data shall be subject to disclosure as required by
such law.
The EDA reserves the right to accept, subject to negotiation of final terms and conditions, any
proposal deemed in the best interest of the city, to waive any irregularities in any proposals, to
reject any and all proposals, to re-advertise for new Responses, to extend the deadline for
submission of Responses, and to modify the project schedule proposals in this document.
Neither the city or EDA, nor any of their officers, agents or employees shall be responsible for
the accuracy of any information provided to any developer as part of this RFP. All respondents
are encouraged to independently verify the accuracy of any information provided. The use of
any information in this document in the preparation of a response to this request is at the sole
risk of the responding party
Study session meeting of December 14, 2020 (Item No. 2)
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Meeting: Study session
Meeting date: December 14, 2020
Discussion item : 3
Executive summary
Title: Future study session agenda planning and prioritization
Recommended action: The city council and city manager to set the agenda for the regularly
scheduled study session on Jan. 11, 2021.
Policy consideration: Not applicable.
Summary: This report summarizes the proposed agenda for the regularly scheduled study session
on Jan. 11, 2021. Also attached to this report is the study session discussion topics and timeline.
Financial or budget considerations: Not applicable.
Strategic priority consideration: Not applicable.
Supporting documents: Tentative agenda – Jan. 11, 2021
Study session discussion topics and timeline
Prepared by: Debbie Fischer, administrative services office assistant
Reviewed by: Maria Solano, senior management analyst
Approved by: Tom Harmening, city manager
Study session meeting of December 14, 2020 (Item No. 3) Page 2
Title: Future study session agenda planning and prioritization
DEC. 28, 2020. Study session cancelled
JAN. 11, 2021.
6:30 p.m. Study session - To be held via videoconference
Tentative discussion items
1.Annual TIF district management update – community development (60 minutes)
Stacie Kvilvang from Ehlers will review the annual management report related to the city’s tax
increment financing (TIF) districts.
2.Future study session agenda planning – administrative services (5 minutes)
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.
Written reports
3.Texas -Tonka apartments TIF request
4.P5 Home -based businesses
Study session meeting of December 14, 2020 (Item No. 3) Page 3
Title: Future study session agenda planning and prioritization
Study session discussion topics and timeline
Future council items
Priority Discussion topic Comments Timeline for council
discussion
3 Discuss public process expectations
and outcomes
Staff is working on the approach for
undertaking this discussion. 2nd qtr. 2021
4 Revisit housing setback, FAR , &
more related to affordable housing Going to planning commission for discussion. Written rep or
discussion 2/8/21
5 Home-based businesses (HBB ) Written report
1/11/21
6 Public forums at council mtgs 9/23/19 SS. Staff doing research of other cities. 2nd qtr. 2021
8 Community and neighborhood
sidewalk designations To be combined w/ Connect the Park discussion. 2nd qtr. 2021
9
Remove mint & menthol
exemption from existing flavored
tobacco policy
On hold pending court decision *On hold
10/13
-Easy access to nature, across
city, starting w/ low-income
neighborhoods
-WHNC Access Fund
Combine P10 and P13 .
*On hold pending direction from school district. *On hold
11 Conversion therapy ban TBD
+
Creating pathways to home
ownership for BIPOC individuals
and families
TBD
+ Youth on commissions 1st reading on 1/4/21, 2nd reading 1/19/21 1/4/21
Council items in progress
Priority Discussion topic Comments Next Steps
7 STEP discussion: facilities Council asked staff to consider lending options
to assist STEP in buying a new bldg.
STEP is searching
for a new facility
Police use of force policy review Discussed 7/27 & 9/29/20. Written report
11/23/20.
Implement updated
policy by Dec. 15
Policing: structural analysis Discussed 7/27 & 9/29 /20. Staff is developing
process.
Discuss draft action
plan; date TBD
Meeting: Study session
Meeting date: December 14, 2020
Written report: 4
Executive summary
Title: Minnetonka Boulevard properties redevelopment update
Recommended action: None at this time. Please inform staff of any questions you might have.
Policy consideration: Does the EDA continue to support efforts to create affordable
homeownership opportunities on the recently acquired Minnetonka Boulevard properties?
Summary: Over the last several years the EDA has purchased four single -family homes located
at 5639, 5643, 5647 and 5707 Minnetonka Boulevard. These properties are located on the
south side of Minnetonka Boulevard between a 60-unit apartment building to the east and a
church to the west. All four properties are zoned R-4 multi-family residential and guided RM-
Medium Density Residential, which permit up to 30 housing units per acre .
Acquisition of these properties began in May 2018, w hen the EDA first purchased the
foreclosed, single -family property at 5639 Minnetonka Boulevard. Since then staff was
approached by owners of the neighboring three properties inquiring if the EDA would be
interested in purchasing their properties as well. All properties were subsequently purchased
by spring 2020.
Assembling these properties has created the opportunity to pursue development of owner-
occupied affordable housing on the site . Staff is currently in discussions with Greater
Metropolitan Housing Corporation (GMHC) to determine potential homeownership options for
the subject parcels. GMHC is a non -profit dedicated to helping families secure ownership of
affordable homes and has experience with infill affordable housing developments. Staff is also
exploring partnering with We st Hennepin Affordable Housing Land Trust (WHAHLT) to
potentially sell the future homes as land trust homes to ensure long-term affordability .
Once a suitable , affordable homeownership program and redevelopment proposal has been
identified for the subject properties it will be brought to the EDA for review and feedback.
Financial or budget considerations: The $905,500 cost to acquire all four properties was
covered by the Development Fund with the intent to partially recoup the EDA’s investment
through the future sale of the property. Implementation of an affordable housing development
on the subject site may require a yet to be determined amount of financial assistance.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Location maps of subject properties
Prepared by: Julie Grove, economic development specialist
Reviewed by: Greg Hunt, economic development coordinator
Karen Barton, community development director
Approve d by: Tom Harmening, city manager
Page 2 Study session meeting of December 14, 2020 (Item No. 4)
Title: Minnetonka Boulevard properties redevelopment update
Location maps of Minnetonka B oulevard properties
Location map of subject Minnetonka Boulevard properties
Minnetonka Boulevard properties
Meeting: Study session
Meeting date: December 14, 2020
Written report: 5
Executive summary
Title: St. Louis Park Friends of the Arts (FOTA) annual report
Recommended action: No action is needed at this time.
Policy consideration: Are the activities and programs being provided by FOTA in keeping with
the council’s expectations?
Summary: The city has been partnering and collaborating with St. Louis Park Friends of the Arts
(FOTA) since 2006. The mission of FOTA is to “to support, promote, and enhance the arts in St.
Louis Park to bring people together and build community. We connect people and
organizations around the arts, share arts-related information and resources, support local
artists, and coordinate community arts programs.”
The attached report highlights the work completed by FOTA in 2020. The city and FOTA
continue to work together on public art and other programing. One of the biggest
accomplishments of 2020 was the creation of the 2020 Roadmap for Advancing Arts and
Culture in St. Louis Park which the council accepted in August 2020. The finished document
(linked below) outlines the context in which arts and culture play an important role to
community vitality, and outline key strategic themes and lenses to guide our ongoing
collaborative work in the community: Connect People, Ideas, and Communities; Promote
Health and Wellbeing; Enliven Public Spaces; Advance Equity & Inclusion; Build Awareness and
Recognition; Sustain and Strengthen through Policy and Resources.
Financial or budget considerations: The city contributes $40,000 annually to FOTA for
operational purposes and is leveraged to bring funding from others. The 2021 budget includes
funding at the same level.
Strategic priority consideration:
•St. Louis Park is committed to being a leader in racial equity and inclusion in order to create
a more just and inclusive community for all.
•St. Louis Park is committed to continue to lead in environmental stewardship.
•St. Louis Park is committed to providing a broad range of housing and neighborhood
oriented development.
•St. Louis Park is committed to providing a variety of options for people to make their way
around the city comfortably, safely and reliably.
•St. Louis Park is committed to creating opportunities to build social capital through
community engagement.
Supporting documents: Strategic framework (Link)
FOTA Annual Report
Prepared by: Maria Solano, senior management analyst
Reviewed by: Nancy Deno, deputy city manager/HR director
Approve d by: Tom Harmening, city manager
Study session meeting of December 14, 2020 (Item No. 5) Page 2
Title: St. Louis Park Friends of the Arts (FOTA) annual report
St. Louis Park Friends of the Arts, 2020 Annual Report, 11/10/2020
SUMMARY: The city has been working with St. Louis Park Friends of the Arts (FOTA) in a
partnership since 2006 and provides annual organizational funding of $40,000. Funding allows
FOTA to collaborate and advise on city -led arts initiatives, operate core programs, provide all
events and activities free of charge, and in 2019-20 develop a Strategic Roadmap for Advancing
Arts & Culture in collaboration with city staff and in alignment with city strategic priorities.
FOTA also receives funding from individual donors, business sponsors, local foundations, and
regional and state arts agencies.
A Strategic Roadmap for Advancing Arts & Culture in St. Louis Park
With funding from the Metro Regional Arts Council, FOTA hired an expert consultant to facilitate
the creation of a new strategic roadmap, which was accepted by City Council in August. The
process included an extensive community listening period and four collaborative, cross -sector
steering committee meetings, which helped shape the key strategic themes and lenses to guide
future arts and culture activities: Connect People, Ideas, and Communities; Promote Health and
Wellbeing; Enliven Public Spaces; Advance Equity & Inclusion; Build Awareness and Recognition;
Sustain and Strengthen through Policy and Resources.
FOTA will establish a steering committee to guide further implementation of the roadmap and
establish metrics for success.
COVID-19
COVID-19 caused major disruption to our 2020 plans and to many artists’ practice and
livelihood. A small PPP Loan provided relief to make up for some lost sponsorship, grant and
donation income, and we quickly shifted focus to building community in online spaces and
supporting local artists’ needs. Over the first two months of COVID-19, we hosted 8 weekly
artist meet-ups, co-hosted and managed technology for 10 local artist-led online art classes,
hosted two online Open Mic Poetry Jams, a feature poet reading, and an artist pane l discussion.
In lieu of an in -person fundraiser at Steel Toe Brewing, we will share stories and fundraise
online via social media, website, and direct outreach.
St. Louis Park & Golden Valley Artist Showcase
In response to Discover SLP’s expansion into Golden Valley, we partnered with Golden Valley
Arts and the City of Golden Valley to host a collaborative community art exhibition at
Brookview in January. The exhibit featured 40 visual artists, with opening night including live
music, interactive activities, and drawing more than 500 attendees. 2021 event is in progress
and will feature 60 artists, set to “open” online in January and travel to Westwood Hills Nature
Center for an in-person viewing during the 40th anniversary celebration weekend in June. We
expect the Artist Showcase to continue as an annual event alternating between SLP and GV.
Art-Walk in the Park
FOTA’s first project created under the completed strategic roadmap, and with the limitations of
COVID-19, sought to enliven public spaces and promote health and wellbeing by bringing
artwork to St. Louis Park walking trails. 30 local artists volunteered to participate, along with 10
middle school youth from Perspectives’ Kids Connection program who responded to the theme
of resilie nce. In collaboration with Park & Rec., the outdoor exhibit traveled to three parks in
different parts of the city over a six week period . The project was praised by participating artists
and youth, audiences who sought out the exhibit, and neighbors who experienced the artwork
by chance. Plans are in place to build on successes and replicate the event in the coming year.
Study session meeting of December 14, 2020 (Item No. 5) Page 3
Title: St. Louis Park Friends of the Arts (FOTA) annual report
PUBLIC ART
Historic Walker Lake Mural
The 1,500 square foot mural communicates stories of past, present and future St. Louis Park
leaders, and was created through a collaborative design and painting process with community.
Westwood Hills Nature Center
FOTA’s first venture into facilitating a public art project in a new development was successfully
managed and led to an additional $50,000 public art investment at the nature center from St.
Louis Park’s Rotary clubs.
Sidewalk Poetry
FOTA collaborated with City staff to facilitate a pilot sidewalk poetry project in Historic Walker
Lake with St. Louis Park resident and student submitted poems.
Public Art Map
The City’s online public art map has been updated as an interactive story map, showing all
artworks with City or FOTA involvement with updated photography and descriptions.
CORE PROGRAMS
The Susan Schneck Arts for Life Scholarship Fund
Providing access to arts and music experiences for St. Louis Park residents with financial
barriers, Arts for Life Scholarships made substantial impacts during COVID-19 to reduce stress
and anxiety, offer stability, and provide a sense of purpose for recipients who received awards
to take online classes, Zoom music lessons, and purchase at-home art kits.
Gift of Music
FOTA enacted safety procedures and maintained operation of the Gift of Music instrument
donation program throughout the pandemic, accepting 34 instruments so far in 2020. Since
1995, the Gift of Music program has provided free instruments to students in St. Louis Park
schools who would otherwise be without an instrument outside of school for at-home practice
or private lessons. Strong partnerships with music teachers ensures students in need are
quickly paired with instruments.
Fiscal Sponsorship Program
FOTA’s fiscal sponsorship program allows individuals or small unincorporated arts groups to
receive grants and donations without needing to undergo the administrative and financial
burden of incorporating as a nonprofit. FOTA’s support and collaboration has led to the
Community Band receiving their own nonprofit status, and the SLP Art Fair finding a more
sustainable home within FOTA’s organization through a partnership with the City. Ongoing
fiscal sponsorships are in place with the Community Storytelling Forum, Historic Walker Lake
Placemaking Committee, and Maggie’s Farm Theater.
Arts and Culture Grants
A collaborative program between FOTA, the City of St. Louis Park, and the Community
Foundation, Arts and Culture Grants continue to provide important funding to artists and arts
organizations to create new programs and projects that build community pride, connect artists
and the community, and engage people in creative learning. Guidelines for 2021 projects were
updated to account for COVID-19 challenges and are currently being reviewed by the selection
committee.
Meeting: Study session
Meeting date: December 14, 2020
Written report: 6
Executive summary
Title: Efficient Building Benchmarking ordinance – year one in review
Recommended action: No action is required. This report is provided for council information.
Policy consideration: None at this time. Please inform staff of any questions you might have.
Summary: The purpose of this report is to summarize the first year of the Efficient Building
Benchmarking ordinance. The Efficient Building Benchmarking ordinance requires owners of
commercial, multifamily, and public buildings 25,000 square feet or larger to report annual
whole building energy and water use in order to benchmark energy consumption and motivate
performance improvement.
In March 2020, property owners were contacted about how to comply with the ordinance and
informed of the June 1 deadline (a deadline that was later extended to September 30). In total,
138 buildings submitted data (a compliance rate of approximately 60%); although extensive
outreach was done, the COVID pandemic obviously made compliance especially difficult for
property owners. In January 2021, staff will receive the buildings’ energy scorecard data and
will use scores to target the first round of the Climate Champions program for commercial
buildings. Beginning in June 2021, the data will be publicly available via a county-wide, web-
based interactive map that will update automatically as new building reports are submitted.
Financial or budget considerations: The Efficient Building Benchmarking ordinance requires
resources to administer. Contracting for the services provided by Overlay Consulting result ed in
a projected $31,000 budget expenditure for 2020. Expenditures for each future year that the
city contracts with Overlay Consulting will be $26,000, which is currently budgeted for in the
proposed 2021 general operating fund budget.
Strategic priority consideration: St. Louis Park is committed to continue to lead in
environmental stewardship.
Supporting documents: Discussion
Prepared by: Emily Ziring, sustainability manager
Reviewed by: Brian Hoffman, director of building and energy
Approved by: Tom Harmening, city manager
Study session meeting of December 14, 2020 (Item No. 6) Page 2
Title: Efficient Building Benchmarking ordinance – year one in review
Discussion
Background: The Climate Action Plan includes a midterm goal to reduce energy consumption in
large commercial buildings 30% by the year 2030. To support this, the city council passed the
Efficient Building Benchmarking ordinance in December 2019, requiring owners of commercial,
multifamily, and public buildings 25,000 square feet or larger to report annual whole building
energy and water use. The data will be used to benchmark energy consumption and motivate
performance improvement through capital investments and more efficient operations.
Empowering property owners with the ability to compare the performance of their building to
itself, its peers, and to industry standards is key in this effort. The data may also reveal long-term
utility cost savings opportunities to property owners. The program requires no out-of-pocket
expenses from property owners and only a few hours annually to gather and enter utility data.
The Henne pin County Efficient Buildings Collaborative (EBC) was established to provid e
consistent methodology and technical support for benchmarking programs across Hennepin
County municipalities ; creating uniformity in program reporting assists commercial property
owners that have buildings in more than one city. St. Louis Park and Edina are considered pilot
cities in the Hennepin County EBC framework and receive d free consulting services to develop
the ir ordinances. Minneapolis , Saint Paul, and Rochester also have benchmarking ordinances;
Minneapolis’ ordinance was passed in 2013, Saint Paul’s in 2020 (after a voluntary benchmarking
program was tested in 2018-2019), and Rochester’s voluntary program began in 2019. Staff
representatives from all of these benchmarking cities and Hennepin County (“Collaborative”
staff) meet every 4-6 weeks during the compliance period to coordinate efforts and assist one
another with questions and concerns.
Present considerations: The Efficient Building Benchmarking ordinance require s annual whole
building energy and water consumption reporting for large r commercial and multifamily rental
buildings. All b uildings of these types 25,000 square feet or larger are included. Industrial
facilities where significant e nergy consumption is used for production are exempt to avoid
distorting the comparative results ; additional exemptions are offered for buildings experiencing
financial distress, under 50% occupied for the calendar year, or without a Certificate of
Occupancy for the full year. The city also benchmarks all publicly owned facilities (other than
smaller park structures).
While city staf f oversees the administration of the ordinance and helps to troubleshoot and
resolve issues (exemptions, extensions, unusual metering configurations, etc.), Overlay
Consulting handles the day-to-day project management responsibilities during the compliance
period . Overlay staff is responsible for outreach to property owners, maintaining a contact
database , annual training, technical assistance, vetting of data submitted, customized feedback
to property owners, and reports to the city. Overlay works under contracts with St. Louis Park,
Edina, and Saint Paul to provide these services (they also serve benchmarking cities in Colorado,
California, and Ohio ).
The annual work for property owners (or managers) participating is intended to be minimal. In
year one, property owners were required to enter their building characteristics (e.g. square
feet, year built, occupancy), use details (e.g. bank branch, movie theatre, assisted living center)
and utility consumption for the previous calendar year into the EPA’s free web-based Energy
Star Portfolio Manager (“Portfolio Manager”) tool.
Study session meeting of December 14, 2020 (Item No. 6) Page 3
Title: Efficient Building Benchmarking ordinance – year one in review
Electricity and natural gas consumption data can flow from property owners into Portfolio
Manager in any of three ways:
1. Building o wners manually enter utility data into Portfolio Manager.
2. Some building owners use third-party utility bill tracking software for bill paying, rate
monitoring, benchmarking, etc. (e.g. EnergyCap, WegoWise ). Because Portfolio Manager
is the industry standard, the majority of these tools can connect to Portfolio Manager
and automatically upload data.
3. Xcel Energy and CenterPoint Energy have created online tools that automatically
aggregate data at the whole building level. Once configured in each utility’s website, t he
aggregated data then flows automatically to Portfolio Manager on a monthly basis.
Water consumption data always needs to be entered manually. If property owners have not
retained their city utility bills from the previous year, they can obtain the data by contacting
Utility Billing (in future years, sustainability staff will also have access to this data so that they
can assist Utility Billing).
In future years—assuming that the property owner set up the Portfolio Manager account and
entered the building characteristics and use details —only the annual utility consumption will
need to be entered.
2020 Process and Effect of COVID
In late March, the first compliance letter (along with a compliance checklist) was mailed to all
affected properties. The letter was sent to each property’s physical address (where it would
reach any on-site property manager), as well as to the address of the property owner of record
if it differed from the property’s physical address. The letter informed property owners that
they had until June 1, 2020, to submit their 2019 energy and water data via Portfolio Manager
and provided information about training opportunities and how to reach the help desk.
In mid -May an email reminder was also sent to affected property owners from Xcel Energy,
nudging them to follow up on energy benchmarking and linking them to the Xcel Energy portal.
Over the next 4-6 weeks, property owners and managers in the four local benchmarking cities
began to reach out to the help desk (Overlay) to let them know they would not be able to meet
the June 1 deadline. Because many offices were shut down as a result of COVID, many property
managers did not even open the letter until May. Property owners—especially commercial
owners—indicated that the financial downturn had forced them to lay off staff who would
normally handle this task, or that they were focused on keeping their business operational and
could not spare the time, or that staff who collect utility data w ere working from home. As a
result, all of the cities in the region with benchmarking ordinances decided to extend the June 1
deadline to July 1.
A second compliance letter was mailed to all non -compliant properties in early June, letting
them know of the due date extension.
In July, with compliance levels still below prior year-to-date levels for other cities, cities opted
to extend the deadline again (to September 30). At the same time, city staff and Overlay
researched the list of the non-co mpliant properties to track down any additional contacts for
Study session meeting of December 14, 2020 (Item No. 6) Page 4
Title: Efficient Building Benchmarking ordinance – year one in review
each building. Using the updated list, Overlay emailed and/or called each property contact and
left messages whenever possible. At least two rounds of calls were made to all noncompliant
buildings, followed by more phone calls if the correct party was identified . In total, Overlay
made 421 phone calls and sent 1,061 emails to St. Louis Park properties.
Outcome
While sustainability staff had initially estimated that approximately 275 buildings would be
required to report, in 2020 the program applied to a total of 231 buildings in St. Louis Park. The
change in required buildings reporting is due to buildings being under 25,000 square feet (with
blueprint documentation provided), being demolished, or a building being benchmarked with
another building (i.e. two buildings sharing a meter).
A summary of results for each of the local benchmarking cities working with Overlay is shown
below. Note that the program threshold criteria is different with in each ordinance.
City Threshold Number of
buildings affected
% in compliance by
9/30/2020
St. Louis Park Buildings 25,000 square
feet or larger must comply
starting June 1, 2020.
231 • 60% s ubmitted
(138 buildings)
• 40% not s ubmitted
(93 buildings)
Edina Buildings 50,000 square
feet or larger must comply
starting June 1, 2020, and
all buildings 25,000 square
feet or larger must comply
starting June 1, 2021. No
water data required.
154 • 79% s ubmitted
(122 buildings)
Saint Paul Buildings 100,000 square
feet or larger must comply
starting June 1, 2020, and
all buildings 50,000-
99,999 square feet or
larger must comply
starting June 1, 2021.
425 • 52% s ubmitted
(221 buildings)
Compliance
City staff and Overlay worked directly with property owners who did not meet the June 1, 2020
deadline to improve program participation. During the first year, and given the hardships
encountered because of COVID, the department made the decision not to issue any penalties to
non-compliant property owners. As conditions improve during 2021 and beyond, staff will
continue to strongly encourage compliance. Owners continuing to ignore the ordinance and not
enter data are technically subject to an administrative penalty or misdemeanor (as with all code
requirements).
Study session meeting of December 14, 2020 (Item No. 6) Page 5
Title: Efficient Building Benchmarking ordinance – year one in review
Next steps: In January 2021, Overlay will mail the customized energy scorecards to each
property owner and share this data with staff. The scorecard data (primarily the building’s size
and Energy Use Intensity, or energy per square foot) will be used to focus the first round of
Climate Champions program incentives for commercial buildings , with staff reaching out to
properties with the highest Energy Use Intensity by age and by use/type first to encourage
them to complete energy audits and make improvements. Staff will also work to further refine
the list of properties to those least directly affected by the economic downturn, saving retail,
restaurant and hospitality businesses for contacting later in the year.
In early 2021, city staff and Overlay Consulting will begin reaching out to property owners to
educate them on the annual benchmarking process and compliance requirements for year two.
• March 2021: Property data pulled from assessor and additional contact information
added. Water data for 2020 provided to Sustainability staff.
• March 2021: First compliance letter mailed .
• April – May 2021: Overlay Consulting holds training sessions with property owners.
• March – May 2021: Property owners upload and submit their calendar year 2020 data.
• June 1, 2021: All data due. Data is vetted and displayed on interactive map.
• June – September 2021: Sustainability staff and Overlay work directly with property
owners who have not met the June 1 deadline .
• September 2021: Scorecard sent to property owners; benchmarking reports shared with
sustainability staff .
Beginning in June 2021, benchmarking results will be publicly available via a county-wide , web-
based interactive map that will update automatically as new building reports are submitted.
The interactive map design will allow users to view benchmarking compliance statistics, Energy
Star rating, Energy Use Intensity, and to compare buildings by size, type, and location. This data
will be compiled year-over-year to provide historical comparison ability , although it is likely that
calendar year 2020 data will be an outlier due to COVID (staff will determine how to denote
that in the display). Collective results could be utilized by building owners to compare their
building performance with buildings of similar types within the county.
Meeting: Study session
Meeting date: December 14, 2020
Written report: 7
Executive summary
Title: Solar Sundown program
Recommended action: Review and provide staff with feedback on the propose d Solar Sundown
pilot program for 2021.
Policy consideration: Is the city council supportive of the proposed Solar Sundown incentive
program? If so, staff will ask the council to approve the implementation of this pilot p rogram at
its Dec. 21, 2020 city council meeting.
Summary: Staff proposes a p ilot program for 2021 designed to double the amount of rooftop
solar w ithin the city b y y ear-end and bring St. Louis Park clos er to meeting its C limate Action
Plan midt erm goal of 100% ren ewable en ergy by 2030.
“Solar Sundown” would rebate property owners the difference between the 2020 federal
Investment Tax Credit (26%) and the 2021 federal Investment Tax Credit (22%) for in stalling
rooftop solar, with an additional two pe rcent rebated to properties within the city’s
Environmental Justice Area of Concern. With the resid ential f ed eral Investment Tax Credit
ending on December 31, 2021 and the commercial credit dropping to 10%, piloting a new tool
that leverages outside funds can h elp the city reach its climate g oals.
Financial or budget considerations: The Solar Sundown program would result in an expenditure
of appro ximately $120,000 in 2021 depending on community participation; the total
expenditure will use a portion of the 2021 development fund b eing allocated for s ustainability
programs.
Strategic priority consideration: St. Louis Park is committed to continue to lead in
environmental stewardship.
Supporting documents: Discussion
Prepared by: Emily Z iring, sustainability manager
Reviewed by: Brian Hoffman, director of building and energy
Approve d by: Tom Harmening, city manager
Study session meeting of December 14, 2020 (Item No. 7) Page 2
Title: Solar Sundown program
Discussion
Background: Goal 5 of the city’s Climate Action Plan calls for achieving 100% renewable
electricity by 2030, including meeting 10 percent (approximately 37 megawatts, or MW) of
building electricity consumption with rooftop solar. While the rooftop solar capacity installed
has increased significantly every year, according to Xcel data from 2015 through 2019 the city is
only three percent of the way (1 MW) to its rooftop solar goal. Note that the actual percentage
is likely higher; Xcel does not publish the cumulative total solar capacity because they do not
know when a system is retired or if it is still active after install (and city permit applications did
not require solar capacity data until 2016). The utility also does not know if customers have
installed solar “behind the meter,” i.e. not under an Xcel program.
Construction permit data from 2019-2020 was used to calculate the median size and cost (labor
and materials) of recently installed rooftop solar installations in St. Louis Park :
Residential Commercial
Installations permitted 46 6
Median kilowatts (kW ) 5 39
Median cost $12,000 $30,000
Present considerations: St. Louis Park does not have any current incentive programs for
installing rooftop solar and, at the same time, outside incentive programs are nearing their
expiration . Setting aside any changes made at the federal levy with a new administration, in
2022, the reside ntial federal Investment Tax Credit (ITC) will drop to zero while the commercial
credit will drop to a permanent 10 percent; meanwhile, Xcel Energy’s Solar Rewards incentive
program for residential on-site solar is set to expire at the end of 2022.
Staff proposes a new program for 2021 (“Solar Sundown”) designed to encourage rooftop solar
investment by bridging the gap between the shrinking ITC levels. Solar Sundown will cover the
difference between the 2020 ITC (26%) and the 2021 ITC (22%), with an additional two percent
rebated to properties within the city’s Minnesota Pollution Control Agency-identified
Environmental Justice Area of Concern—effectively rewinding the clock to 2020.
An area identified as a Minnesota Pollution Control Agency (MPCA) Environmental Justice Area
of Concern means that at least one of two criteria has been met: The number of people of color
is greater than 50%, or more than 40% of the households have a household income of less than
185% of the federal poverty level. Census tract 223.02 is considered an MPCA-identified
Environmental Justice Area of Concern because more than 40% of the households have a
household income of less than 185% of the federal poverty level.
Study session meeting of December 14, 2020 (Item No. 7) Page 3
Title: Solar Sundown program
The goal of the program would be to double the amount of rooftop solar (i.e., add an additional
1 MW) within the city by year-end 2021. This would require high but achievable participation
levels from both the residential and commercial sectors:
Goal number of
installations Median kW Total kW in MW
Residential 50 5 250 0.25
Commercial 20 39 780 0.78
TOTAL 1.03
An additional 1 MW of solar would offset approximately 3,000,000 kWh of electricity per year,
the equivalent of saving 1,072 metric tons of CO2e (using Xcel’s current carbon emissions
intensity rate).
St. Louis Park census tract map
Study session meeting of December 14, 2020 (Item No. 7) Page 4
Title: Solar Sundown program
Each property owner would be eligible to receive a 4% or 6% rebate on their installations,
depending on property address:
Residential Example
Install Cost
Rebate
at 4%
at 6%
(EJ area)
Number of
rebates
Total Outlay
(low)
Total Outlay
(high)
$12,000 $ 480 $ 720 50 $ 24,000 $ 36,000
$20,000 $ 800 $ 1,200 50 $ 40,000 $ 60,000
Commercial Example
Install Cost
Rebate
at 4%
at 6%
(EJ area)
Number of
rebates
Total Outlay
(low)
Total Outlay
(high)
$ 30,000 $ 1,200 $ 1,800 20 $ 24,000 $ 36,000
$ 50,000 $ 2,000 $ 3,000 20 $ 40,000 $ 60,000
Reaching the goal would result in a total outlay of approximately $120,000 depending on
equitable disbursements and participation levels. Ultimately, participation levels will depend on
a combination of factors including solar suitability ; economic conditions; and effectiveness of
marketing, communications and outreach. This funding is in addition to the $100,000 in the
proposed 2021 general operating fund budget for the Climate Champions program (details on
that program will go to council in early 2021).
Note that the Solar Sundown program would be open to residential and commercial property
owners, but institutional nonprofits would not be eligible because nonprofits do not have tax a
liability . While nonprofits are unable to take advantage of federal tax credits available for solar,
there are other programs that can be explored in 2021 and beyond to assist them in installing
renewables.
To be consistent with IRS rules for Investment Tax Credit claims, the city will require that the
system must be placed in service during the tax year. There is no bright-line test from the IRS on
what constitutes “placed in service,” but the IRS has equated it with completed installation.
This will be made clear in communications and on application forms so that property owners
understand that the rebate is contingent upon a final inspection scheduled in 2021.
Staff will work with Communications to devise a marketing and communications plan. The
program would likely be advertised to residents, multifamily property owners and business
owners through city newsletters, social media, mailed and posted flyers, print media, and
partner organizations. Special attention will be paid to outreach targeting the properties within
the Minnesota Pollution Control Agency-identified Environmental Justice Area of Concern. In
addition to detailing the program terms, the communications will point property owners
towards the city’s existing online solar suitability map which is designed to help residents and
business owners determine their property’s solar photovoltaic system potential. If solar is not
suitable for their property, the tool can inform property owners that they can still obtain
renewables via community solar and Xcel’s green power subscription programs.
Study session meeting of December 14, 2020 (Item No. 7) Page 5
Title: Solar Sundown program
Beyond the tax credit window closing, there are numerous reasons why the program makes
sense to launch in 2021:
• The program can be managed within Building & Energy, with Permit Techs, Inspectors
and Sustainability staff sharing responsibility for the majority of marketing, promotion
and financial controls
• Solar contractors will be motivated to assist with promotion
• The work is primarily done entirely outdoors, allaying fears of contractors inside
buildings during the pandemic
• Household energy consumption has increased under COVID while more people are
home for more hours of the day, making lower energy bills a higher priority for many
• Installations can be financed using existing loan programs available through Center for
Energy and Environment, a city partner (note that finance charges are not eligible
expenses for calculating total system cost)
• The program can work in conjunction with Xcel’s Solar Rewards program and Solar
Rewards for Income Qualified Customers
• The p rogram can work in conjunction with the next round of the Midwest Renewable
Energy Association’s solar group buy program, tentatively set to launch in spring 2021
The Environment and Sustainability Commission has reviewed and expressed support for the
proposed Solar Sundown program; their feedback has been incorporated into this report. Racial
Equity Manager Alicia Sojourner was also consulted for feedback on the suggested plan to
incorporate equity into the program design.
Next steps: The program would begin as early as possible in 2021. To prepare for the launch,
Building & Energy staff will meet to walk through the permitting, rebate eligibility
determination, inspection and rebate approval process. Permit staff will be especially valuable
in helping to identify properties that may be due for roof replacement or recently completed a
roof replacement to target outreach efforts to those that may be best positioned for installing
solar; they can also connect with contractors to help market the program (in addition to
outreach targeted at installers). Sustainability staff will also meet with Communications,
Finance, and Community Development to work out additional program details.
Staff will be asking the council to approve the implementation of this program at the Dec. 21,
2020 city council meeting.
Meeting: Study session
Meeting date: December 14, 2020
Written report: 8
Executive summary
Title: Request to issue conduit debt to CB SLP Housing Limited Partnership
Recommended action: No action required at this time.
Policy consideration: Should the city consider the issuance of 501(c)(3) revenue bonds to
finance a portion of CB SLP Housing Limited Partnership affordable housing project in an
aggregate principal amount not to exceed $21,000,000?
Summary: CB SLP Housing (CommonBond) has requested 501(c)(3) revenue bonds to finance a
portion of its affordable housing project proposed to be constructed on the site of the former
Prince of Peach church at the southwest corner of Highwy 7 and Texas Avenue. The bonds
would help finance construction of a 120-unit, 100% affordable multifamily rental housing
facility located at 8115 State Highway No. 7 in the city for occupancy by individuals, families,
and seniors of low- and moderate-income. The building will also include commercial space for
an early childhood center and connected outdoor play area. The early childhood center is
expected to utilize an affordable model that serves approximately 60 children and reserves
spots for residents of the building and low-income households needing subsidy or scholarships.
The commercial portion of the building will not be financed with tax-exempt bonds.
The 501(c)(3) revenue bonds would be issued in a maximum amount not to exceed $21,000,000.
An application will be forthcoming to the city and the council will be asked to indicate its
willingness to serve as the conduit for these bonds at the Dec. 21, 2020 city council meeting.
Financial or budget considerations: Issuance of the se bonds would not impact the city’s debt
capacity, would not constitute a general or moral obligation of the city, and would not be
secured by the taxing powers of the city or any assets or property of the city. In addition, if the
financing goes forward, CB SLP Housing will pay an administration fee in the amount of 1/8th of
1% (.125%) of the outstanding principal of the bonds.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: None
Prepared by: Melanie Schmitt , chief financial officer
Reviewed by: Karen Barton, community development director
Approve d by: Tom Harmening, city manager