HomeMy WebLinkAbout2022/06/20 - ADMIN - Agenda Packets - City Council - RegularAGENDA
JUNE 20, 2022
The St. Louis Park City Council is meeting in person at St. Louis Park City Hall, 5005 Minnetonka
Blvd. Members of the public can attend the meeting in person, watch by webstream at
bit.ly/watchslpcouncil, or watch on local cable (Comcast SD channel 17/HD channel 859).
You can provide comment on agenda items in person at the council meeting or by emailing
your comments to info@stlouispark.org by noon the day of the meeting. Comments must be
related to an item on the meeting agenda.
Recordings are available to watch on the city’s YouTube channel at
https://www.youtube.com/user/slpcable, usually within 24 hours of the end of the council
meeting or study session.
5:15 p.m. SPECIAL STUDY SESSION – council chambers
Discussion item
1. Mitigating impact of watermain breaks
6:20 p.m. ECONOMIC DEVELOPMENT AUTHORITY – council chambers
1.Roll call
2.Approval of EDA agenda
3.Approval of agenda and items on EDA consent calendar
Recommended action:**Motion to approve the agenda as presented and items listed on
consent calendar; and waive reading of all resolutions and ordinances. (Alternatively: Motion to
add or remove items from agenda or move items from consent calendar to regular agenda for discussion.)
3a. Motion to adopt EDA resolution approving a loan agreement with STEP to enable the
acquisition and construction of an expansion to its current location so that it can expand
its operations and programming.
4.Approval of EDA minutes - None
5.Unfinished business – None
6.New business
6a. Public hearing – Purchase agreement with Sherman Associates – Beltline Boulevard
Station Development – Ward 1
Recommended action:
•Open the public hearing, take testimony, and close the hearing for the proposed
Purchase Agreement with Beltline Station LLC.
•Motion to adopt EDA resolution approving the Purchase Agreement between the
EDA and Beltline Station LLC (an affiliate of Sherman Associates, Inc.).
6b. Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 –
affordable housing component)
Meeting of June 20, 2022
City council agenda
Recommended action:
•Motion to adopt EDA resolution approving the Contract for Private Development
and certain related documents between the EDA and Beltline Station Limited
Partnership (an affiliate of Sherman Associates) related to affordable housing
component of the Beltline Station Development.
7.Communications – None
6:30 p.m. CITY COUNCIL MEETING – council chambers
1.Call to order
1a. Pledge of allegiance
1b. Roll call
2. Presentations
2a. Recognition of donations
2b. Minnesota Recreation and Park Association award for Westwood Hills Nature Center
Hobbs Pavilion
2c. 2021 Human Rights award winners
3.Approval of minute
3a. City council meeting minutes of April 4, 2022
3b. City council meeting minutes of May 16, 2022
4.Approval of agenda and items on consent calendar
Recommended action: **Motion to approve the agenda as presented and items listed on
the consent calendar; and to waive reading of all resolutions and ordinances. (Alternatively:
Motion to add or remove items from the agenda or move items from consent calendar to
regular agenda for discussion.)
4a. Approve second reading of Ordinance amending Chapter 36 pertaining to PUD 10 to
amend the site plans for Chick-fil-A and approve the summary ordinance for publication.
4b. Approve second reading of Ordinance amending Chapter 36 pertaining to electronic
signs and approve the summary ordinance for publication.
4c. • Adopt ordinance establishing the Bridgewalk Condominium Homeowners’
Association Housing Improvement Area, approve summary, and authorize
publication.
• Adopt resolution to impose fees.
• Authorize execution of contract for private development and any other related
documents, by the mayor and city manager, between the city and the Bridgewalk
Condominium Homeowners’ Association, in a form consistent with the terms of the
ordinance and resolution.
4d. Adopt resolution approving the conditional use permit to operate an assembly use at
the existing building at 6518-6524 Walker Street subject to the conditions
recommended by staff.
4e. Adopt resolution authorizing the city’s participation in local performance measurement
program.
Meeting of June 20, 2022
City council agenda
4f. Adopt resolution approving acceptance of a monetary donation from CenterPoint
Energy to purchase a Tactical R/C Remote Visualization vehicle.
4g. Adopt resolution approving acceptance of a monetary donation from the St. Louis Park
American Legion to purchase a Tactical R/C Remote Visualization vehicle.
4h. Adopt a resolution authorizing the special assessment for the repair of the sewer service
line at 2701 Glenhurst Avenue South, St. Louis Park, MN. P.I.D. 31-029-24-41-0007.
4i. Adopt a resolution authorizing the special assessment for the repair of the sewer service
line at 2928 Alabama Avenue South, St. Louis Park, MN. P.I.D. 09-117-21-33-0117.
4j. Adopt resolution approving the Contract for Private Development, the AHTF deferred
loan, and related documents between the city and Beltline Station Limited Partnership
(an affiliate of Sherman Associates) related to the affordable housing component of its
Beltline Blvd Station Development.
4k. Record the covenant for the parcel of land, located in Westwood Hills Nature Center.
4l. Accept Human Rights commission minutes of April 5, 2022.
4m.Accept Park and Recreation Advisory Commission minutes of March 23, 2022.
4n. Accept Park and Recreation Advisory Commission minutes of April 13, 2022.
4o. Accept Planning Commission minutes of May 11, 2022.
5.Boards and commissions – None
6.Public hearings – None
7.Requests, petitions, and communications from the public – None
8.Resolutions, ordinances, motions and discussion items – None
9.Communications – None
**NOTE: The consent calendar lists those items of business which are considered to be routine and/or which need
no discussion. Consent items are acted upon by one motion. If discussion is desired by either a councilmember or
a member of the public, that item may be moved to an appropriate section of the regular agenda for discussion.
St. Louis Park Economic Development Authority and regular city council meetings are carried live on civic TV cable
channel 17 and replays are frequent; check www.parktv.org for the schedule. The meetings are also streamed live
on the internet at www.parktv.org, and saved for video on demand replays. During the COVID-19 pandemic, agendas
will be posted on Fridays on the entrance doors to city hall and on the text display on civic TV cable channel 17. The
agenda and full packet are available after noon on Friday on the city’s website.
If you need special accommodations or have questions about the meeting, please call 952.924.2505.
Meeting: Special study session
Meeting date: June 20, 2022
Discussion item: 1
Executive s ummary
Title: Mitigating impact of watermain breaks
Recommended action: Provide staff direction on a recommendation to suspend application of
the Living Streets Policy for the 2023 pavement management project and divert the funds
allocated for those elements to complete an assessment of our city’s water and sanitary sewer
infrastructure for potential mitigation.
Summary: Communities across the nation and in Minnesota are faced with the challenges of
replacing aging infrastructure. The majority of the utility systems were built over 50 years ago.
Long-term programmed repairs are needed to stay on top of the demand before the
infrastructure reaches the end of its expected lifespan.
The water main breaks on May 21 and June 3, 2022, which infiltrated the nearby sanitary sewer
system, have highlighted these infrastructure needs in St. Louis Park.
This staff report outlines immediate and long-term actions city staff recommend to both focus
on the area affected by these breaks and assess wider vulnerabilities in the city.
• Focus on the affected area: The city replaces an average 2 miles of water main annually;
this is extremely costly work. Further, water main breaks are not uncommon
occurrences in the city or across the nation. Mitigation of potential future breaks is
possible by lining the sanitary sewer so that water will not be able to flow underground
and get into the system. Staff is currently working with contractors to line the sanitary
sewer and sanitary manholes in the areas adjacent to properties affected by these two
water main breaks. This work will be done as soon as possible; timing is dependent on
contractor schedules. The total cost to do this is less than $175,000 and the city
manager has authorized the expense administratively.
• Assess vulnerabilities: Staff recommends a city-wide assessment of our sanitary sewer
and water system to understand additional geographic areas where this, or other,
mitigation should be considered. To fund this study, it is recommended that the council
suspend application of the Living Streets Policy for the 2023 pavement management
project and utilize the funds allocated for those elements.
Financial or budget considerations: The cost to line the sanitary sewer pipe and manholes in
the affected area is estimated to be $120,000 and will be paid for using sanitary sewer utility
funds. It is recommended that the city-wide utility assessment be paid for using General
Obligation bonds diverted from the 2023 PMP project. More information on funding is included
in the discussion section of this report.
Supporting documents: Discussion
April 25, 2022 study session report – Draft sidewalk policy framework (p.42)
Aug. 19, 2019 city council report – Living Streets Policy (p. 24)
Prepared by: Debra Heiser, engineering director
Approved by: Kim Keller, city manager
Special study session meeting of June 20, 2022 (Item No. 1) Page 2
Title: Mitigating impact of watermain breaks
Discussion
Background: Communities across the nation and in Minnesota are faced with the challenges of
replacing aging infrastructure. The majority of our systems were built over 50 years ago. Long-
term programmed repairs are needed to stay on top of the demand for replacement before the
infrastructure reaches the end of its expected lifespan.
The water main breaks on May 21 and June 3, 2022, which infiltrated the nearby sanitary sewer
system, have highlighted these infrastructure needs in St. Louis Park.
This staff report outlines immediate and long-term actions city staff recommend to both focus
on the area affected by these breaks and assess wider vulnerabilities in the city.
Focus on the affected area (Minnetonka Boulevard from Texas Avenue to Quebec Avenue):
Staff recommends reinforcing the sanitary sewer to impede water from flowing underground
and getting into the sanitary sewer system. This would mitigate the impact of a potential water
main break to homes and businesses. To accomplish this reinforcement, the city will contract
for trenchless lining of adjacent sanitary sewer pipe and access points (manholes) into the
sanitary sewer system.
• Sanitary sewer pipe lining utilizes a non-destructive procedure called Cured-in-Place-
Pipe (CIPP). CIPP is a pipe within a pipe, installed without digging. The process of CIPP
involves inserting and running a felt lining into a preexisting pipe. Resin within the liner
is then exposed to a curing element to make it attach to the inner walls of the pipe.
Once fully cured, the lining acts as a new pipe. Since the new pipe is jointless and
seamless, water cannot infiltrate into the system from the ground. The city has been
using this trenchless technology to replace sanitary sewer pipes for over 15 years. This
would be a new application of the technology, whereby we would seek to minimize
impact on the sanitary system by the neighboring water main system.
• Access point (manhole) lining: This process will line the existing manholes with a
geopolymer mortar. Like CIPP, it will reinforce the existing manholes, without digging up
the street. The new jointless and seamless manhole blocks the path for water to
infiltrate into the system.
Staff is currently working with contractors on moving forward with this work. This work will be
done as soon as possible; timing is dependent on contractor schedules. The total cost to do this
is less than $175,000 and the work will be contracted administratively through the city
manager.
Divert funds from the 2023 pavement management project to assess vulnerabilities:
Staff recommends that we complete a city-wide assessment of our sanitary sewer and water
system to identify potential areas in the city where we should consider mitigation. The study
could also review our water system to assist with identifying additional capital investment.
To fund the study, funds could be diverted from the 2023 pavement management project by
suspending application of the draft Sidewalk Policy and the Living Streets Policy. Development
of the study request for proposal is dependent on council approval.
The 2023 pavement management project includes street segments in the Oak Hill, Lenox and
Texa Tonka neighborhoods. The existing project scope includes:
• Street rehabilitation (4 miles)
• Water main replacement (1.5 miles)
Special study session meeting of June 20, 2022 (Item No. 1) Page 3
Title: Mitigating impact of watermain breaks
• Repair and replacement of existing sidewalk, sanitary and storm sewer at various
locations.
• Multi-family housing and Connect the Park new sidewalk construction (0.5 miles)
• Living Streets Policy elements (i.e. additional sidewalks and traffic management) - these
elements are context-sensitive and based on neighborhood feedback
• Note: staff were also queued up to apply the draft Sidewalk Policy, which would study
the potential installation of an additional 2 miles of sidewalk
While additional sidewalks and traffic management elements would not be considered as part
of the project, replacement of existing infrastructure (e.g. streets, sidewalks, and some utilities)
would still go forward.
It is anticipated that the savings from these recommendations will be higher than the cost of
completing the study. Staff recommends that allocation of any remaining funds be folded into
the 2023 budget process.
Next steps:
1. The city manager is moving forward with allocating funds for sewer and manhole lining
of the discussed geographic area. This will be communicated to impacted residents.
2. If council supports the staff recommendation to fund a vulnerability assessment with
funds diverted from the 2023 pavement management project, staff will:
a. Create a study scope and solicit proposals from eligible consultants
b. Revise the scope of the 2023 pavement management project, including updating
community engagement plans. Engagement is expected to launch by July 1,
2022.
Meeting: Economic development authority
Meeting date: June 20, 2022
Consent agenda item: 3a
Executive s ummary
Title: Loan Agreement with STEP (Ward 3 with citywide impact)
Recommended action: Motion to Adopt Resolution approving a loan agreement with STEP to
enable the acquisition and construction of an expansion to its current location so that it can
expand its operations and programming.
Policy consideration: Does the EDA approve of the proposed agreement providing STEP with a
$1 million loan to enable it to expand its current building?
Summary: St. Louis Park Emergency Program (STEP) recently acquired two neighboring
properties (6800 and 6804 Lake Street West), doubling its space, and enabling the local
nonprofit to expand its operations and programming. To address the cost of the expansion of
its current building, STEP formally requested a $1 million loan from the EDA (see June 13, 2022
staff report). The loan request was discussed at the June 13, 2022, study session for which
there was consensus support.
Under the proposed agreement, the EDA agrees to loan STEP $1,000,000 at three percent
annual interest over a five-year term. Payments would be made on a monthly basis with no
prepayment penalty. The loan would be secured by a mortgage on STEP’s property. In the event
STEP is provided a future grant from the city, the EDA loan would be reduced accordingly.
The expansion is anticipated to marginally increase STEP’s programs and operating costs. These
costs should be covered by other community support. STEP does not anticipate increasing its
program and operating request to the city as a result of the expansion. The $65,000 housing
stabilization program funding it receives from the city is devoted to rental assistance. That
amount is dictated by community need and other funding sources and is not impacted by the
expansion. The $51,180 grant, which supports STEP’s overall program, has historically been
increased by 3% each year. STEP does not anticipate requesting an increase beyond that due to
the expansion. STEP’s partnerships with the Housing Authority (Kids in the Park and Family Self
Sufficiency) are based on participant enrollment and are also unimpacted by the expansion.
Financial or budget considerations: The proposed loan would derive from the Development
Fund which currently has a cash balance of $10.5 million. The actual fund balance is higher due
to land being held for resale and outstanding loans. Under the terms of the proposed Loan
Agreement, the EDA would collect a $1,500 loan origination fee to offset the EDA’s anticipated
legal expenses for drafting the loan documents. If the loan term runs the entire 5 years, the
Development Fund would realize $78,121 in earned interest.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Resolution
Loan agreement, mortgage, and promissory note available by
contacting economic development staff
Prepared by: Greg Hunt, economic development manager
Reviewed by: Michele Schnitker, deputy community development director
Approved by: Kim Keller, city manager
Economic development authority meeting of June 20, 2022 (Item No. 3a) Page 2
Title: Loan Agreement with STEP (Ward 3 with citywide impact)
EDA Resolution No. 22-____
Resolution approving a loan to
St. Louis Park Emergency Program, Inc. (“STEP”) and loan documents therefor
Whereas, the St. Louis Park Economic Development Authority (the “Authority”)
is currently administering its Redevelopment Project No. 1 ("Project") pursuant to Minnesota
Statutes, Sections 469.001 to 469.047, as amended, and Minnesota Statutes, Section 469.091
through 469.1080, as amended; and
Whereas, the Authority has received a request from St. Louis Park Emergency Program,
Inc. (“STEP”) for a loan in the maximum principal amount of $1,000,000 (“Loan”) to help finance
a portion of the acquisition, renovation, construction, and equipping of an approximately 7,000
square foot expansion to STEP’s community services facility located at 6812 Lake Street West in
the City of St. Louis Park, Minnesota (the “City”) to provide increased services and support for
City residents (the “Project”); and
Whereas, STEP is a nonprofit, volunteer-based organization that provides critical
support and services to City residents, including, but not limited to, access to food, housing,
transportation, school supplies, and clothing; and
Whereas, in connection with the expansion, STEP is acquiring property and existing
buildings thereon adjacent to its current facility located at 6800 and 6804 Lake Street West in
the City; and
Whereas, the Project will allow STEP to increase the services they provide to residents
of the City, promote the redevelopment of underutilized land and buildings within the City,
create jobs, and help renovate and redevelop existing buildings in the City; and
Whereas, the Loan will be made to STEP in accordance with the terms set forth in a
certain Loan Agreement between STEP and Authority (the “Loan Agreement”) and STEP’s
obligations to repay the Loan will be evidenced by a Promissory Note (the “Note”) and will be
secured by a Mortgage on the Project (the “Mortgage” and together with the Loan Agreement
and the Note, the “Loan Documents”); and
Whereas, the Authority has determined that the provision of the Loan and the
execution of the Loan Documents is in the best interests of the City and its residents.
Now, therefore, be it resolved by the Board of Commissioners (the “Board”) of the St.
Louis Park Economic Development Authority as follows:
1. The Authority hereby approves making the Loan to STEP in accordance with the
terms of the Loan Documents and approves the Loan Documents, in substantially the forms
presented to the Board, together with any related documents necessary in connection
therewith, including without limitation all documents or certifications referenced in or attached
Economic development authority meeting of June 20, 2022 (Item No. 3a) Page 3
Title: Loan Agreement with STEP (Ward 3 with citywide impact)
to the Loan Documents and hereby authorizes the Executive Director and the President to
execute the Development Documents on behalf of the Authority, and to carry out, on behalf of
the Authority, the Authority’s obligations thereunder when all conditions precedent thereto
have been satisfied.
2. The approval hereby given to the Loan Documents includes approval of such
additional details therein as may be necessary and appropriate and such modifications thereof,
deletions therefrom and additions thereto as may be necessary and appropriate and approved
by legal counsel to the Authority and by the officers authorized herein to execute said
documents prior to their execution; and said officers are hereby authorized to approve said
changes on behalf of the Authority. The execution of any instrument by the appropriate
officers of the Authority herein authorized shall be conclusive evidence of the approval of such
document in accordance with the terms hereof. This resolution shall not constitute an offer
and the Loan Documents shall not be effective until the date of execution thereof as provided
herein. In the event of absence or disability of the authorized officers, any of the documents
authorized by this resolution to be executed may be executed without further act or
authorization of the Board by any duly designated acting official, or by such other officer or
officers of the Board as, in the opinion of legal counsel to the Authority, may act in their behalf.
Reviewed for Administration: Adopted by the Economic Development
Authority June 20, 2022
Karen Barton, executive director Margaret Rog, president
Attest:
Melissa Kennedy, secretary
Meeting: Economic development authority
Meeting date: June 20, 2022
Public hearing: 6a
Executive s ummary
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard
Station Development – Ward 1
Recommended action:
• Open the public hearing, take testimony, and close the hearing for the proposed
Purchase Agreement with Beltline Station LLC.
• Motion to adopt EDA Resolution approving the Purchase Agreement between the EDA
and Beltline Station LLC (an affiliate of Sherman Associates, Inc.).
Policy consideration: Does the EDA wish to approve the proposed Purchase Agreement with
Beltline Station LLC and an extension of repayment of an outstanding EDA loan to facilitate the
proposed Beltline Boulevard Station Development?
Summary: Beltline Station LLC (an affiliate of Sherman Associates, Inc.) (“Redeveloper”) seeks
to acquire property from the EDA at the southeast corner of CSAH 25 and Beltline Boulevard to
construct a major mixed use, mixed income, transit-oriented development (TOD) with the
following components:
• Seven-story mixed-use building with 6 levels of market rate housing (156 units) and
approximately 21,000 square feet of neighborhood commercial space, potentially
anchored by a grocer.
• Four-story all affordable apartment building with 82 units and underground parking. Of
these, 77 units would be available at 60% AMI, five units would be available at 30% AMI
and 22 units would be three-bedrooms.
• Five-story market rate apartment building with 146 units and underground parking.
• 592-stall parking ramp, including 268 park and ride stalls.
The development will exceed both the city’s inclusionary housing policy requirements (Oct
2021) and the city’s green building policy requirements (July 2020).
Financial or budget considerations: Under the proposed Purchase Agreement, the Redeveloper
agrees to construct all development components as specified under the approved PUD and
Redevelopment Contracts. In turn, the EDA agrees to sell the entire 5-acre Beltline Station
Development property to Beltline Station LLC at one time, for $6,015,001. This amount would
be paid in full at the time of closing. In addition, the EDA will convey portions of EDA-owned
right-of-way to the City of St. Louis Park.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion; EDA resolution
Prepared by: Jennifer Monson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Michele Schnitker, deputy community development director
Approved by: Kim Keller, city manager
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 2
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
Discussion
Background: The EDA and City of St. Louis Park have long envisioned a major, mixed-use,
mixed-income, transit-oriented development at the southeast corner of CSAH 25 and Beltline
Boulevard. To facilitate this vision, the EDA acquired property at 4601 Highway 7 and 3130
Monterey Avenue. Staff also worked with EDA legal counsel Kennedy & Graven for the City of
St. Louis Park to obtain fee title to multiple parcels beneath a portion of County State Aid
Highway (CSAH) 25 and the Highway 7 Frontage Road (see shaded area in attached aerial
photograph below). The EDA/city’s long held vision was to combine these parcels to create a
large redevelopment site that could ultimately be sold to a developer to implement the city’s
vision for the site.
The subject parcels shaded in the aerial image below were conveyed to the EDA by the City of
St. Louis Park on April 4, 2022. The intent is to sell the areas shaded in yellow, along with 4601
Highway 7 and 3130 Monterey Avenue to Beltline Station LLC (an affiliate of Sherman
Associates, Inc. and “Redeveloper”) for its proposed Beltline Station Development. The portions
of right-of-way, which are shaded red, will be conveyed back or remain in the possession of the
City of St. Louis Park.
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 3
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
Proposed Purchase Agreement: A Purchase Agreement is proposed with Beltline Station LLC
for the conveyance of the EDA property outlined in the image below.
The EDA would sell the entire 5-acre property to Beltline Station LLC at one time for
$6,015,001. This amount would be paid in full at the time of closing. Included in the Agreement
is a right-of-reverter (a clause requiring the property be sold back to the EDA) should Beltline
Station LLC fail to construct the required building on each lot in a timely manner. This right-of-
reverter would be tied to the completion of the footings and foundation for each building. Key
business terms for conveying the EDA-owned property were provided in the staff report for the
April 18, 2022 study session and are listed below.
1. The EDA owns property required for the construction of the Beltline Station
Redevelopment (“EDA Property” and upon sale to Redeveloper “Development
Property”) and will convey title to and possession of the EDA Property to the
Redeveloper subject to the following:
1. The purchase price for the EDA Property shall be $6,015,000.
2. The EDA's obligation to convey the EDA Property to the Redeveloper is subject to
satisfaction of the following terms and conditions:
o The Redeveloper having closed on permanent financing at or before Closing
on transfer of title to the EDA Property from the EDA to the Redeveloper, or
having received a binding commitment from a lender to provide financing
sufficient for construction of the Affordable Housing Minimum
Improvements and the Development, or having otherwise provided the EDA
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 4
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
with proof of funds available to finance construction of the Affordable
Housing Minimum Improvements and the Development.
By the Closing Date, the Buyer shall have obtained, or cause to be obtained,
in a timely manner and at its sole and absolute expense, a building permit
for the Affordable Housing Minimum Improvements, and all approvals for
the construction of the Affordable Housing Minimum Improvements, and
shall have met, in a timely manner, all requirements of all applicable local,
state, and federal laws and regulations which must be obtained or met for
the Affordable Housing Minimum Improvements including without limitation
any needed variances, final plat or subdivision approval, and zoning and land
use approvals;
By the Closing Date, the Buyer shall have closed on construction financing for
the Affordable Housing Minimum Improvements, the Mixed-Use Minimum
Improvements and the Parking Ramp Minimum Improvements, and obtained
a financing commitment in the form of a term sheet for the Market-Rate
Minimum Improvements.
o The EDA shall have received construction plans for the utility components of
the Development (“Utility Plans”) and shall have received confirmation from
the City that such Utility Plans have been approved by the City, all permits for
the utility work on the Development Property pursuant to the Utility Plans
are ready to be issued, and all required City fees in connection therewith
have been paid. The City having approved any amendments to the City’s
Comprehensive Plan, replatting of the property, a PUD, and a Planning
Development Contract for the Development Property.
o The City having approved all necessary zoning variances for the Development
Property.
o The Redeveloper having approved the state of title to the EDA Property.
2. Closing shall occur within 30 days of satisfaction or waiver of the above conditions but
no later than December 31, 2022, unless extended by agreement of the parties. Note:
the closing date was set for the end of the year out of an abundance of caution in the
event of any unforeseen circumstance, however the Redeveloper anticipates closing by
fall 2022.
3. The Redeveloper acknowledges that the EDA makes no representations or warranties as
to the condition of the soils on the Development Property or the fitness of the
Development Property for construction of the Minimum Improvements.
4. The Redeveloper further agrees that it will indemnify, defend, and hold harmless the
EDA, the City, and their governing body members, officers, and employees, from any
claims or actions arising out of the presence, if any, of hazardous wastes or pollutants
existing on the Redevelopment Property.
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 5
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
5. Each parcel of the EDA Property will be subject to a separate right of reverter in favor of
the EDA, which will be released after completion of construction of the building
foundation on the applicable parcel.
6. The entire unpaid amount of principal and accrued interest of the EDA’s April 1, 2019
Loan to the Redeveloper (for Redeveloper’s purchase of 4725 Highway 7) shall be due
and payable on the earlier of (i) the date that the Redeveloper acquires the City and
Authority Property in accordance with the Purchase Agreement; or (ii) December 15,
2022. This modification will be memorialized in a Third Amendment to the Loan
Agreement and a Third Amendment to the Mortgage to be approved in conjunction
with the Purchase Agreement.
Recommendation: Staff recommends approval of the proposed purchase agreement and
amendments to the EDA loan documents with Beltline Station LLC as outlined above to advance
the Beltline Station Development. The attached resolution of approval allows for modifications
to the contract that do not alter the substance of the transaction without bringing the contract
back to the EDA for amendment.
Upon execution of the purchase agreement, and approval of the contracts for private
development related to Beltline Blvd Station 1, the Redeveloper plans to complete a close on its
project financing by July 8, 2022, followed by a closing on the land in the late summer or early
fall. Construction is anticipated to commence by fall 2022. Below is a list of all associated action
items being considered by the EDA and city council on June 20, 2022. Also included are the
items pertaining to the future applications for a Registered Land Survey and consideration of
the Contract for Private Development for Beltline Blvd Station 2 (the market rate components).
Actions/public hearings Governing Body Date
Public hearing and Purchase Agreement between EDA
and Beltline station LLC for the Beltline Blvd Station
Development
EDA June 20, 2022
Approval of Contract for Private Redevelopment for
Beltline Blvd Station 1
EDA June 20, 2022
Approval of Contracts for Private Development for
affordable component of Beltline Blvd Station
Development and AHTF Disbursement (Consent)
City Council June 20, 2022
Planning Commission recommendation of Registered
Land Survey
Planning
Commission
TBD
Approval of Registered Land Survey City Council TBD
Approval of Contract for Private Redevelopment for
Beltline Blvd Station 2 (market rate components)
EDA TBD
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 6
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
EDA Resolution No. 22-____
Resolution approving purchase agreement with
Beltline Development LLC, including provision for the conveyance of
real property and amendments to loan documents
Be it resolved by the Board of Commissioners (the “Board”) of the St. Louis Park Economic
Development Authority (the “Authority”) as follows:
Section 1. Recitals; Authorization.
(a) The Authority and City Council of the City of St. Louis Park, Minnesota (the “City”)
have heretofore approved the establishment of the Beltline Station Tax Increment Financing
District No. 1 (the “TIF District No. 1”), a housing district, and Beltline Station Tax Increment
Financing District No. 2 (the “TIF District No. 2” and together with TIF District No. 1, the “TIF
Districts”), a renewal and renovation district, within Redevelopment Project No. 1 (the “Project”).
(b) The City, the Authority, and Beltline Development LLC, or an entity related
thereto or affiliated therewith (the “Developer”) each own portions of certain property within
the Project, which has been the subject of certain preliminary negotiations between the parties
for purposes of constructing a mixed-use (multi-family residential and commercial)
development and related parking, including a parking ramp serving in part as a park and ride
facility for Metro Transit’s proposed Southwest Light Rail Transit Beltline station on certain
property in the Project (the “Development”).
(c) The City, the Authority, and the Developer executed a Preliminary Development
Agreement, dated February 5, 2018, a First Amendment to the Agreement, dated June 17, 2019 a
Second Amendment to Agreement, dated June 15, 2020, and a Third Amendment to Agreement,
dated June 21, 2021 as amended by providing for the performance of certain activities on the part
of the parties in preparation for the negotiation of a definitive contract relating to Development
(together, the “Agreement”).
(d) Pursuant to the Agreement, the Developer acquired a portion of the property for
the Development (the “Vision Bank Parcel”) from a third party, and the Authority financed a
portion of the acquisition cost of the Vision Bank Parcel pursuant to a Loan Agreement between
the Authority and Developer dated as of April 1, 2019 (the “Loan Agreement”), pursuant to which
the Authority loaned $3,100,000 (the “EDA Loan”) to the Developer to finance such acquisition as
evidenced by a promissory note (the “Note”) and secured by a mortgage on the Vision Bank Parcel
(the “Mortgage”).
(e) The Authority and Beltline Development have twice amended the Loan Agreement
relating to the EDA Loan to extend the repayment date in the form of a First Amendment to Loan
Agreement and the Second Loan Amendment to Loan Agreement. In addition, Beltline
Development executed the First Amended Mortgage, the Second Amended Mortgage, a First
Amended Promissory Note and a Second Amended Promissory Note.
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 7
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
(f) The Authority and Beltline Development have been working towards negotiating a
Contract for Private Development for each of the TIF Districts in connection with the Development
and need additional time to finalize the terms of the Contract for Private Development for TIF
District No. 2.
(g) The Authority and Beltline Development have negotiated and now propose to
execute a Third Amendment to the Loan Agreement, a Third Amended Promissory Note, and a
Third Amended Mortgage (together, the “Loan Amendment Documents”) to further extend the
deadline for the repayment of the EDA Loan.
(h) On April 4, 2022, the City Council approved the conveyance of certain real
property located in the City and legally described in Exhibit A attached hereto (the “City Parcels”)
to the Authority for conveyance of a portion of such property to the Developer.
(i) The Authority owns certain parcels located in the City and legally described in
Exhibit A attached hereto (the “Authority Parcels” and together with the City Parcels, the
“Development Property”) and is prepared to convey all or a portion of the Authority Parcels to
the Developer.
(j) The Developer proposes to acquire all or a portion of the Development Property
from the Authority for purposes of constructing the Development.
(k) To facilitate the Development, the Authority and the Developer have negotiated a
Purchase Agreement (the “Purchase Agreement”), which provides for the conveyance of all or
portion of the Development Property to the Developer, including any related entity or affiliate,
provided that following closing on the conveyance and replatting of the Development Property
certain rights of way will be owned by the City.
(l) On May 11, 2022, the Planning Commission of the City reviewed the proposed
conveyance of the Development Property and found that such conveyance is consistent with
the City’s comprehensive plan.
(m) As required by Minnesota Statutes, Section 469.105, as amended, the Authority
conducted a duly noticed public hearing regarding the conveyance of the Development Property
to the Developer pursuant to the Purchase Agreement, at which all interested parties were given
an opportunity to be heard, and hereby finds that the execution of the Purchase Agreement and
performance of the Authority’s obligations thereunder, including the conveyance of the
Development Property to the Developer, are in the best interest of the City and its residents.
Section 2. Approval of Purchase Agreement and Loan Amendment Documents;
Conveyance of Property.
(a) The Board approves the Purchase Agreement in substantially the form presented
to the Board, together with any related documents necessary in connection therewith, including
without limitation all documents, exhibits, certifications, or consents referenced in or attached
to the Agreement including without limitation the quit claim deeds and any documents required
by the title company relating to the conveyance of Development Property (the “Conveyance
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 8
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
Documents”). The Board hereby approves the conveyance of the Development Property to the
Developer, or an entity affiliated therewith, in accordance with the terms of the Purchase
Agreement. Following closing on the conveyance and replatting of the Development Property,
certain rights of way will be owned by the City.
(b) The Board approves the EDA Loan Documents in substantially the form presented
to the Board, together with any related documents necessary in connection therewith, including
without limitation all documents, exhibits, certifications, or consents referenced in or attached
to the Agreement (the “Amendment Documents” and together with the conveyance documents,
the “Documents”).
(c) The Board hereby authorizes the President and Executive Director, in their
discretion and at such time, if any, as they may deem appropriate, to execute the Documents on
behalf of the Authority, and to carry out, on behalf of the Authority, the Authority’s obligations
thereunder when all conditions precedent thereto have been satisfied. The Documents shall be
in substantially the form on file with the Authority and the approval hereby given to the
Documents includes approval of such additional details therein as may be necessary and
appropriate and such modifications thereof, deletions therefrom and additions thereto as may
be necessary and appropriate and approved by legal counsel to the Authority and by the officers
authorized herein to execute said documents prior to their execution; and said officers are
hereby authorized to approve said changes on behalf of the Authority. The execution of any
instrument by the appropriate officers of the Authority herein authorized shall be conclusive
evidence of the approval of such document in accordance with the terms hereof. This resolution
shall not constitute an offer and the Documents shall not be effective until the date of execution
thereof as provided herein.
(d) In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without further act or
authorization of the Board by any duly designated acting official, or by such other officer or
officers of the Board as, in the opinion of the City Attorney, may act in their behalf. Upon
execution and delivery of the Documents, the officers and employees of the Board are hereby
authorized and directed to take or cause to be taken such actions as may be necessary on behalf
of the Board to implement the Documents.
Section 3. Effective date. This resolution shall be effective upon approval.
Reviewed for Administration: Adopted by the Economic Development
Authority June 20, 2022
Karen Barton, executive director Margaret Rog, president
Attest:
Melissa Kennedy, secretary
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 9
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
Exhibit A
Legal description
The property located within the City of St. Louis Park, Hennepin County, Minnesota legally
described as follows:
City Parcels
Lot 17, Block 1, Lewiston Park, Hennepin Co. Minn.
And
Lot 1, 2, 3, 4, 13, 14, 15 and 16, Block 1, Lewiston Park, Hennepin Co. Minn., except that
part of said Lots described as follows:
Commencing at the Southeast corner of said Lot 4; thence Westerly along the South
line of said Lot 4, a distance of 6.00 feet to the point of beginning of the tract of land
to be described; thence North 00 degrees 19 minutes 53 seconds East, assumed
bearing, parallel with the East line of Lots 5 and 6, said Block 1, a distance of 114.27
feet; thence Northwesterly along a tangential curve to the left having a radius of
15.00 feet and a central angle of 61 degrees 46 minutes 23 seconds, a distance of
16.17 feet; thence North 61 degrees 26 minutes 30 seconds West, tangent to said
curve, a distance of 40.60 feet; thence Westerly along a tangential curve to the left,
having a radius of 24.00 feet and a central angle of 76 degrees 35 minutes 00
seconds, a distance of 32.08 feet; thence Southwesterly along a reverse curve to the
right, having a radius of 361.58 feet and a central angle of 26 degrees 53 minutes 32
seconds, a distance 169.71 feet; thence South 43 degrees 00 minutes 19 seconds,
West, not tangent to said curve, a distance of 71.07 feet to the intersection with a
line distant 46.00 feet Easterly of as measured at a right angle to and parallel with
hereinafter described “Line A”; thence Southerly along said parallel line, a distance
of 26.00 feet to the South line of said Lot 13; thence Easterly along said South line
and the easterly extension thereof, a distance of 128.10 feet to the centerline of
alley; thence Northerly along the centerline of said Alley, a distance of 32.65 feet to
the intersection with the westerly extension of the South line of said Lot 4; thence
Easterly along said Westerly extension and along the South line of said Lot 4, a
distance of 130.61 feet to the point of beginning.
Said “Line A” is described as follows:
Commencing at the most Southerly corner of Lot 1, Block 1 Belt Line Industrial Park
2nd Addition, thence South 59 degrees 15 minutes 24 seconds East of an assumed
bearing along the Southeasterly extension of the Southwesterly line of said Lot 1 a
distance of 40.00 feet to the point of beginning of said line; thence North 30 degrees
44 minutes 36 seconds East 112.38 feet; thence Northerly 768.57 feet along a
tangential curve concave to the West having a radius of 785.30 feet and a central
angle of 56 degrees 04 minutes 30 seconds; thence North 25 degrees 19 minutes 54
seconds West, tangent to last
described curve 180.04 feet; thence Northerly 589.17 feet along a tangential curve
concave to the East having a radius of 1268.10 feet a central angle of 26 degrees 37
minutes 12 seconds, said line there terminating.
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 10
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
Torrens Property - Certificate Title No. 697371
AND
Lots 9 and 19, Block 2;
Those parts of Lots 10, 11, 17, 18, Block 2, lying north of the southerly right-of-way line
of State Trunk Highway No. 7;
That part of Natchez Avenue vacated, lying east of the West line of the Northwest
Quarter of the Northeast Quarter of Section 6, Township 28, Range 24, north of the
southerly right-of-way line of State Trunk Highway No. 7, and southerly of a line
hereinafter referred to as Line 1; That part of the vacated alley in Block 2 lying north of
the southerly right-of-way line of State Trunk Highway No. 7, and southerly of the
aforementioned Line 1.
All in “Oakenwald Addition St. Louis Park,” Hennepin County, Minnesota;
Line 1 is described as commencing at the north quarter corner of Section 6,
Township 28, Range 24, said county; thence South 00 degrees 26 minutes 06
seconds West, assumed bearing along the north – south quarter line of said Section
6, a distance of 1092.89 feet to the point of beginning; thence North 73 degrees 14
minutes 47 seconds East 51.97 feet; thence northeasterly 174.11 feet along a non-
tangential curve concave to the northwest, having a radius of 5790.08 feet, a central
angle of 01 degrees 43 minutes 22 seconds, and a chord bearing of North 67 degrees
56 minutes 18 seconds East, and said line there terminating.
AND
That part of West 32nd Street, vacated, lying southerly of the centerline thereof, westerly
of the northerly extension of the east line of Lot 1, Block 1, said plat of Lewiston Park, and
easterly of a line hereinafter referred to as Line 2;
That part of Natchez Avenue, vacated, lying southerly of the centerline of West 32nd
Street, northerly of the north line of Lot 4, Block 1, Dalquist Industrial Park, Hennepin
County, and west of the West line of the Southwest Quarter of the Northeast Quarter of
Section 6, Township 28, Range 24;
That part of the vacated alley adjoining Block 1, said plat of Lewiston Park, lying southerly
of West 32nd Street and northerly of Lot 1, Block 1, Brooks McCracken Industrial Park,
Hennepin County.
Line 2 is described as commencing at the north quarter corner of Section 6, Township
28, Range 24, said county; thence South 00 degrees 26 minutes 06 seconds West,
assumed bearing along the north – south quarter line of said Section 6, a distance of
1092.89 feet; thence South 73 degrees 14 minutes 47 seconds West 10.28 feet;
thence southwesterly 220.70 feet along a non-tangential curve concave to the
northwest, having a radius of 5802.14 feet, a central angle of 02 degrees 10 minutes
46 seconds, and a chord bearing of South 70 degrees 30 minutes 32 seconds West;
thence South 67 degrees 02 minutes 58 seconds West, not tangent to said curve,
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 11
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
65.29 feet to the point of beginning of the line to be described; thence South 00
degrees 20 minutes 22 seconds East 298.91 feet, and said line there terminating.
AND
Lots 12, 13, 14, 15 and 16, Block 2, Mazey & Langan’s Addition To St. Louis Park, according
to the recorded plat thereof, Hennepin County, Minnesota.
AND
The east 37 feet of Lot 4, Block 1, Dalquist Industrial Park, according to the recorded plat
thereof, Hennepin County, Minnesota.
AND
That part of West 32nd Street, vacated, lying northerly of the centerline thereof, westerly
of the southerly extension of the east line of Lot 14, Block 2, said plat of Mazey & Langan’s
Addition To St. Louis Park, and easterly of the aforementioned Line 2;
That part of Natchez Avenue, vacated, lying northerly of the centerline of West 32nd
Street, southerly of a line hereinafter referred to as Line 3, and west of the West line of
the Northwest Quarter of the Northeast Quarter of Section 6, Township 28, Range 24;
That part of the alley adjoining Block 2, said plat of Mazey & Langan’s Addition To St. Louis
Park lying northerly of West 32nd Street and southerly of the aforementioned Line 3;
Line 3 is described as commencing at the north quarter corner of Section 6, Township
28, Range 24, said county; thence South 00 degrees 26 minutes 06 seconds West,
assumed bearing along the north – south quarter line of said Section 6, a distance of
1092.89 feet; thence South 73 degrees 14 minutes 47 seconds West 10.28 feet;
thence southwesterly 220.70 feet along a non-tangential curve concave to the
northwest, having a radius of 5802.14 feet, a central angle of 02 degrees 10 minutes
46 seconds, and a chord bearing of South 70 degrees 30 minutes 32 seconds West,
and said line there terminating.
Authority Parcels
Lots 12, 13, 14, 15, and 16, Block 2;
That part of Lots 10, 11, 17 and 18, Block 2, lying South of the Southerly right-of-way line
of State Trunk Highway No. 7;
All of the vacated alley in Block 2 lying South of the Southerly right-of-way line of State
Trunk Highway No. 7; That part of Natchez Avenue vacated, lying east of the West line
of the Northwest Quarter of the Northeast Quarter of Section 6, Township 28, Range 24,
North of the South line of said Northwest Quarter of the Northeast Quarter, and South
of the Southerly right-of-way line of State Trunk Highway No. 7; That part of West 32nd
Street, vacated, lying between the extensions across it of the East line of Lot 14 and the
West line of Lot 15, Block 2;
Economic development authority meeting of June 20, 2022 (Item No. 6a) Page 12
Title: Public Hearing – Purchase Agreement with Sherman Associates - Beltline Boulevard Station Development –
Ward 1
All in “Oakenwald Addition St. Louis Park,” Hennepin County, Minnesota;
That part of vacated Monterey Avenue (formerly Oakenwald Avenue as shown on the
plat of “OAKENWALD ADDITION ST. LOUIS PARK,” lying North of the South line of the
Northwest Quarter of the Northeast Quarter, Section 6, Township 28, Range 24 and
south of the Easterly extension of the North line of Lot 10, Block 2, “OAKENWALD
ADDITION ST. LOUIS PARK”.
AND
That part of the Southwest Quarter of the Northeast Quarter, Section 6, Township 28,
Range 24, Hennepin County, Minnesota described as beginning at the Northwest corner
of said Southwest Quarter of the Northeast Quarter; thence South along the West line
thereof 288.7 feet; thence East to a point on the Northerly right-of-way line of the
Minneapolis and St. Louis Railway Company, distant 46 feet from the intersection of said
right-of-way line with the West line of said Southwest Quarter of the Northeast Quarter
as measured along said right-of-way line; thence Northeasterly along said Northerly
right-of-way line to its intersection with the extension South of the East line of
Monterey Avenue; thence North along the extension of the East line of Monterey
Avenue to the North line of said Southwest Quarter of the Northeast Quarter; thence
West along said North line to the point of beginning.
Meeting: Economic development authority
Meeting date: June 20, 2022
Action agenda item: 6b
Executive s ummary
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 -
affordable housing component) – Ward 1
Recommended action:
• Motion to adopt EDA Resolution approving the Contract for Private Development and
certain related documents between the EDA and Beltline Station Limited Partnership (an
affiliate of Sherman Associates) related to the affordable housing component of the
Beltline Station Development.
Policy consideration: Does the EDA wish to approve the proposed Redevelopment Contract
with Beltline Station Limited Partnership (an affiliate of Sherman Associates, Inc.) to facilitate
the affordable housing component of its proposed Beltline Blvd Station Development?
Summary: Beltline Station Limited Partnership (“Redeveloper”) seeks to acquire the 6.6-acre
site at the southeast corner of CSAH 25 and Beltline Boulevard from the EDA and construct a
major, mixed use, mixed income, transit-oriented development with the following components:
• Seven-story mixed-use building with six levels of market rate housing (156 units) and
approximately 21,000 square feet of neighborhood commercial space, potentially
anchored by a grocer.
• Four-story all affordable apartment building with 82 units and underground parking. Of
these, 77 units would be available at 60% AMI, five units would be available at 30% AMI
and 22 units would be three-bedrooms.
• Five-story market rate apartment building with 146 units and underground parking.
• 592-stall parking ramp, including 268 park and ride stalls.
Financial or budget considerations: The total amount of tax increment financing (TIF)
assistance warranted and recommended to enable the entire multi-phase development to
proceed is $14.3 million. This recommended level of assistance includes up to $1.4 million for
the affordable housing component, up to $10.3 million for the market rate components, and up
to $2.55 million to finance the EDA’s remaining share of the cost to construct the park & ride.
The total recommended level of assistance increased from $12,630,422 to account for increases
in construction prices, interest rates, and inflation. Under the proposed redevelopment
contract for Beltline Station 1, the Redeveloper agrees to construct the affordable housing
component of the development as specified under the approved PUD. The TIF assistance would
be provided via a pay-as-you-go TIF Note and would derive from a new housing TIF district.
Additionally, it is recommended that $618,238 be provided from the city’s affordable housing
trust fund (AHTF) via a 25-year deferred loan to make five units more deeply affordable to
households at 30% of AMI. The EDA will consider the redevelopment contract pertaining to the
market rate components in the near future.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion; EDA resolution
Prepared by: Jennifer Monson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Michele Schnitker, deputy community development director
Approved by: Kim Keller, city manager
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 2
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
Discussion
Background: A summary of all previous actions is provided in the following table. More specific
details on the various actions are provided below the table.
Action Date
The EDA approved CMAQ Grant Approval to construct a parking ramp
rather than a surface parking lot for SWLRT park and ride
requirements.
November 2014
The EDA sent out a request for proposals for the Beltline Station Site. July 2017
The EDA entered into a preliminary development agreement with
Sherman Associates to develop the Beltline Station Site.
February 2018
The EDA provided a loan to Sherman Associates to assist in purchasing
the Vision Bank parcel to allow for more than just transit parking.
February 2019
The EDA and city approved the first amendment to the Preliminary
Development Agreement.
June 2019
The EDA approved a Subrecipient Agreement with the Metropolitan
Council which specified the terms under which the CMAQ funds would
be disbursed to the EDA.
October 2019
The EDA entered into a Cooperative Construction Agreement with the
Metropolitan Council to construct the parking ramp.
November 2020
The EDA discussed Sherman Associates financial assistance request and
approved a second amendment to the preliminary development
agreement and received a staff report outlining the details of the
proposed Beltline Station Development.
June 2021
The EDA received a report providing an update on the status of the
development and issues related to high ground water on-site.
November 2021
Sherman Associates received a tax-exempt bond allocation of $13.7
million from Minnesota Management and Budget (MMB) to help
finance the development’s all affordable component.
January 2022
The city council approved the comprehensive plan amendment. March 2022
The city council approved various vacation requests, a preliminary and
final plat, and a preliminary and final planned unit development for the
Beltline Station Development.
April 2022
The EDA received a report regarding the proposed business terms for
the EDA’s purchase and redevelopment contracts with Sherman
Associates related to the proposed Beltline Station Development.
April 2022
The EDA held a hearing regarding the issuance of the tax-exempt bond
allocation.
May 2022
The EDA/city council approved the Beltline Station 1 TIF District and
Beltline Station 2 TIF District.
June 6, 2022
Detailed summary of past actions: In November 2014, the council approved a resolution
authorizing submittal of a federal Congestion Mitigation Air Quality (CMAQ) grant for a
structured parking ramp to be located immediately north of the SWLRT Beltline Blvd Station
platform in lieu of a large parking lot. The EDA was subsequently awarded a $6.4 million grant
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 3
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
through the Federal Transit Administration’s (FTA) CMAQ program that is regionally
administered by the Metropolitan Council.
In July 2017, the EDA conducted a formal Request for Proposals process to solicit transit-
oriented development proposals for the Beltline Blvd. Station Redevelopment Site. The EDA
determined Sherman Associates’ proposal most closely aligned with the city’s vision,
development objectives and preferred programming for the site. Subsequently the EDA, city
and Sherman Associates entered into a Preliminary Development Agreement (PDA) on February
5, 2018. Sherman Associates then purchased the 4725 Highway 7 property for the future park &
ride in February 2019. At that time, the EDA provided Sherman Associates with a $3.1 million
loan to assist with the purchase of the property. The loan currently has an outstanding principal
balance of $877,457.43 plus interest. EDA legal counsel recommends amending the repayment
timeline of the loan to coincide with the closing on the acquisition of parcels owned by the City
and the EDA in connection with the development or December 15, 2022.
On June 17, 2019 the EDA and city approved a First Amendment to the Preliminary
Development Agreement (PDA) extending the agreement to June 30, 2020. Since then, the
parties have been working collaboratively on a joint development (site and building) vision for
the site. Additionally, staff, Ehlers (the EDA’s financial consultant), and Sherman Associates
have been discussing all development costs, financial feasibility, and the necessary level of
financial assistance needed to bring the multi-phase development to fruition.
On October 21, 2019, the EDA approved a Subrecipient Agreement with the Metropolitan
Council which specified the terms under which the CMAQ funds would be disbursed to the EDA.
On November 2, 2020, the EDA entered into a Cooperative Construction Agreement with the
Metropolitan Council under which the EDA committed to constructing a multi-level parking
structure on the 4725 Highway 7 property (in lieu of a surface parking lot) just prior to the start
of revenue service. The parking facility is to provide 268 public park & ride stalls and is to be
constructed in compliance with specified federal requirements. Additional parking stalls may be
included in the park & ride structure to serve the larger mixed-use, transit-oriented
development on the site. Those additional stalls would need to be funded locally outside of the
CMAQ grant.
T
The EDA received a report on June 14, 2021 related to Sherman’s application for tax increment
financing (TIF) assistance. Later that month, the EDA and city approved an extension of the PDA
with Sherman Associates to continue working on the parties’ mutual vision for the joint
development site. In the November 8, 2021 study session staff report, the EDA/council received
an update on the proposed Beltline Station Development outlining its various components
including:
• Seven-story mixed-use building with six levels of market rate housing (156 units) and
approximately 21,000 square feet of neighborhood commercial space, potentially
anchored by a grocer.
• Four-story all affordable apartment building with 82 units and underground parking.
• Five-story market rate apartment building with 146 units and underground parking.
• A 592-stall parking ramp, including 268 park and ride stalls, 322 residential stalls and
approximately 2,000 square feet of retail/commercial space.
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 4
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
Additionally, it was explained that due to the site’s high groundwater, the parking ramp needed
to be expanded to accommodate additional residential parking that could not be constructed
underground.
In January 2022, Sherman Associates received a tax-exempt bond allocation of $13.7 million
from Minnesota Management and Budget (MMB) to help finance the development’s all
affordable component. This bond allocation comes along with federal Low Income Housing Tax
Credits (LIHTC) which will provide an estimated $7.98 million in equity for the project. Together,
the sources are providing approximately 86% of the funding for the all-affordable building. The
developer intends to proceed with a soft closing of the bonds by the deadline of Friday, July 8,
2022 to secure the financing for the project. The EDA’s bond counsel and the developer’s
attorneys recommend that the Purchase Agreement for the Beltline Station Site and the
Contract for Private Redevelopment pertaining to the all-affordable building be approved and
executed prior to this date.
Since the Redeveloper received a LIHTC allocation for the affordable housing building, it is now
anticipated that the entire development would be constructed in close succession with the
affordable housing component commencing first (previously it was scheduled to be constructed
last). Pending approval of its financing, Sherman Associates intends to start utility work on the
site in September 2022 and begin construction of the affordable housing building later the fall
of 2022 (but no later than January 31, 2023).
Sherman Associates applied for a comprehensive plan amendment to re-guide portions of the
site from right-of-way and railroad to transit-oriented development, a preliminary and final
plat, and a preliminary and final planned unit development. The comprehensive plan
amendment was reviewed by the planning commission on February 16, 2022 and was approved
by city council on March 7, 2022. On April 4, 2022, the city approved the first reading of an
ordinance vacating various street, highway, alley, and easement rights-of-way to prepare the
site for redevelopment, approved the preliminary and final plat, and approved the first reading
of an ordinance approving a planned unit development zoning district for the site. For more
details on the overall development proposal, refer to the April 4, 2022 staff report. In addition,
the Redeveloper submitted a vacation application to Hennepin County to vacate portions of
CSAH 25 along the northern portion of the site, which were approved on May 2, 2022.
Key business terms for the EDA’s purchase and redevelopment contracts with Sherman
Associates related to the proposed Beltline Station Development were provided in the April 18,
2022 staff report.
On June 6, 2022, the EDA approved the establishment of Beltline Blvd Station 1 and 2 TIF
Districts authorizing the financing vehicles for the requested TIF assistance.
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 5
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
Architectural site plan
The overall Beltline Station Development’s proposed mix of unit types is provided below.
Unit Type Summary
Building Studio Alcove 1 bed 1bed+ 2bed 2bed+ 3bed TOTAL
Building 1:
Market Rate
21 11 56 15 53 156
Building 2:
Affordable
30% AMI - 1
60% AMI -14
30%AMI - 3
60%AMI - 42
30%AMI - 1
60%AMI - 21
5
77
Building 3:
Market Rate
15 53 15 58 5 146
Total 21 26 124 30 156 5 22 384
Inclusionary housing policy: The proposed Beltline Blvd Station Development exceeds the
requirements of the city’s inclusionary housing policy in effect October 2021. The Development
would be mixed income with 302 market rate units and 82 units (20 percent) offered at
affordable rents in one building. Specifically, 77 units would offer affordable rents to
households at 60% AMI and five units would offer affordable rents to households at 30% AMI,
exceeding the city’s inclusionary housing requirements (“the affordable component”).
Additionally, the housing would be kept affordable for at least 40 years, by covenant, per the
requirements of the LITHC allocation.
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 6
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
An all-affordable building differs from the Inclusionary Housing Policy requirement that all
affordable units be spread between the various buildings, however, in this case, it is the most
efficient financing and design structure for the affordable housing. It allows the Redeveloper to
deliver more affordable housing units, targeting areas of greatest housing need including:
• Family sized housing units.
o 67 (82%) of the affordable units would be two bedrooms or larger.
o 22 units (27%) would be three bedrooms.
o The average unit floor area would be 1,029 square feet.
• More deeply affordable units: five (5) units at 30% AMI
• Well-designed and quality housing units in any product type. Examples include:
o Two- and three-bedroom units generally have two baths.
o Structured/tempered parking.
o Ample common area amenities to serve the needs of residents/families.
o Exterior building materials that complement and match the adjacent market rate
buildings.
o Most units would have a balcony or walk out patio.
Amenities for the affordable apartment building are similar to those in the market rate
buildings but are designed more specifically with families in mind, and include a fitness room,
club room, pet spa, playground, indoor play area, splash pad and amenity deck.
Green building policy: The proposed development exceeds the city’s Green Building Policy
requirements as amended July 2020. The Redeveloper intends to use Enterprise Green
Communities as its design rating system for the all-affordable building (which is a requirement
of the LIHTC allocation), and SB2030/B3 for the market rate buildings. Both rating systems meet
the requirements of the green building policy. In general, the development will pursue goals to
achieve energy efficiency within the building envelopes, increased indoor environmental quality
to enhanced occupant health and productivity, the buildings will utilize green products and
materials during product sourcing and manufacturing. In general, the site is situated and
designed to provide for local multimodal connectivity. Among the sustainability features to be
included are:
• Energy star qualified appliances and equipment.
• Energy conservation strategies that include improvements to the building envelope,
lighting control, higher efficiency HVAC equipment, efficient water heating systems, and
on-site and off-site renewable energy.
• The site designed to conserve water, control erosion, and protect water quality. Some
best management practices include permeable paving, roof deck plants, and
underground stormwater storage.
• Construction waste management and recycling.
• Waste management that includes recycling and trash chutes and resident training
manuals.
• Reduction in light pollution.
• Low-emitting materials including flooring adhesives, carpets, paints, and furnishings.
• Radon control and mitigation.
• Rooftop solar panels on either Affordable building or the parking ramp
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 7
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
A total of 22 level 2 spaces for residential uses and six level 2 spaces for commercial uses will be
provided. Additional conduit will be provided for 14 future level 2 spaces within the park and
ride portion of the ramp, which is not required to adhere to city ordinances.
In addition, Sherman Associates developed, owns and operates two solar gardens under Xcel
Energy’s community solar program totaling 6.75 megawatts. Buildings and tenants at Beltline
could subscribe to Sherman’s solar gardens under the community solar program.
Climate Action Plan: The Redeveloper understands the city’s desire to reduce the city’s overall
carbon emissions by 55 percent by 2030 and would contribute to the city’s goal of reducing
vehicle emissions by 25 percent. The site is adjacent to the SWLRT Beltline Boulevard Station
and the Cedar Lake LRT Regional Trail creating great multimodal access immediately adjacent
and surrounding the site. Mobility access includes LRT, sidewalks, multi-use trails, and frequent
bus service once LRT is operational. These modes link the site to the immediate amenities, but
also to the greater metro area without needing to rely on a vehicle.
Diversity, equity and inclusion: Sherman Associates has expressed that they are committed to
advancing equitable developments and utilize their projects to advance social, racial, and
economic equity. They have committed to advancing these goals throughout the development
process itself and with the product being delivered. Examples of strategies Sherman Associates
has employed to advance social, racial, and economic equity include:
• Disadvantaged Business Enterprise Program contracting
• Corporate charitable giving strategy with a corporate match
• Commitment to developing/owning/managing quality affordable housing
• Partnering to provide housing and supportive services to families and individuals at risk
of homelessness
• Partnering to provide housing and supportive services to individuals with significant and
long- term disabilities
• Leadership involvement and mentorship in industry professional programs promoting
diversity initiatives
Due to the timing of this proposal and the execution of the preliminary development contract
(2018), the EDA’s DEI Policy is not in effect for this development. However, the Redeveloper has
agreed to the inclusion of business enterprise and workforce participation goals for women and
black, indigenous and people of color (BIPOC) in the construction of the development.
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 8
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
Rendering of proposed Beltline Station Development
The Beltline Station Development would be a multi-phased development to be constructed in
close succession. Pending approval of its financing, Sherman Associates intends to start grading
and utility work on the site in September 2022 and commence construction of the affordable
housing building later in the fall of 2022 (but no later than January 31, 2023). Construction of
the mixed-use building is expected to begin in Quarter 4, 2022 followed by construction of the
parking structure by Quarter 1, 2023. Construction of the market rate building is expected to
commence in Quarter 2, 2023.
An affiliate of Sherman Associates would own and manage the commercial and residential
components of the development for the long-term.
In accordance with federal funding requirements, it is proposed that the ramp will be owned by
multiple entities including various Sherman Associate LLCs and the EDA. The portion of the
ramp owned by the EDA would be leased back to Metro Transit to provide required parking for
SWLRT and the development. Metro Transit and Sherman Associates will be responsible for the
long-term maintenance and operations of the ramp. City council will also be asked to consider
approval of a Registered Land Survey to legally define and record the various ownership
portions within the ramp.
Redeveloper’s request for tax increment financing assistance: Sherman Associates previously
conveyed that the Beltline Station Development’s financial proforma exhibited a gap preventing
it from achieving a market rate of return sufficient to attract financing. To offset this gap,
Sherman Associates applied to the EDA for tax increment financing (TIF) assistance. The EDA
received a report on June 14, 2021 related to the application for tax increment financing (TIF)
assistance indicating $12,630,422 in TIF assistance was warranted to enable the major, transit-
oriented development to proceed. Based on current base market values, an increase in
construction prices and an increase of interest rates, Ehlers, the EDA’s financial advisor,
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 9
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
recommends an increase in the total amount of assistance to $14.3 million. This amount
reflects a lowered affordable housing tax classification rate for the affordable housing project,
and it assumes a modest two percent rate of inflation. The estimated repayment period for the
affordable building is still 26 years, which is the same as it was in the June 2021
recommendation.
Level and type of financial assistance: In summary, the Redeveloper’s and Sherman Associates’
sources and uses statement, income and expense estimates, financing assumptions, cash flow
projections, and investor rate of return (ROR) related to the proposed mixed income, transit-
oriented development were reviewed by staff and Ehlers (the EDA’s financial consultant). Based
upon its analysis of the Redeveloper’s and Sherman Associates’ financial proforma, Ehlers
determined that the proposed development would not be reasonably expected to occur but/for
the provision of up to $14.3 million in tax increment assistance and a deferred loan from the
affordable housing trust fund for $618,238 for the affordable component of the property.
The TIF assistance would be committed to reimburse the Redeveloper for a for a portion of the
costs of constructing affordable housing, grading, utility relocation and construction, and
construction of parking on the Development Property, as well as environmental remediation
(“Public Development Costs”). Upon completion of the buildings and verification of the
Redeveloper’s qualified Public Redevelopment Costs, tax increment generated from the
increased value of the development site would be provided to the Redeveloper on a "pay-as-
you-go" basis, which is the preferred financing method under the city's TIF Policy. It is projected
that the TIF Note would be paid off in approximately 26 years with increment generated by the
development consistent with other redevelopments the EDA has previously facilitated.
In addition, deferred loan for $618,238 from the affordable housing trust fund (AHTF) is
recommended to “buy down” five units affordable at 30% of AMI. This loan would be paid back
within 25 years. If Beltline Station Limited Partnership (an affiliate of Sherman Associates
created to own and operate the affordable housing component) sells, refinances or
resyndicates the affordable building prior to the deferred loan being repaid, they will be
required to repay the deferred loan in full plus interest.
Due to the financial complexities of the development, the EDA was asked to establish two
separate TIF districts for the development. Beltline Station 1 TIF District, a housing TIF district,
will be the financing vehicle for the affordable housing component, and the Beltline Station 2
TIF District, a renewal and renovation TIF district, will be the financing vehicle for the market
rate components (mixed-use building, market rate building and parking ramp). Accordingly, the
financial assistance would be provided through two separate contracts. One Contract for
Private Development for the affordable housing component included within Beltline Station 1
TIF District and a second Contract for Private Development for the remaining components
(mixed use building, market rate housing, and park & ride) included within Beltline Station 2 TIF
District.
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 10
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
Summary table of proposed financial assistance for Beltline Station Development
Site component TIF Note amount TIF Term Additional
assistance
Beltline Station 1 TIF District
Building 2 – Affordable building $1,442,847 26 years* $618,238 AHTF loan
Beltline Station 2 TIF District
Building 1 – Mixed-use & parking $6.74 million
16 years* NA Building 1 – City’s contribution to
parking ramp $1.53 million
Building 3 – Market rate & parking $3.63 million
11 years NA Building 3 – City’s contribution to
parking ramp $1.02 million
Total financial assistance $14.3 million $618,238 AHTF loan
*The TIF term for the affordable building and mixed-use building and parking ramp exceed the
preferred 15-year term under the city’s TIF Policy. The 26-year term for the affordable housing
building is necessary to achieve the proposed size and number of affordable units. The 16-year
term for the mixed-use building is necessary to facilitate both the mixed use building as well as
the $2.55 million needed in local match for the federal CMAQ grant, to help pay for the
construction of the 268 park and ride stalls. If the funds needed for the ramp were not
included, the term of the Note would be well under 15 years. Both instances qualify as
mitigating circumstances under which the preferred term could be exceeded.
Beltline Station 1 TIF District (a Housing TIF District): Under the MN TIF Act, the duration of
housing districts is up to 25 years after receipt of the first increment by the city (a total of 26
years of tax increment). The first tax increment for the affordable housing component of the
development is expected to be received in 2025. Thus, the full term of the district is estimated
to terminate after 2050. The city’s expressed obligations to the Redeveloper, per the terms of
the Redevelopment Contract, are estimated to be satisfied in approximately 26 years.
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 11
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
“Redevelopment Property” for the proposed all-affordable component of the Beltline Station
Development
As proposed, $1,442,847 in TIF assistance is needed from Beltline Station 1 TIF District to
reimburse the Redeveloper for a portion of its Public Redevelopment Costs associated with the
affordable apartment building which include the costs of soil remediation and correction as
well as the cost of constructing the affordable housing. Upon completion of the building and
verification of the Redeveloper’s qualified Public Redevelopment Costs, tax increment
generated from the increased value of the property would be provided to the Redeveloper on a
"pay-as-you-go" basis, which is the preferred financing method under the city's TIF Policy. It is
projected that the TIF Note would be paid off in approximately 26 years with increment
generated by the affordable housing component. In addition, the city would provide a deferred
loan for $618,238 from the affordable housing trust fund (AHTF) to provide for five units
affordable at 30% of AMI. This loan would be paid back within 25 years. If Beltline Station
Limited Partnership sells, refinances or resyndicates the affordable building prior to the
deferred loan being repaid, they will be required to repay the deferred loan in full plus interest.
Summary table of proposed financial assistance for Beltline Station 1 TIF District
Site component TIF Note amount TIF Term Additional
assistance
Beltline Station 1 TIF District
Building 2 – Affordable building $1.4 million 26 years* $618,238 AHTF loan
Total $1.4 million $618,238 AHTF loan
Property value and taxes: The properties owned by the EDA and are tax exempt. Once the
properties are sold to Sherman Associates, the combined assessed market value of the two
parcels constituting the subject redevelopment site is just over $1.8 million. This is the
proposed Beltline Station 1 TIF District’s Base Value. The combined estimated market value of
these properties upon the proposed development’s completion (for TIF estimation purposes) is
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 12
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
$20.5 million. Most of this value (minus the Base Value) would be captured as tax increment
and used to make payments on the TIF Note to the Redeveloper until it is paid off (26 years).
The city, county and school district would also begin receiving property taxes collected on the
subject site’s Base Value.
Proposed Contract for Private Development for the affordable housing component (Beltline
Station 1): The proposed contract for private development for the affordable housing
component (Beltline Station 1) specifies the mutual obligations between the EDA, the City of St.
Louis Park, and Beltline Station Limited Partnership (“Redeveloper”) as well as the terms of the
financial assistance to be provided. Business terms for providing the proposed financial
assistance to the affordable housing component of the Beltline Blvd Station Development
(“Development”) were provided in the staff report for the April 18, 2022 study session and are
listed below.
1. The Redeveloper agrees to construct an all-affordable multifamily housing development
on the Redevelopment Property consisting of an 82-unit apartment building with
approximately 59 structured parking stalls (the “Development”). The Development shall
include a mix of one-bedroom, two-bedroom, and three-bedroom units (the “Minimum
Improvements”).
2. The EDA agrees to reimburse the Redeveloper for a portion of the costs of constructing
affordable housing, grading, utility relocation and construction, and construction of
parking, as well as environmental remediation on the Development Property (“Public
Development Costs”) through tax increment financing (TIF) up to $1,442,847.
3. The EDA agrees to issue a tax increment revenue note (“TIF Note”) to the Redeveloper
in the maximum principal amount of $1,442,847 payable from available tax increment,
generated by the Development on a “pay-as-you-go” basis, over a period of
approximately 26 years. The TIF Note will bear interest at Redeveloper’s actual financing
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 13
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
interest rate. The TIF Note would not constitute a business subsidy because the
Minimum Improvements will meet the housing exception under Minnesota statutes.
4. In order to provide the tax increment to the Redeveloper, the EDA agrees to establish a
new housing TIF district consisting of two parcels: 4601 Highway 7 and 3130 Monterey
Avenue South.
5. The EDA will issue the TIF Note to the Redeveloper upon completion of the Minimum
Improvements and Redeveloper providing the EDA with a statement specifying the
Public Redevelopment Costs incurred by the Redeveloper related to the Development
along with evidence that each identified Public Redevelopment Cost has been paid or
incurred by the Redeveloper.
6. The TIF assistance will be subject to a "look back" analysis to be performed by Ehlers,
the EDA’s financial consultant. Under the provision, the Redeveloper would be required
to submit final Public Redevelopment Costs related to the Development. The look back
provision ensures that if the Development’s Public Redevelopment Costs are lower than
the amount of assistance, the EDA can reduce the amount of TIF assistance provided.
7. The EDA or the City will provide the Redeveloper a deferred loan from its Affordable
Housing Trust Fund in an amount not to exceed $618,238.
• The AHTF loan will be repaid upon the earlier of (i) 25 years, (ii) refinancing/re-
syndication of the Affordable Housing Minimum Improvements, or (iii) sale or
transfer of the Affordable Housing Minimum Improvements; provided, however,
that Redeveloper may transfer the Affordable Housing Minimum Improvements
to a related entity to the Redeveloper without such repayment obligation.
8. Construction of the Minimum Improvements will commence by January 31, 2023 and
will be substantially completed by December 31, 2024.
9. Redeveloper will construct the Minimum Improvements and maintain it in good
condition until the Contract terminates.
10. Redeveloper will comply with the city’s Inclusionary Housing Policy in effect at the time
of its preliminary development agreement. Specifically, Redeveloper agrees to a 40-year
covenant designating at least 77 of the units will be affordable to households at or
below 60% AMI (including 14 one-bedroom units, 42 two-bedroom units, and 21 three-
bedroom units); and at least five units will be affordable to households at or below 30%
AMI (including a single one-bedroom unit, three two-bedroom units, and one three-
bedroom unit). Certain affordability requirements will remain in place for 30 years due
to the requirements of the low-income housing tax credits to be received by the
Redeveloper.
11. Redeveloper will use reasonable efforts to meet the following business enterprise and
workforce participation goals for women and black, indigenous and people of color
(BIPOC) in conjunction with construction of the Development:
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 14
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
Participation Goals Women BIPOC
Business Enterprises 6% 13%
Workforce 6% 32%
Participation goals would be applied to the Development as a whole and pertain to the
total amount of construction and related contracts. Redeveloper would provide and use
reasonable efforts to cause its contractors/subcontractors to provide certain
information and resources to prospective contractors/subcontractors before bidding; to
implement procedures designed to notify women and people of color about contracting
opportunities; to document steps taken to comply with participation goals and the
results of actions taken; and to provide compliance report(s), as set forth in the
Contract. Failure to achieve these goals would not constitute a breach or default by
Redeveloper.
12. Redeveloper will comply with the City’s Green Building Policy in effect at the time of
execution of the preliminary development agreement and shall use Enterprise Green
Communities as its design rating system to meet the requirements of the policy. Among
the sustainability features to be included are:
• Energy star qualified appliances and equipment.
• Energy conservation strategies that include improvements to the building
envelope, lighting control, higher efficiency HVAC equipment, efficient water
heating systems, and on-site and off-site renewable energy.
• The site designed to conserve water, control erosion, and protect water quality.
Some best management practices include permeable paving, roof deck plants,
and underground stormwater storage.
• Construction waste management and recycling.
• Waste management that includes recycling and trash chutes and resident
training manuals.
• Reduction in light pollution.
• Low-emitting materials including flooring adhesives, carpets, paints, and
furnishings.
• Radon control and mitigation.
• Rooftop solar panels on either Affordable building or the parking ramp.
13. Redeveloper will install the following items, at a minimum, in conformity with the City’s
Planning Development Contract:
• Relocation of Metropolitan Council dual sewer force mains;
• Public utilities running through the site including stormwater, sanitary sewer,
and water connections.
• Reconstruction of the unnamed Backage Road, as indicated in the Official
Exhibits;
• Installation of a ¾ intersection and median within Beltline Boulevard, as
indicated in the Official Exhibits.
• Level-two electric vehicle charging stations;
• Landscaping and public art on the Redevelopment Property;
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 15
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
• Public plaza adjacent to the Beltline Boulevard Trail Bridge located on the south
side of the unnamed Backage Road, as indicated in the Official Exhibits;
• Metro Transit driver restroom;
• Public sidewalks, trails, landscaping and lighting adjacent to Beltline Boulevard,
County State Aid Highway 25, Monterey Avenue, and the unnamed Backage
Road abutting the Subject Property, as indicated in the Official Exhibits;
• Dedicated broadband wired connections and conduit;
• Installation of a video surveillance system to provide coverage of the parking
facility, as well as entrances to stairs and elevators; and
• Installation of an approved bi-directional 800 MHz emergency signal
enhancement system.
14. Redeveloper and EDA mutually agree to enter into a Minimum Market Value
Assessment Agreement setting a minimum property tax value for the Development.
15. Redeveloper agrees to not discriminate on the basis of race, color, creed, sex, or
national origin in the construction, maintenance, sale, lease, or rental of the
Development Property or Minimum Improvements.
16. Redeveloper agrees to certify that the Minimum Improvements have been constructed
in accordance with the Purchase and Redevelopment Contract and all applicable local,
state, and federal laws and regulations (including but not limited to environmental,
zoning, building code, labor, public health laws and regulations, and compliance with
fair wage, wage theft, and employee safety laws). Additionally, all costs related to the
Minimum Improvements and the development of the Redevelopment Property,
including payments to all contractors, subcontractors, and project laborers, have been
paid prior to the date of the Redeveloper’s request for the Certificate of Completion and
written lien waivers have been provided from each contractor for all work done and for
all materials furnished by it for construction or installation of the Minimum
Improvements.
17. Redeveloper agrees to pay reasonable administrative costs incurred by the EDA,
including consultant and attorney fees, in connection with the Development.
18. If Redeveloper defaults under the Contract, the EDA may (among other things)
terminate the TIF Note and the Contract.
19. The Contract and TIF Note will terminate upon the earliest of the final payment of
principal and interest on the TIF Note, the required decertification of the TIF District, or
an uncured Event of Default under the Contract.
A copy of the contract for private redevelopment for the all-affordable housing component is
available for review in the community development department.
Summary: As indicated in the June 14, 2021 study session staff report, the proposed $140
million Beltline Station Development has a verified financial gap and is not financially feasible
but for the provision of tax increment financing. To offset this gap, it is proposed that the EDA
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 16
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
consider reimbursing the Redeveloper up to $14.3 million in pay-as-you-go tax increment
generated by the development via three separate TIF Notes. In addition, the city would provide
a deferred loan for $618,238 from the affordable housing trust fund (AHTF) to provide for five
units affordable at 30% of AMI. This loan would be paid back within 25 years. If Beltline Station
Limited Partnership sells, refinances or resyndicates the affordable building prior to the loan
being repaid, it will be required to repay the loan in full plus interest.
Providing tax increment financing assistance to facilitate the affordable housing component of
the Beltline Blvd Station Development provides numerous public benefits and makes it possible
to:
• further diversify the city’s housing stock with new multi-family apartment offerings
consistent with the city’s strategic priorities and Comprehensive Plan.
• provide the community with 82 additional affordable housing units for 40 years under
the city’s inclusionary housing policy, including 45 two-bedroom and 22 three-bedroom
affordable units, to help the city provide opportunities for affordable family housing.
facilitate $140 million of new investment further invigorating the surrounding
neighborhood, including a $25 million investment in affordable housing.
• further the city’s sustainability goals by developing the affordable building to Enterprise
Green Community standards and the market rate buildings to SB2030/B3 standards, by
providing a rooftop solar array, and contributing to the community’s overall solar
energy usage by supporting Sherman Associates 6.75 megawatts solar farms.
• redevelop underutilized and environmentally impacted property with substandard soils.
• bring the market rate properties to optimal market value and add to the city’s tax
capacity.
• construct quality buildings (e.g. sound architectural design, quality construction and
materials) with underground parking, public features, and sustainable elements.
• provide evidence to the State of Minnesota Legislature regarding the benefits provided
to affordable housing projects by utilizing pooled TIF funds to help fund the city’s
Affordable Housing Trust Fund.
Sherman Associates proposed Beltline Blvd Station Development meets the minimum and
desired qualifications, and the city’s objectives for the provision of Tax Increment Financing as
specified in the city’s TIF Policy. The proposed amount of TIF assistance is consistent with other
developments the EDA has previously assisted. The development also meets the requirements
of the AHTF Policy for utilization of those funds.
Recommendation: Staff supports approval of the proposed contract for private development
with Beltline Station Limited Partnership and related documents as outlined above to advance
the affordable housing component of the Beltline Blvd Station Development. The attached
resolution of approval allows for modifications to the contract that does not alter the substance
of the transaction without bringing the contract back to the EDA for amendments.
Next steps: Upon execution of the purchase contract, and execution of the contract for private
development for the affordable housing building, the Redeveloper plans to proceed with a
closing on its project financing by July 8, 2022 in order to secure its LIHTC allocation. The
contract for private development for the market rate components of the Beltline Blvd Station
Development will be brought to the EDA for consideration in the coming weeks. It is anticipated
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 17
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
that grading and utility work will commence by September 30, 2022. Provided below is a list of
all associated action items being considered by the EDA and city council on June 20, 2022. Also
included are the items pertaining to future actions for the Contract for Private Development for
the market rate components and an application for a Registered Land Survey.
Actions/public hearings Governing Body Date
Public hearing and Purchase Agreement between EDA
and Beltline Development LLC for the Beltline Blvd
Station Development site
EDA June 20, 2022
Approval of Contract for Private Redevelopment for
Beltline Blvd Station 1.
EDA June 20, 2022
Approval of Contracts for Private Development and
Beltline Station 1 and AHTF Disbursement (Consent)
City Council June 20, 2022
Approval of Contract for Private Redevelopment for
Beltline Station 2 (market rate components).
EDA Summer 2022
Planning Commission recommendation of Registered
Land Survey
Planning
Commission
TBD
Approval of Registered Land Survey City Council TBD
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 18
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
EDA Resolution No. 22-____
Resolution approving contract for private development, awarding the
sale of, and providing the form, terms, covenants and directions for
the issuance of a tax increment revenue note to Beltline Station
Limited Partnership, and taking other actions in connection therewith
Be it resolved by the Board of Commissioners (the “Board”) of the St. Louis Park
Economic Development Authority (the “Authority”) as follows:
Section 1. Recitals.
1.01. The City Council of the City of St. Louis Park, Minnesota (the “City’) and the
Authority have approved the establishment of the Beltline Station Tax Increment Financing District
No. 1 (the “TIF District”), a housing district within Redevelopment Project No. 1 (the “Project”), and
have adopted a tax increment financing plan for the purpose of financing certain improvements
within the Project.
1.02. To facilitate the development of certain property within the Project and TIF District,
the Authority, the City, and Beltline Station Limited Partnership, a Minnesota limited partnership
(the “Owner”), have negotiated a Contract for Private Development (the “Agreement”) which
provides for the construction by the Owner of an affordable rental housing facility (the
“Minimum Improvements”) on certain property described therein (the “Development
Property”), the issuance by the Authority of a tax increment revenue note (the “TIF Note”) to the
Owner, and the loan of proceeds of funds from the City’s Affordable Housing Trust Fund in the
principal amount of $618,238 to the Owner. Pursuant to a separate purchase agreement, the
Authority will agree to convey a portion of the Development Property to Beltline Development
LLC a Minnesota limited liability company and an affiliate of the Owner (“Beltline Development”).
Beltline Development will assign its interest in the Development Property to the Owner.
1.03. In order to assist with the costs of the Minimum Improvements, the Authority,
applied for and received a Contamination Cleanup Grant in the amount $418,547 a portion of
which will be used for the Development Property (the “DEED Grant”) from the Minnesota
Department of Employment and Economic Development (“DEED”).
1.04. DEED and the Authority entered into the Contamination Cleanup Grant Contract
Agreement No. CCGP-21-0022-Z-FY22 (the “Grant Agreement”). Proceeds of the DEED Grant
may be used for eligible project components of the Minimum Improvements (the “Grant-
Eligible Activities”) as described in the Grant Agreement.
1.05. The Authority intends to disburse the proceeds of the DEED Grant to the
Developer to provide financing for the Grant-Eligible Activities as set forth in the Agreement.
1.06. To allow the Owner to perform certain obligations under the Agreement, Cedar
Rapids Bank and Trust, an Iowa banking corporation, in its capacity as lender, together with any
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 19
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
other permitted co-lenders and their respective successors and/or permitted assigns (collectively,
“Senior Lender”), has agreed to provide the Owner with financing by purchasing the tax-exempt
conduit revenue obligations to be issued by the City and providing taxable financing in the
combined estimated principal amount of $21,000,000 (collectively, the “Senior Financing”).
Section 2. The Agreement and Related Documents.
2.01. Subject to approval of the TIF District and the Agreement by the City Council, the
Board hereby approves the Agreement in substantially the form presented to the Board, together
with any related documents necessary in connection therewith, including without limitation all
documents, exhibits, certifications, or consents referenced in or attached to the Agreement
including without limitation the Assessment Agreement and the Declaration of Restrictive
Covenants (all as defined in the Agreement) (the “TIF Documents”). In addition, in order to
provide the Senior Financing, the Senior Lender requires the execution and delivery by the
Authority of the following documents, forms of which are on file with the Authority (the
“Additional Lender Documents” and together with the TIF Documents, the “Development
Documents”): (i) a Master Subordination Agreement between the Senior Lender, the City, and the
Authority, pursuant to which the authority and the City agree to subordinate their right to, title to,
and interest in the Property and the rights and the remedies and options of the Authority under
the Contract to those of the Senior Lender and the Senior Financing; (ii) two Collateral
Assignments of Payments under Tax Increment Revenue Note between the Owner and the Senior
Lender and acknowledged by the Authority, pursuant to which the Authority consents to the
assignment of the TIF Note by the Owner to the Senior Lender; and (iii) a Master Loan
Disbursement Agreement between the Owner, the Authority, the Senior Lender, the City, and a
title company selected by the Developer relating to the disbursement of the DEED Grant.
2.02. The Board hereby authorizes the President and Executive Director, in their
discretion and at such time, if any, as they may deem appropriate, to execute the Development
Documents on behalf of the Authority, and to carry out, on behalf of the Authority, the Authority’s
obligations thereunder when all conditions precedent thereto have been satisfied. The
Development Documents shall be in substantially the form on file with the Authority and the
approval hereby given to the Development Documents includes approval of such additional details
therein as may be necessary and appropriate and such modifications thereof, deletions therefrom
and additions thereto as may be necessary and appropriate and approved by legal counsel to the
Authority and by the officers authorized herein to execute said documents prior to their execution;
and said officers are hereby authorized to approve said changes on behalf of the Authority. The
execution of any instrument by the appropriate officers of the Authority herein authorized shall be
conclusive evidence of the approval of such document in accordance with the terms hereof. This
resolution shall not constitute an offer and the Development Documents shall not be effective
until the date of execution thereof as provided herein.
2.03. In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without furt her act or authorization
of the Board by any duly designated acting official, or by such other officer or officers of the Board
as, in the opinion of the City Attorney, may act in their behalf. Upon execution and delivery of the
Development Documents, the officers and employees of the Board are hereby authorized and
directed to take or cause to be taken such actions as may be necessary on behalf of the Board to
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 20
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
implement the Development Documents, including without limitation the issuance of tax
increment revenue obligations thereunder when all conditions precedent thereto have been
satisfied and reserving funds for the payment thereof in the applicable tax increment accounts.
Section 3. Issuance, Sale, and Terms of the TIF Note.
3.01. The Authority hereby authorizes the President and Executive Director to issue
the TIF Note in accordance with the Agreement. All capitalized terms in this resolution have the
meaning provided in the Agreement unless the context requires otherwise.
3.02. The TIF Note shall be issued to the Owner in the maximum aggregate principal
amount of $1,442,847 in consideration of certain eligible costs incurred by the Owner in
connection with construction of the Minimum Improvements under the Agreement. The TIF Note
shall be dated the date of delivery thereof, and shall bear interest at the lesser of the rate of 5.12%
per annum or the actual interest rate of the Owner’s mortgage financing, from the date of issue to
the earlier of maturity or prepayment. The TIF Note will be issued in the principal amount of
Public Development Costs submitted and approved in accordance with Section 3.3 of the
Agreement. The TIF Note is secured by Available Tax Increment, as further described in the form
of the TIF Note. The Authority hereby delegates to the Executive Director the determination of the
date on which the TIF Note is to be delivered, in accordance with the Agreement.
3.03. In the event of legislative changes reducing the tax rate classification of certain
qualified low -income rental housing under Minnesota Statutes, Section 273.13, subdivision 25(e),
the Authority may reduce the principal amount of the TIF Note in the Agreement to reflect the
anticipated reduction in taxes for the Minimum Improvements. The Authority hereby delegates to
the Executive Director, in consultation with the Authority’s municipal advisor, the authority to
determine of the final amount of the TIF Note in the event such legislation passes.
Section 4. Form of TIF Note. The TIF Note shall be in substantially the form attached
as an exhibit to the Agreement, with the blanks to be properly filled in and the principal amount
adjusted as of the date of issue.
Section 5. Terms, Execution and Delivery.
5.01. Denomination, Payment. The TIF Note shall be issued as a single typewritten note
numbered R-1.
The TIF Note shall be issuable only in fully registered form. Principal of and interest on the
TIF Note shall be payable by check or draft issued by the Registrar described herein.
5.02. Dates; Interest Payment Dates. Principal of and interest on the TIF Note shall be
payable by mail to the owner of record thereof as of the close of business on the fifteenth day of
the month preceding the Payment Date, whether or not such day is a business day.
5.03. Registration. The Authority hereby appoints the Finance Director of the City to
perform the functions of registrar, transfer agent and paying agent (the “Registrar”). The effect of
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 21
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
registration and the rights and duties of the Authority and the Registrar with respect thereto shall
be as follows:
(a) Register. The Registrar shall keep at its office a bond register in which the Registrar
shall provide for the registration of ownership of the TIF Note and the registration of transfers and
exchanges of the TIF Note.
(b) Transfer of TIF Note. Upon surrender for transfer of the TIF Note duly endorsed by
the registered owner thereof or accompanied by a written instrument of transfer, in form
reasonably satisfactory to the Registrar, duly executed by the registered owner thereof or by an
attorney duly authorized by the registered owner in writing, the Registrar shall authenticate and
deliver, in the name of the designated transferee or transferees, a new TIF Note of a like aggregate
principal amount and maturity, as requested by the transferor. The Registrar may close the books
for registration of any transfer after the fifteenth day of the month preceding each Payment Date
and until such Payment Date.
(c) Cancellation. The TIF Note surrendered upon any transfer shall be promptly
cancelled by the Registrar and thereafter disposed of as directed by the Authority.
(d) Improper or Unauthorized Transfer. When the TIF Note is presented to the
Registrar for transfer, the Registrar may refuse to transfer the same until it is satisfied that the
endorsement on the TIF Note or separate instrument of transfer is legally authorized. The
Registrar shall incur no liability for its refusal, in good faith, to make transfers which it, in its
judgment, deems improper or unauthorized.
(e) Persons Deemed Owners. The Authority and the Registrar may treat the person in
whose name the TIF Note is at any time registered in the bond register as the absolute owner of
such TIF Note, whether the TIF Note shall be overdue or not, for the purpose of receiving payment
of, or on account of, the principal of and interest on the TIF Note and for all other purposes, and all
such payments so made to any such registered owner or upon the owner’s order shall be valid and
effectual to satisfy and discharge the liability of the Authority upon the TIF Note to the extent of
the sum or sums so paid.
(f) Taxes, Fees and Charges. For every transfer or exchange of the TIF Note, the
Registrar may impose a charge upon the owner thereof sufficient to reimburse the Registrar for
any tax, fee, or other governmental charge required to be paid with respect to such transfer or
exchange.
(g) Mutilated, Lost, Stolen or Destroyed TIF Note. In case the TIF Note shall become
mutilated or be lost, stolen, or destroyed, the Registrar shall deliver a new TIF Note of like amount,
maturity dates and tenor in exchange and substitution for and upon cancellation of such mutilated
TIF Note or in lieu of and in substitution for the TIF Note lost, stolen, or destroyed, upon the
payment of the reasonable expenses and charges of the Registrar in connection therewith; and, in
the case the TIF Note lost, stolen, or destroyed, upon filing with the Registrar of evidence
satisfactory to it that the TIF Note was lost, stolen, or destroyed, and of the ownership thereof,
and upon furnishing to the Registrar of an appropriate bond or indemnity in form, substance, and
amount satisfactory to it, in which both the Authority and the Registrar shall be named as obligees.
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 22
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
The TIF Note so surrendered to the Registrar shall be cancelled by it and evidence of such
cancellation shall be given to the Authority. If the mutilated, lost, stolen, or destroyed TIF Note
has already matured or been called for redemption in accordance with its terms, it shall not be
necessary to issue a new TIF Note prior to payment.
5.04. Preparation and Delivery. The TIF Note shall be prepared under the direction of the
Finance Director of the City and shall be executed on behalf of the Authority by the signatures of
its President and Executive Director. In case any officer whose signature shall appear on the TIF
Note shall cease to be such officer before the delivery of the TIF Note, such signature shall
nevertheless be valid and sufficient for all purposes, the same as if such officer had remained in
office until delivery. When the TIF Note has been so executed, it shall be delivered by the
Executive Director to the Owner thereof in accordance with the Agreement.
Section 6. Security Provisions.
6.01. Pledge. The Authority hereby pledges to the payment of the principal of and
interest on the TIF Note all Available Tax Increment as defined in the TIF Note. Available Tax
Increment shall be applied to payment of the principal of and interest on the TIF Note in
accordance with the terms of the form of TIF Note.
6.02. Bond Fund. Until the date the TIF Note is no longer outstanding and no principal
thereof or interest thereon (to the extent required to be paid pursuant to this resolution) remains
unpaid, the Authority shall maintain a separate and special “Bond Fund” to be used for no purpose
other than the payment of the principal of and interest on the TIF Note. The Authority irrevocably
agrees to appropriate to the Bond Fund on or before each Payment Date the Available Tax
Increment in an amount equal to the Payment then due, or the actual Available Tax Increment,
whichever is less. Any Available Tax Increment remaining in the Bond Fund shall be transferred to
the Authority’s account for the TIF District upon the termination of the TIF Note in accordance
with its terms.
Section 7. Certification of Proceedings. The officers of the Authority are hereby
authorized and directed to prepare and furnish to the Owner of the TIF Note certified copies of all
proceedings and records of the Authority, and such other affidavits, certificates, and information
as may be required to show the facts relating to the legality of the TIF Note as the same appear
from the books and records under their custody and control or as otherwise known to them, and
all such certified copies, certificates, and affidavits, including any heretofore furnished, shall be
deemed representations of the Authority as to the facts recited therein.
Section 8. Effective Date. This resolution shall be effective upon approval.
Economic development authority meeting of June 20, 2022 (Item No. 6b) Page 23
Title: Contract for Private Redevelopment with Sherman Associates (Beltline Blvd Station 1 - affordable housing
component) – Ward 1
Reviewed for Administration: Adopted by the Economic Development
Authority June 20, 2022
Karen Barton, executive director Margaret Rog, president
Attest:
Melissa Kennedy, secretary
Meeting: City council
Meeting date: June 20, 2022
Presentation: 2a
Executive s ummary
Title: Recognition of donations
Recommended action: Mayor to announce and express thanks and appreciation for the
following donations being accepted at the meeting and listed on the consent agenda:
From Donation For
CenterPoint Energy $2,400 Purchase of a Tactical R/C Remote Visualization
vehicle
St. Louis Park American
Legion $2,400 Purchase of a Tactical R/C Remote Visualization
vehicle
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: None
Prepared by: Chase Peterson-Etem, office assistant
Approved by: Kim Keller, city manager
Meeting: City council
Meeting date: June 20, 2022
Presentation: 2b
Executive s ummary
Title: Minnesota Recreation and Park Association Award for Westwood Hills Nature Center
Hobbs Pavilion
Recommended action: The Minnesota Recreation and Park Association board representative,
Sonya Rippe, will be in attendance to present the City of St. Louis Park with the award.
Policy consideration: Not applicable.
Summary: Maurice Hobbs graciously donated $310,000 to Westwood Hills Nature Center in
memory of his wife Barbara Hobbs with the restriction that it be used to construct an outdoor
open-air shelter for youth programming at Westwood Hills Nature Center. With the help of this
donation, an open-air shelter was constructed at the nature center. The shelter will be used for
programming and will be available for rentals.
Every year, the Minnesota Recreation and Park Association (MRPA) recognizes agencies or
organizations in Minnesota that set a standard of excellence in the field of recreation, parks and
leisure services. This past year there were 35 submissions for the award of excellence. The City
of St. Louis Park was selected to receive the Award of Excellence for the Hobbs Pavilion located
at Westwood Hills Nature Center. Maurice moved to St. Louis Park in 1970. His three children
all attended Susan Lindgren Elementary and graduated from St. Louis Park High School. Later in
life, he bought a townhouse in the Greensboro Association where he found the nature center
and enjoyed running its trails. Maurice and Barbara were married in 1994 and began walking
daily in the nature center. They enjoyed the animal life at Westwood Hills Nature Center.
Maurice says, "It always felt like a welcoming place, peaceful, quiet, full of growth and life. We
would remark what a blessing it was to have the nature center practically at our doorstep."
Maurice also stated, "Barbara thought it was a delightful place for children to run, play, and
enjoy the plants and animals. In her last months, Barbara said she wanted to make an outdoor
pavilion for children so they could enjoy the center and learn to love nature as much as she
did."
Awards received: Award of Excellence, park and facility: Westwood Hills Nature Center Hobbs
Pavilion
Financial or budget considerations: None at this time.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: None
Prepared by: Stacy M. Voelker, senior office assistant
Reviewed by: Jason T. West, interim director of parks and recreation / recreation superintendent
Approved by: Cindy Walsh, deputy city manager
Meeting: City council
Meeting date: June 20, 2022
Presentation: 2c
Executive s ummary
Title: 2021 Human Rights Award presentation
Recommended action: No formal action is requested. The city council is asked to join the
Human Rights Commission in recognizing David Benowitz and Luke Derheim of The Block Food
& Drink and St. Louis Park High School teacher Cory Litzow Lorentz as winners of the 2021
Human Rights Award.
Policy consideration: None at this time.
Summary: The Human Rights Award recognizes individuals, groups, organizations or businesses
that have made an outstanding contribution toward increasing understanding and cooperation
between people of different backgrounds in St. Louis Park. This award seeks to celebrate those
in our community who have worked to advance human rights and justice within the city. Many
worthy nominations were received this year and the Human Rights Commission (HRC) has
selected winners in two categories for 2021. In the business/organization category, the HRC
recognizes David Benowitz and Luke Derheim of The Block Food & Drink; and in the individual
category, the HRC recognizes Cory Litzow Lorentz. Winners were selected for their work
uplifting human rights, justice, equity and inclusion in St. Louis Park.
The St. Louis Park HRC is honored to recognize the recipients listed above for the 2021 Human
Rights Award. Chair Paul Baudhuin and Vice Chair Katie Lawler Turnbull of the HRC will present
the awards to our winners.
Financial or budget considerations: None at this time.
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 creating opportunities to build social capital through
community engagement.
Supporting documents: Discussion
Prepared by: Ali Timpone, HR director and interim HRC staff liaison
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 2c) Page 2
Title: 2021 Human Rights Award presentation
Discussion
Background: The Human Rights Award recognizes individuals, groups, organizations or
businesses that have made an outstanding contribution toward uplifting human rights, justice,
equity and inclusion in the community, and seeks out those who have fostered increased
understanding and cooperation between people of different backgrounds in St. Louis Park.
The Human Rights Commission (HRC) received several outstanding nominations for the 2021
award. After much discussion and consideration, the HRC would like to recognize winners in
two categories.
Business/organization category winner: In the business/organization category, David Benowitz
and Luke Derheim of The Block Food & Drink are being honored with the 2021 St. Louis Park
Human Rights Award.
Mr. Benowitz and Mr. Derheim have been influential in the service industry as leaders in the
realm of DEI initiatives. They are among the first in restaurants to create a DEI manager
position. Their restaurant group has hosted Black History Month and PRIDE brunches, and
through the Craft & Crew Cares initiative has donated monthly to various charities picked by
employees. Since the pandemic began, Craft & Crew has raised funds for Healthcare Meals that
have been made and delivered by staff to hospitals all over the Twin Cities, totaling over 20,000
meals to date.
Individual category winner: In the individual category, Cory Litzow Lorentz is being honored
with the 2021 St. Louis Park Human Rights Award.
Ms. Lorentz has been a Multilingual Learners (ML) teacher at St. Louis Park High School since
2005. Ms. Lorentz is dedicated to the welfare and success of her students and makes the high
school and community a much more welcoming place for immigrants who happen to be mostly
students of color. She has been witnessed handling challenging personal situations in a most
sensitive and compassionate way. She regularly uses her volunteers and professionals at school
to help students better understand career options and pathways that are often simply
unknown to children from immigrant families. When a student’s personal or family life seems
to be interfering with their learning, Ms. Lorentz engaged social workers, counselors and others
at school who can provide needed guidance. She willingly arranges all-day retreats to build a
stronger community among her students and reaches out to parents and makes home visits to
gain family understanding and support for the educational needs of children. Ms. Lorentz’s
students know that she cares deeply about each of them and her devotion without favoritism
produces an environment where children can best learn and succeed.
The St. Louis Park Human Rights Commission is honored to recognize the above winners of the
2021 Human Rights Award.
Meeting: City council
Meeting date: June 20, 2022
Minutes: 3a
Unofficial minutes
City council meeting
St. Louis Park, Minnesota
April 4, 2022
1. Call to order
Mayor Pro Tem Brausen called the meeting to order at 6:30 p.m.
1a. Pledge of allegiance
1b. Roll call
Councilmembers present: Mayor Pro Tem Tim Brausen, Sue Budd, Lynette Dumalag, Larry
Kraft, Nadia Mohamed, and Margaret Rog
Councilmembers absent: Mayor Jake Spano
Staff present: City Manager (Ms. Keller), City Attorney (Mr. Mattick), Police Chief Harcey, Lt.
Weigel, Lt. Garland, Redevelopment Administrator (Ms. Monson), Senior Planner (Ms.
Chamberlain), Planning Manager (Sean Walther), Office Assistant (Mr. Peterson-Etem), Interim
Information Resources Director (Ms. Smith)
Guests:
2. Presentations
2a. Recognition of donations
Mayor Pro Tem Brausen thanked George Foulkes for a donation in the amount of
$2,091.75 for the purchase and installation of a bicycle repair station at Westwood Hills
Nature Center. He acknowledged a $1,500 donation from the National Association of
Government Web Professionals to cover travel expenses for Jason Huber to attend the
2022 NAGW national board retreat in Little Rock, Arkansas in April 2022, and a donation
from Partners in Energy for 15 portable battery solar charger packs to the building and
energy department, a value of $166.20, which will be used as prizes for a solar energy
project coming to the city.
3. Approval of minutes
3a. Closed executive meeting minutes of Mar. 7, 2022
It was moved by Councilmember Kraft, seconded by Councilmember Rog, to approve the
closed executive meeting minutes of Mar. 7, 2022, as presented.
The motion passed 6-0 (Mayor Spano absent).
City council meeting of June 20, 2022 (Item No. 3a) Page 2
Title: City council meeting minutes of April 4, 2022
3b. City council meeting minutes of Feb. 7, 2022
Councilmember Kraft noted on page 5 should read, “…this is not something we want to
be doing…”
It was moved by Councilmember Budd, seconded by Councilmember Dumalag, to
approve the city council meeting minutes of Feb. 7, 2022, as amended.
The motion passed 6-0 (Mayor Spano absent).
3c. Special study session minutes of Feb. 7, 2022
It was moved by Councilmember Rog, seconded by Councilmember Mohamed, to
approve the special study session minutes of Feb. 7, 2022, as presented.
The motion passed 6-0 (Mayor Spano absent).
3d. Study session minutes of Feb. 14, 2022
It was moved by Councilmember Kraft, seconded by Councilmember Mohamed, to
approve the study session minutes of Feb. 14, 2022, as presented.
The motion passed 6-0 (Mayor Spano absent).
3e. City council meeting minutes of Feb. 22, 2022
It was moved by Councilmember Rog, seconded by Councilmember Mohamed, to
approve the city council meeting minutes of Feb. 22, 2022, as presented.
The motion passed 6-0 (Mayor Spano absent).
3f. Special study session minutes of Feb. 22, 2022
It was moved by Councilmember Mohamed, seconded by Councilmember Dumalag, to
approve the special study session minutes of Feb. 22, 2022, as presented.
The motion passed 6-0 (Mayor Spano absent).
4. Approval of agenda and items on consent calendar
4a. Accept city disbursement claims for the period of Feb. 26 through March 25,
2022.
4b. Adopt Resolution No. 22-049 approving acceptance of a $2,091.75 donation
from George Foulkes for the purchase and installation of a bicycle repair station
at Westwood Hills Nature Center.
4c. Adopt Ordinance 2635-21 correcting omissions for recording and approve
summary ordinance for publication.
City council meeting of June 20, 2022 (Item No. 3a) Page 3
Title: City council meeting minutes of April 4, 2022
4d. Designate Ti-Zak Concrete, Inc., the lowest responsible bidder, and authorize
execution of a contract with the firm in the amount of $347,061.25 for concrete
replacement – Project No. 4022-0003.
4e. Adopt Resolution No. 22-050 accepting work and authorizing final payment in the
amount of $7,920.83 for the annual concrete replacement project with Standard
Sidewalk, Inc. - Project No. 4021-0003, City Contract No. 28-21.
4f. Designate Bituminous Roadways, Inc. the lowest responsible bidder and
authorize execution of a contract with the firm in the amount of $6,833,385.89
for the 2022 Pavement Management Project No. 4021-1000. (This item was
removed from the consent calendar and considered as regular agenda item 8c)
4g. Adopt Resolution No. 22-051 authorizing conveyance of city property located on
the southeast corner of CSAH 25 and Beltline Boulevard to the Economic
Development Authority (EDA) in connection with the Beltline Station
Development.
4h. Adopt resolution renewing a mobility sharing license for Bird Rides Inc. (This item
was removed from the consent calendar and considered as regular agenda item
8d)
4i. Adopt Resolution No. 22-052 approving acceptance of a monetary donation from
the National Association of Government Web Professionals (NAGW) in an amount
not to exceed $1,500 for all related expenses for Jason Huber, information
technology manager, to attend the 2022 NAGW National Board Retreat in Little
Rock, Ark.
4j. Adopt Resolution No. 22-053 approving acceptance of 15 portable solar battery
charger pack donation to the building and energy department valued at $166.20
total.
4k. Approve Amendment No. 3 to City Agreement No. 20-17, between the city and T-
Mobile Central, LLC for communication antennas, and related equipment, on the
city’s water tower at 5100 Pak Glen Road.
4l. Approve a temporary on-sale intoxicating liquor license for the Church of the Holy
Family at 5925 West Lake Street for an event on April 23, 2022.
4m. Accept planning commission minutes of Feb. 16, 2022.
Councilmember Kraft and Mayor Pro Tem Brausen requested that consent calendar
item 4f and 4h be removed and placed on the regular agenda as items 8c and 8d,
respectively.
It was moved by Councilmember Dumalag, seconded by Councilmember Mohamed, to
approve the agenda and items listed on the consent calendar as amended to move
consent calendar item 4f and 4h to the regular agenda as item 8c and 8d; and to waive
reading of all resolutions and ordinances.
The motion passed 6-0 (Mayor Spano absent).
5. Boards and commissions - none
6. Public hearings
City council meeting of June 20, 2022 (Item No. 3a) Page 4
Title: City council meeting minutes of April 4, 2022
6a. Unmanned aerial systems (UAS) for public safety use
Police Chief Harcey presented the staff report, along with Lt. Weigel and Lt. Garland.
Councilmember Mohamed for examples of large-scale police and fire operations. Lt.
Weigel stated situations where there is a need to get a higher-level view from a
different vantage point.
Councilmember Rog asked how the camera output is watched. Lt. Weigel stated the
image is transmitted to an iPad and to the base station connected to the drone, noting it
is a live feed. He added the evidence is held for 7 days unless needed for an ongoing
investigation.
Councilmember Rog asked if the drone camera could be used for site security, such as at
Parktacular, and for incidents such as drug sales. Lt. Weigel stated the drone camera is
not able to zoom in on individual people.
Councilmember Rog asked if the footage can be used as evidence in criminal cases. Lt.
Weigel stated that could be possible, but he couldn’t think of any specific examples.
Councilmember Rog asked if the technology could integrate facial recognition or
something similar. Lt. Weigel stated no.
Councilmember Rog asked if there would be signage used when drones are being used.
Lt. Weigel stated yes, signs along with social media notification would be used.
Councilmember Rog asked if the pole camera at Knollwood will be replaced. Lt. Weigel
stated it will not be replaced.
Councilmember Kraft asked how data and privacy are protected. Lt. Weigel stated it is
like the policy related to body-worn cameras. He added the retention policies that are
not evidentiary would be under the privacy protection, where the video is wiped after
seven days.
Mayor Pro Tem Brausen opened the public hearing. No speakers were present. Mayor
Pro Tem Brausen closed the public hearing.
Councilmember Kraft stated he appreciates the careful thought put into this, to improve
public safety and personnel, adding this will help in many ways. With any expansion of
government monitoring there should also be privacy protections in place, noting it
seems the police department is doing a very good job in planning for use of the
technology, and he will support this.
Councilmember Rog agreed and added while she does have some concerns about
privacy and surveillance, she understands this is the direction we are going, adding this
brings the data home and able to be reviewed in St. Louis Park. She noted a friend of
hers that was missing last year in the cold weather, and something that could detect
City council meeting of June 20, 2022 (Item No. 3a) Page 5
Title: City council meeting minutes of April 4, 2022
heat would be helpful, so she is supportive of technology such as this that can help save
lives.
It was moved by Councilmember Mohamed, seconded by Councilmember Budd, to
approve proposed use and policy on unmanned aerial system operations.
The motion passed 6-0 (Mayor Spano absent).
6b. Highway, street, alley, utility, and access easement vacations for Beltline
Station Development (Ward 1)
Ms. Monson presented the staff report.
Mayor Pro Tem Brausen opened the public hearing. No speakers were present. Mayor
Pro Tem Brausen closed the public hearing.
Councilmember Rog stated this project has been the result of many years of discussion
and planning. She stated she will support this project.
Mayor Pro Tem Brausen agreed with Councilmember Rog’s comments adding he will
also support this.
It was moved by Councilmember Rog, seconded by Councilmember Mohamed, to
approve the first reading of an Ordinance vacating various highway easements on the
southeast corner of CSAH 25 and Beltline Boulevard and to set the second reading for
April 18, 2022; approve the first reading of an Ordinance vacating various street
easements on the southeast corner of CSAH 25 and Beltline Boulevard and to set the
second reading for April 18, 2022; approve the first reading of an Ordinance vacating
various alley easements on the southeast corner of CSAH 25 and Beltline Boulevard and
to set the second reading for April 18, 2022; and to approve the first reading of an
Ordinance vacating various easements on the southeast corner of CSAH 25 and Beltline
Boulevard and to set the second reading for April 18, 2022.
The motion passed 6-0 (Mayor Spano absent).
6c. Off-sale intoxicating liquor license – TMS Alpha, LLC dba Westside Wine &
Spirits (Ward 3)
Mr. Peterson-Etem presented the staff report.
Mayor Pro Tem Brausen opened the public hearing. No speakers were present. Mayor
Pro Tem Brausen closed the public hearing.
Councilmember Budd stated initially she was opposed to this proposal, but given that
council approved the conditional use permit, there is no reason to not approve the
liquor license.
City council meeting of June 20, 2022 (Item No. 3a) Page 6
Title: City council meeting minutes of April 4, 2022
It was moved by Councilmember Budd, seconded by Councilmember Kraft, to approve
application from TMS Alpha, LLC dba Westside Wine & Spirits for an off-sale intoxicating
liquor license located at 8016 Minnetonka Blvd.
The motion passed 6-0 (Mayor Spano absent).
6d. Roadway easement vacation for Wooddale Avenue Apartments (Ward 2)
Ms. Chamberlain presented the staff report.
Mayor Pro Tem Brausen opened the public hearing. There were no speakers. Mayor Pro
Tem Brausen closed the public hearing.
Mayor Pro Tem Brausen stated action on this item will happen on item 8a.
7. Requests, petitions, and communications from the public – none
8. Resolutions, ordinances, motions and discussion items
8a. Wooddale Avenue Apartments (Ward 2) Resolution No. 22-054 and Resolution
No. 22-055
Mayor Pro Tem Brausen stated they will take public comment for this item, and that the
overall proposal and public hearing took place at the planning commission where they
did recommend the motions as proposed.
Blake Chaffee, 5713 Cambridge St., has lived in St. Louis Park for 10 years. He spoke
against the proposed apartments and stated the proposed density is too much. He is
grateful the planning commission decided to close the south entrance, especially with
many families in the area and children who play nearby. He understands the need for
affordable housing in St. Louis Park, especially since it is becoming harder for families to
afford homes in the city. He stated, however, there are other lots in the city that are
better suited for this high of density and he asked for a project that is more reasonable.
Bryan Miller, 5709 Cambridge St., stated he is also very opposed to this. He has lived in
the city for many years and stated this project is so upsetting. He stated we do not want
more housing in the neighborhood, especially with the light rail coming in. He asked if
everything is about money, noting he knows his neighbors agree with him and stated his
house and neighborhood is his stability. He stated none of the neighbors want this,
adding he is committed to the city and has served on rotary. He asked why there cannot
be a park there instead, or something else, stating he feels like money drives everything.
Ken Isham-Schopf, 9416 Frederick Ave., noted he has lived in the city a long time. He is
in support of this project, noting the world is changing and communities are being
challenged. He stated we need high density living in response to climate change.
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Ken Savik, 5718 Cambridge Ave., stated he has lived in the city for 44 years and it was
the center of the city. He stated this area is being sandwiched in by all the other
development in the area and this just adds more to it. He is glad the one entrance was
closed off and added when Microcenter and Burlington go, there will be a massive
housing project there. He questioned how long he will stay in the neighborhood now
and stated that since no one is going downtown anymore, the light rail coming through
will being going to nowhere. He is not happy with the density.
Barb Patterson, Wooddale Avenue, stated she supports this project and thanked city
staff. She is excited about the 3-bedroom units that will serve families and wishes there
were more units at the 30% AMI. She hopes the city is on target to continue to develop
deeply affordable units.
Wendy Kaufmann, 5712 Cambridge St., stated she appreciates the time to speak and
noted this completely changes the Elmwood neighborhood and the construction makes
residents feels like they are being closed in. At some point the neighborhood and the
quality of life is gone. She supports affordable housing, but the balance is shifting
dramatically, and she knows of no one that is happy about this. She is thankful there will
be no access on Cambridge, however.
Dale Tatarek, 5826 Cambridge St., stated the streets are narrower now which is good.
He stated at the planning commission no one talked about affordable housing. He
stated there is such high density and no parking for the light rail so there will be an
issue. He added his concern about paying extra for a garage will mean more cars will use
street parking. He does appreciate the extra police being available.
Councilmember Dumalag stated on the traffic study the consultant completed scenario
A and asked the process on how the staff worked with MnDOT. Mr. Walther stated city
staff has talked with them about the process, and the city will need to generate a plan
for the left turn lane off the Highway 100 exit ramp to the Wooddale Ave. cul-de-sac. He
stated this would be a 7-week process and mentioned how much would it cost and how
would it be funded. Staff is looking at this but at this point, there is no guarantee
MnDOT would approve the turn lane even though the consultant and the MnDOT traffic
division initially recommended it.
Councilmember Dumalag stated she had constituents reach out to her on this. She
asked how we look at certain intersections and make changes. Mr. Walther stated
current and anticipated traffic conditions were looked at for the next 20 years and areas
are identified that are problematic. If any roads are managed by the county or state,
staff works with them on their capital improvement plans.
Councilmember Dumalag asked if the developer will manage the building themselves or
use a third-party management company, and how many units they manage, as well as
their largest project.
Alex Bisanz, Real Estate Equities, stated they self-manage all their properties. He noted
they manage 4,000 units with 75% in the twin cities and 25% in Rochester, Minnesota,
City council meeting of June 20, 2022 (Item No. 3a) Page 8
Title: City council meeting minutes of April 4, 2022
and are expanding into the Phoenix area. He stated the largest property is in Phoenix
and the largest project in Minnesota is in Eagan, which they are just finishing.
Councilmember Dumalag stated a resident asked about how trash will be managed. Mr.
Bisanz stated the dumpsters will be in the lower level and not visible to residents.
Councilmember Dumalag asked if the size could be reduced and if it is economically
feasible to do so. Mr. Bisanz stated it is not feasible to reduce to 98 units. He stated at
first, they were at 125 units and scaled down to 114 units, which was the absolute
lowest they could go.
Councilmember Dumalag asked if there is a cost for surface parking. Mr. Bisanz stated
there is no cost for surface parking, but there is for underground. He stated there will be
guest parking on the surface lot, 205 stalls in total, and the city requires 194.
Recess and reconvene so that those who observe Ramadan may break their fast
It was moved by Councilmember Dumalag, seconded by Councilmember Rog, to recess
the meeting for 15 minutes.
The motion passed 6-0 (Mayor Spano absent).
Mayor pro tem Brausen reconvened the meeting.
Councilmember Budd asked about the shift in numbers. Ms. Chamberlain presented the
slide showing the overall unit count, which remains the same.
Councilmember Kraft noted the traffic study and asked related to scenario A, for the
comparison made on existing usage on the site.
Mr. Walther stated a daycare previously operated on this site for 15 years and had up to
50 students, which ceased in 2021. He stated the use was accommodated in the traffic
counts for the roads around the site. He added there was also a comparison of the
proposed use of high density residential, as a better way to look at this. He stated the
numbers in the traffic study looked at morning and evening peak hours and daily trips
generated by previous use of a church and daycare, compared to what is modeled for
the residential.
Councilmember Kraft asked with the change and the driveway on the cul-de-sac, what is
the amount of additional traffic through the neighborhood. Mr. Walther stated on page
14 it shows the existing traffic and scenarios a, b, and c. He stated with the change in
scenario a, trips wanting to go to Excelsior Blvd will exit to the north and turn left onto
Oxford Street and left again to go south to Alabama Avenue, rather than exit on the
south side at the intersection of Cambridge Street. He stated this results in fewer trips
on Cambridge Street, but not fewer trips in the Elmwood neighborhood. He stated the
traffic study showed 125 trips per day taking those routes with an estimated peak hour
of 13 trips added.
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Councilmember Kraft asked if there is a parking issue on the street versus in the garage,
what happens. Mr. Walther stated this has not been the city’s experience, and most
folks will pay to have a garage spot, especially with winter weather. He stated typically
when there has been parking on the street, it is because the garage is full and they don’t
have any more spaces to rent out, and with this development, there are more spaces
provided than city code requires. He continued, city staff does not see any cause for
concern, or that there will be any undue parking on the streets, but noted the streets
are wide enough to accommodate cars parked on the street and parking is allowed. He
added if there are issues that arise, traffic concerns can be directed to staff and
recommendations can be made, as well as an option to petition for on-street parking
regulation changes and noted that options vary. He stated some of these options
include restricting parking hours or parking on only one side of the street.
Councilmember Kraft asked if there is any way natural gas could not be used and what is
the plan for appliances. Mr. Bisanz stated it is challenging because the costs are higher
for electric versus gas, and then it impacts residents, rents, and then the financing can
be affected. He added they will use energy star rated appliances.
Councilmember Kraft stated he does not like to see natural gas stoves put into new
construction due to the poor air quality they generate.
Councilmember Rog stated she will approve the staff recommendations. She noted this
is a responsive plan from the reduction of units, and of height and removal of the south
access point. She agreed we do need more density in our community, and this will be a
change for our city and others across the country and it is our duty to accept the offer
from a church interested in doing this. She stated we also need workforce housing in
this community and noted there are teachers, staff, Park Nicollet employees, and police
officers, who need housing where they work, and this will help them. She stated she
looks forward to more density in the city and in her ward.
Councilmember Mohamed stated she generally supports this project but does agree
that there should be more of the 30% AMI.
Councilmember Dumalag thanked staff and the neighborhood, and noted this project is
intended for families. She stated she has met with Perspectives and STEP and asked
what is most needed by families in the community and she was told it is housing.
Councilmember Dumalag stated a few weeks ago the school district said there will be a
10% cut in the district and that relates to enrollment, which impacts everyone. She
stated this project meets city’s goals for housing and affordable housing and noted she
is a product of affordable housing herself. She stated she will support this and the
comments of neighbors she has met with, noting she also agrees with the planning
commission’s decision on removing the south entrance.
Councilmember Kraft stated he will also support this, noting a resident had stated this is
about the money, but it is not about the money. He stated there is little more
City council meeting of June 20, 2022 (Item No. 3a) Page 10
Title: City council meeting minutes of April 4, 2022
fundamental to success in society than having a safe and affordable place to live and
this is about the city doing their part for residents and those who live and work in the
city. He agrees this is change and it is difficult, especially with light rail coming. He stated
this can be done in an intelligent way with input from the community; this is being done
the right way and he will support this.
Councilmember Budd added her thanks to staff for their thoroughness on this and
stated she appreciates this has been done with a lot of input. She stated her family is
very excited about the project, especially being so close to the light rail and with no
need for a vehicle. She added she feels good about the traffic study information and will
support this.
Mayor Pro Tem Brausen presented Mayor Spano’s comments thanking the community
and staff and Councilmember Dumalag and indicating he is supportive of the project.
Mayor Spano indicated the developer, church, planning commission and staff did their
best to hear the residents’ concerns but that does not mean all the concerns were put
to rest, and they rarely are. Mayor Spano noted there is a relatively large proportion of
2–3-bedroom units and that will allow more families to live in the neighborhood, which
is a positive. He found parking concerns were valid, but generally speaking public
parking is for the public and if abused, the city has balances in place to address this.
Mayor Spano added the project does bring tax benefits to the city, although it may take
some time. His comments also noted the affordable aspect is important, noting his
daughter has had to deal with this issue herself. Mayor Spano indicated in his comments
that he would support this as well.
Mayor Pro Tem Brausen added he will also support this, noting St. Louis Park is a
wonderful community to live in, but is becoming less affordable. He stated it is
incumbent on the city to develop affordable housing. He noted there will be disruption
but asked the neighborhood to support their new neighbors who want to live in the
community.
It was moved by Councilmember Mohamed, seconded by Councilmember Dumalag, to
adopt Resolution No. 22-054 approving the amendments to the 2040 Comprehensive
Plan Future Land Use Plan Map, as well as related figures and tables; to approve the first
reading of an Ordinance vacating a roadway easement located between Highway 100
and Wooddale Avenue and set the second reading for April 18, 2022; adopt Resolution
No. 22-055 approving the preliminary and final plat for Wooddale Avenue Apartments;
and, approve first reading of an Ordinance adding section 36-268-PUD 23 to the zoning
code and amending the zoning map from R3 – Two-Family Residential to PUD 23 and set
the second reading for April 18, 2022.
The motion passed 6-0 (Mayor Spano absent).
8b. Beltline Station Development (Ward 1) Resolution No. 22-056
Ms. Monson presented the staff report.
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Title: City council meeting minutes of April 4, 2022
Councilmember Rog noted two changes are the green wall proposal for the parking
ramp and the addition of the play space. She asked if there are any other changes. Ms.
Monson stated the green wall has been part of the proposal but was not called that
originally.
Councilmember Rog stated she is very excited about this project and asked where the
bike parking is planned. Ms. Monson stated there is some in the underground parking
area and in the ramp for building 1. She added there is ample outdoor bicycle parking as
well.
Councilmember Rog stated as a bike commuter, she hopes the bike parking will be the
best it can be.
Councilmember Dumalag asked about the affordability in only one building and not
distributed among the other buildings. Ms. Monson stated that is correct, adding it is a
very complex project, so putting the affordable all in one building will assist with tax
credits and financing.
Will Anderson, Sherman Associates, stated tax credits allow for more affordable housing
and large family housing and this building is 2–3-bedroom units.
Councilmember Rog stated she appreciates the multi-generational nature of this
project, with a senior focus as well as families with small children, and she is very
excited about this project. She added the value of this affordable housing to the school
district is also a plus. She asked about more public input around the grocery store and
commercial uses. Ms. Monson stated there are plans to have additional public input
forums to discuss this.
Councilmember Rog stated she is pleased and proud for the vision coming to fruition, of
those who commented at past visioning sessions and added she will support this
project.
Councilmember Dumalag stated she is pleased there are more amenities for families,
and likes the splash pad, as well as the 55+ community. She stated this is great use of
the space and proximity to the light rail, is excited about the grocer as well, and will
support this.
Councilmember Mohamed added as someone from a large family, she is happy to see
the support here for larger families in the housing component as well as affordable
housing near the light rail and she will support this.
Mayor Pro Tem Brausen stated he will support this, after many years of hard work from
staff, the developer, and the council.
It was moved by Councilmember Rog, seconded by Councilmember Mohamed, to adopt
Resolution No. 22-056 approving the preliminary and final plat for Beltline Station and
approve the first reading of an Ordinance adding section 36-268-PUD 22 to the zoning
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Title: City council meeting minutes of April 4, 2022
code and amending the zoning map from IG – General Industrial to PUD 22 and to set
the second reading for April 18, 2022.
The motion passed 6-0 (Mayor Spano absent).
8c. Designate Bituminous Roadways, Inc. the lowest responsible bidder and
authorize execution of a contract with the firm in the amount of $6,833,385.89
for the 2022 Pavement Management Project No. 4021-1000
Councilmember Kraft asked that this item be addressed separate from the consent
agenda. He stated the size is coming above on this as well and the overages have to do
with material costs due to supply chain issues. He noted it does not make sense to delay
this and it appears the city can handle the increase in costs, but he wanted to point out
this will be more easily managed when utility costs are approved later this year.
It was moved by Councilmember Kraft, seconded by Councilmember Dumalag, to
designate Bituminous Roadways, Inc. as the lowest responsible bidder and authorize
execution of a contract with the firm in the amount of $6,833,385.89 for the 2022
Pavement Management Project No. 4021-1000.
The motion passed 6-0 (Mayor Spano absent).
8d. Adopt resolution renewing a mobility sharing license for Bird Rides Inc.
Resolution No. 22-057
Mayor Pro Tem Brausen asked that this item be addressed separate from the consent
agenda. He explained this will allow for scooters in the community, which were available
in 2019, and now will be available again in the city. He added there will be up to 225 of
these scooters which will be available in Minneapolis, St. Paul, and Golden Valley and
can be used to commute between all these cities.
It was moved by Councilmember Mohamed, seconded by Councilmember Budd, to adopt
Resolution No. 22-057 renewing a mobility sharing license for Bird Rides Inc.
The motion passed 6-0 (Mayor Spano absent).
9. Communications
Ms. Keller noted the Wooddale Station meeting tomorrow from 6:30 – 8:30 p.m.
and another on April 12 at the same time on improving access and designing public
spaces, both meetings will be held at city hall.
Ms. Keller also noted another meeting on April 26, at city hall from 4-6 p.m. to discuss
the Minnetonka Boulevard reconstruction project.
Councilmember Kraft noted a current SLP campaign to encourage 52 households to
power their homes with renewable energy to celebrate the 52nd anniversary of Earth
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Title: City council meeting minutes of April 4, 2022
Day this month. He noted the focus is to encourage households to subscribe to
Windsource from Xcel Energy and participating households can enter to win portable
solar battery powered charger packs. This begins today and runs through the end of
April.
Councilmember Rog stated there is a meeting on April 7 at 6 p.m. on stormwater
management and more information is on the city website.
10. Adjournment
The meeting adjourned at 8:57 p.m.
______________________________________ ______________________________________
Melissa Kennedy, city clerk Tim Brausen, mayor pro tem
Meeting: City council
Meeting date: June 20, 2022
Minutes: 3b
Unofficial minutes
City council meeting
St. Louis Park, Minnesota
May 16, 2022
1. Call to order
Mayor Spano called the meeting to order at 6:30 p.m.
1a. Pledge of allegiance
1b. Roll call
Councilmembers present: Mayor Jake Spano, Tim Brausen (arrived 6:35 p.m.), Sue Budd, Larry
Kraft, Nadia Mohamed, and Margaret Rog
Councilmembers absent: Lynette Dumalag
Staff present: City Manager (Ms. Keller), City Attorney (Mr. Shepherd), Finance Director (Ms.
Schmitt), Director of Community Development (Ms. Barton) Office Assistant (Mr. Peterson-
Etem), Interim Communications and Technology Director (Ms. Smith)
Guests: Ms. Kvilvang, Ehlers and Associates
2. Presentations
2a. Caring youth proclamation
Mayor Spano read a proclamation related to the Caring Youth Volunteer Program.
Youth volunteers were recognized as the 2022 Caring Youth Nominees: Pedro Ramirez -
Alvarez, Olivia Wasgatt, Amelia Lewis, Catie Miller, Renee McSherry, Emma Coen-Pesch.
Olivia Wasgatt spoke about her experiences with the police explorers program. She
noted building rapport with residents was the highlight of her experience.
Tammy McKenna, one of the members of the committee, thanked the council for
recognizing the caring youth participants.
Councilmember Brausen thanked all involved and noted Parktacular is coming up on
June 16 -19.
2b. Recognition of donations
Mayor Spano thanked Neelam and Deepak Sethi for a donation of $2,200 for the
purchase of a memorial bench at Wolfe Park honoring Peachy Sethi.
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Title: City council meeting minutes of May 16, 2022
3. Approval of minutes
3a. Study session minutes of Feb. 28, 2022
It was moved by Councilmember Brausen, seconded by Councilmember Kraft, to approve
the Feb. 28, 2022, study session minutes as presented.
The motion passed 6-0 (Councilmember Dumalag absent).
3b. City council meeting minutes of Mar. 7, 2022
It was moved by Councilmember Rog, seconded by Councilmember Kraft, to approve the
Mar. 7, 2022, city council meeting minutes as presented.
The motion passed 6-0 (Councilmember Dumalag absent).
3c. Study session minutes of Mar. 21, 2022
It was moved by Councilmember Kraft, seconded by Councilmember Budd, to approve
the Mar.21, 2022, study session minutes as presented.
The motion passed 6-0 (Councilmember Dumalag absent).
3d. City council meeting minutes of Mar. 21, 2022
It was moved by Councilmember Rog, seconded by Councilmember Mohamed, to
approve the Mar.21, 2022, city council meeting minutes as presented.
The motion passed 6-0 (Councilmember Dumalag absent).
4. Approval of agenda and items on consent calendar
4a. Accept city disbursement claims for the period of March 26 through April 29,
2022.
4b. Approve the vehicle towing and impounding agreement and impound lot lease
extension with Bobby & Steve’s Auto World Eden Prairie, LLC.
4c. Adopt Resolution No. 22-069 to participate in the fencing consortium as outlined
in the joint powers agreement.
4d. Designate Geislinger and Sons, Inc. the lowest responsible bidder and authorize
execution of a contract with the firm in the amount of $5,217,582.00 for the
36th Street and Wooddale Avenue Improvement project – Project No. 4022-
6000.
4e. Adopt Resolution No. 22-070 approving a preliminary and final plat of STEP
expansion.
4f. Adopt Resolution No. 22-071 authorizing all-way stop controls at 28th Street and
Monterey Parkway.
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Title: City council meeting minutes of May 16, 2022
4g. Adopt Resolution No. 22-072 supporting CommonBond Communities’
participation in Hennepin County’s Pandemic Recovery Fund and Affordable
Housing Incentive Fund for Rise on 7.
4h. Approve an extension until June 15, 2023, for Frauenshuh to act upon the
conditional use permit (CUP) for Bremer Bank at 7924 Highway 7.
4i. Approve premises amendment to the liquor license for Steel Toe Brewing,
located at 4848 W 35th Street.
4j. Adopt Resolution No. 22-073 authorizing a special assessment for the repair of
the sewer service line at 2655 Vernon Avenue South, St. Louis Park, MN. P.I.D.
31-029-24-32-0019.
4k. Adopt Resolution No. 22-074 authorizing the special assessment for the repair of
the sewer service line at 4110 Xenwood Avenue South, St. Louis Park, MN. P.I.D.
21-117-21-31-0122.
4l. Adopt Resolution No. 22-075 authorizing the special assessment for the repair of
the sewer service line at 4210 Yosemite Avenue South, St. Louis Park, MN. P.I.D.
21-117-21-34-0133.
4m. Adopt Resolution No. 22-076 approving acceptance of $2,200 from Neelam and
Deepak Sethi for the purchase of a memorial bench at Wolfe Park honoring
Peachy Sethi.
4n. Adopt Resolution No. 22-077 authorizing truck parking restrictions on the north
side of Highway 7 Frontage Road from Texas Avenue West to include the cul-
de-sac. Adopt Resolution No. 22-078 prohibiting parking along the south side of
Highway 7 Frontage Road from Texas Avenue west to start of the cul-de-sac.
4o. Accept Human Rights Commission meeting minutes from March 15, 2022.
Councilmember Rog asked to make a comment regarding consent calendar item 4f.
She stated resident Neil McCollough lives on Monterey Avenue and has been working
closely with staff on installation of a stop sign on this street. She noted stop signs do
make a difference and she is pleased to be adopting this resolution this evening.
It was moved by Councilmember Brausen, seconded by Councilmember Mohamed, to
approve the agenda as presented and items listed on the consent calendar; and to waive
reading of all resolutions and ordinances.
The motion passed 6-0. (Councilmember Dumalag absent).
5. Boards and commissions
5a. Approve appointments to boards and commissions
Mr. Peterson-Etem presented the report to the council. He noted this year over 40
applications were received. The council reviewed and evaluated the applications, and
applicants were interviewed by panels consisting of councilmembers and a
representative from each commission. The interview panels recommended
appointment of individuals outlined in Exhibit A. He added orientation will be held with
all new appointees before May 31, 2022 when their new term begins.
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Mayor Spano noted council reviewed the applications and worked in sub-groups. He
added the decisions are difficult as there are so many qualified applicants. He thanked
the council for their work on this.
Councilmember Brausen agreed this is a difficult and challenging process on selection.
He encouraged those not selected to please stay engaged and noted there are many
other opportunities within the city, and opportunities to be on boards and commissions
in the future.
Councilmember Kraft thanked all those that applied and encouraged those not selected
to attend meetings and find other ways to stay involved. He congratulated those
appointed to serve.
It was moved by Councilmember Brausen, seconded by Councilmember Kraft, to approve
the appointments to boards and commissions as listed in Exhibit A.
The motion passed 6-0 (Councilmember Dumalag absent).
6. Public hearings
6a. Public hearing to consider Beltline Station development conduit bond
Resolution No. 22-079
Ms. Schmitt presented the staff report.
Mayor Spano asked if there is any financial obligation to the city. Ms. Schmitt stated
there is not. She noted the money the city receives go into the city’s general fund.
Mayor Spano asked why the city does this, with pass-thru funding. Ms. Schmitt
explained that because the city is a government agency, it is the only entity that is
allowed to pass the funds on for conduit bonds.
Mayor Spano opened the public hearing. No speakers were present. Mayor Spano
closed the public hearing.
It was moved by Councilmember Brausen, seconded by Councilmember Kraft, to adopt
Resolution No. 22-079 approving the issuance of multifamily housing revenue notes;
approving a housing program; and, authorizing the execution of related documents.
The motion passed 6-0 (Councilmember Dumalag absent).
6b. Public hearing to consider Wooddale Avenue apartments conduit bond
Resolution No. 22-080
Ms. Schmitt presented the staff report.
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Title: City council meeting minutes of May 16, 2022
Mayor Spano opened the public hearing. No speakers were present. Mayor Spano
closed the public hearing.
It was moved by Councilmember Budd, seconded by Councilmember Rog, to adopt
Resolution No. 22-080 approving the issuance of multifamily housing revenue notes;
approving a housing program; and, authorizing the execution of related documents.
The motion passed 6-0 (Councilmember Dumalag absent).
6c. Public hearing to consider Rise on 7 conduit bond Resolution No. 22-081
Ms. Schmitt presented the staff report.
Mayor Spano opened the public hearing.
Karl Gamradt, 3347 Virginia Ave. S., stated he approves of the project. He noted the
area and the intersections nearest are a traffic mess and adding more units to the area
will make traffic worse. He hopes in the planning and budgeting the city accounts for
this as well.
Mayor Spano closed the public hearing.
Mayor Spano thanked Mr. Gamradt for his comments and noted this is an issue for the
county to explore as it relates to the Highway 7 and the Texas Avenue intersection. He
noted there is a study going on related to this area currently where these issues will be
addressed.
It was moved by Councilmember Budd, seconded by Councilmember Brausen, to adopt
Resolution No. 22-081 approving the issuance of multifamily housing revenue notes;
approving a housing program; and authorizing the execution of related documents.
The motion passed 6-0 (Councilmember Dumalag absent).
7. Requests, petitions, and communications from the public – none
8. Resolutions, ordinances, motions, and discussion items
8a. Sales of bonds, Louisiana Court Resolution No. 22-082
Ms. Kvilvang, Ehlers and Associates presented the staff report.
Councilmember Brausen pointed out that once again the city has benefited from its AAA
bond rating and skilled financial management courtesy of city staff. He noted this is
almost a half-million dollars in savings and interest and shortening the term by three
years is a substantial benefit to the city as these types of bonds are how the city
finances projects that last for years.
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Councilmember Budd asked about the projected final interest rate. Ms. Kvilvang stated
the final rate was 3.9%, noting at pre-sale it was lower but overall, staff was still happy
with the results.
It was moved by Councilmember Brausen, seconded by Councilmember Rog, to adopt
Resolution No. 22-083, providing for the sale of refunding bonds originally used to
finance the Louisiana Court project.
The motion passed 6-0 (Councilmember Dumalag absent).
9. Communications
Ms. Keller noted small business advisors are available at city hall on the third Tuesday of each
month from 10 a.m. to 12 noon and sign up is on the city website.
Councilmember Brausen noted yesterday was the state of the city address and the ribbon
cutting ceremony of the Dakota Avenue Bridge. He thanked staff and all residents involved.
Mayor Spano stated the event was a great reminder of all the great things going on in the city.
He reported on the unveiling of the joint art project as well, which was installed in one of the
piers of the bridge. He noted the outstanding citizen award was presented at the event.
Councilmember Rog noted there will be a youth mental health forum on Tues. May 24, and
more information is available on the city website.
Mayor Spano referenced two racially motivated shootings in New York and California. He stated
Councilmember Mohamed had commented on this to him and asked everyone to pause and
reflect on these two incidents.
Councilmember Mohamed noted people are afraid and people are seeing this and there is true
danger in this. She also noted gun violence continues to be an issue and urged elected officials
to look at what it takes to have access to guns and who has access to guns. She stated she is
horrified by this and the continued hate speech that is on social media and the internet.
10. Adjournment
The meeting adjourned at 7:15 p.m.
______________________________________ ______________________________________
Melissa Kennedy, city clerk Jake Spano, mayor
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4a
Executive s ummary
Title: Second reading of zoning ordinance amendment PUD 10 - Chick-fil-A
Recommended action: Motion to approve second reading of Ordinance amending Chapter 36
pertaining to PUD 10 to amend the site plans for C hick-fil-A and approve the summary
ordinance for publication.
Policy consideration: Does city council support the proposed ordinance amending PUD 10 to
amend the site plan for Chick-fil-A to allow canopies over portions of the drive-through and to
expand a portion of the drive-through to a dual drive-through.
Summary: Chick-fil-A requests city approval for an amendment to PUD-10 – Shoppes at
Knollwood, to expand a portion of the existing drive-through lane to two lanes and add
canopies over the drive-through lanes on the north and south sides of the building.
Site information: The Chick-fil-A restaurant was approved by the city council on May 15, 2017,
for the property located at 8020 Hwy 7 zoned PUD 10. The restaurant was approved with a dual
lane drive-through along the south and part of east side of the building. The drive-through,
however, reduces to one lane on the east side and continues as one lane on the north side.
Present considerations: The applicant proposes to amend the PUD to expand the one lane
portion of the drive-through to two lanes, and to add permanent canopies on the southern and
northern sides of the existing building over the drive-through lanes. The canopy on the north
side will cover portions of one of the lanes only due to a private utility easement. The property
owner will not allow it to extend over both lanes due to the easement.
The purpose of the expanded drive-through lanes is to reduce waiting times in the drive-
through lines, which will also reduce vehicle idling time. The purpose of the canopies is to
provide shelter for their employees as they take and deliver orders. Employees will be outside
during peak hours only. Fans and heaters will be installed under the canopy to improve the
work environment for employees when outside. Chick-fil-A notes that studies conducted when
employees work in this type of setting have resulted in no documented issues. The store
operator decides when to keep staff inside or rotate staff as needed for their health and
comfort.
Previous/future actions Governing body Date
Public hearing conducted, and no comments were
received. Recommended approval.
planning commission 5/11/2022
First reading of ordinance approved. city council 6/6/2022
Financial or budget considerations: None
Strategic priority consideration: Not applicable.
Supporting documents: draft ordinance, summary ordinance, development plans
Prepared by: Gary Morrison, zoning administrator
Reviewed by: Sean Walther, planning manager
Karen Barton, community development director
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4a) Page 2
Title: second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A
Ordinance No. ____-22
An ordinance amending the St. Louis Park zoning ordinance
regarding PUD 10
The City of St. Louis Park does ordain:
Whereas, the planning commission conducted a public hearing on May 11, 2022 regarding
the ordinance, and
Whereas, the City Council has considered the advice and recommendation of the planning
commission (case no. 22-13-PUD), and
Whereas, the ordinance approves site improvements for the Chick-fil-A restaurant to add
a second drive-through lane at the second half of the drive-through and to add canopies over
portions of the drive-through.
Whereas, the ordinance authorizes the exhibits pertaining to the Chick-fil-A restaurant to
be updated with the exhibits approved by this ordinance.
Now, therefore be it resolved that no changes to the existing text of PUD 10 are changed
as a result of this ordinance.
Now, therefore be it further resolved that the following PUD 10 exhibits shall be updated
by adding the approved exhibits reflecting changes made to the Chick-fil-A restaurant:
1. Site Plans
2. Landscaping Plans
3. Grading Plans
4. Building Plans
Section 1. This ordinance shall take effect 15 days after publication.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest: Approved as to form and execution:
Melissa Kennedy, city clerk Soren Mattick, city attorney
First reading June 6, 2022
Second reading June 20, 2022
Date of publication June 30, 2022
Date ordinance takes effect July 15, 2022
City council meeting of June 20, 2022 (Item No. 4a) Page 3
Title: second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A
SUMMARY FOR PUBLICATION
Ordinance No. ____-22
An ordinance amending the St. Louis Park zoning ordinance
regarding PUD 10 – Chick-fil-A
This ordinance amends Chapter 36 of the City of St. Louis Park city code relating to PUD-10 in the
zoning ordinance pertaining to improvements to the Chick-fil-A.
This ordinance shall take effect 15 days after publication.
Adopted by the City Council June 20, 2022
Jake Spano /s/
Mayor
A copy of the full text of this ordinance is available for inspection with the City Clerk.
Published in St. Louis Park Sailor: June 30, 2022
Information contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
ENGINEER'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY:
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
REVISION SCHEDULE
FSR#CHICK-FIL-A211728
PRELIMINARY
03/01/2022KNOLLWOOD FSUPRELIMINARY03600
NO. DATE DESCRIPTION
CHECKED BY:
FDT
JFV 8020 HIGHWAY 7ST. LOUIS PARK, MN 55426C-002
EXISTING CONDITIONS
PLAN
City council meeting of June 20, 2022 (Item No. 4a)
Title: Second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A Page 4
DRIVETHRUDRIVETHRUInformation contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
ENGINEER'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY:
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
REVISION SCHEDULE
FSR#CHICK-FIL-A211728
PRELIMINARY
03/01/2022KNOLLWOOD FSUPRELIMINARY03600
NO. DATE DESCRIPTION
CHECKED BY:
FDT
JFV 8020 HIGHWAY 7ST. LOUIS PARK, MN 55426C-200
SITE PLAN
DIGGERS
HOTLINE
City council meeting of June 20, 2022 (Item No. 4a)
Title: Second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A Page 5
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Information contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
ENGINEER'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY:
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
REVISION SCHEDULE
FSR#CHICK-FIL-A211728
PRELIMINARY
03/01/2022KNOLLWOOD FSUPRELIMINARY03600
NO. DATE DESCRIPTION
CHECKED BY:
FDT
JFV 8020 HIGHWAY 7ST. LOUIS PARK, MN 55426C-300
GRADING PLAN
DIGGERS
HOTLINE
City council meeting of June 20, 2022 (Item No. 4a)
Title: Second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A Page 6
Information contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
ENGINEER'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY:
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
REVISION SCHEDULE
FSR#CHICK-FIL-A211728
PRELIMINARY
03/01/2022KNOLLWOOD FSUPRELIMINARY03600
NO. DATE DESCRIPTION
CHECKED BY:
FDT
JFV 8020 HIGHWAY 7ST. LOUIS PARK, MN 55426C-301
GRADING DETAILS &
EROSION CONTROL PLAN
DIGGERS
HOTLINE
City council meeting of June 20, 2022 (Item No. 4a)
Title: Second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A Page 7
DRIVETHRUDRIVETHRUEX. TRANSFORMER
EX. GREASE TRAP
EX. LIGHT POLE (TYP.)
COVERED STRUCTURE
EX. TRASH ENCLOSURE
PR. SIGN (TYP.)
EX. CLEARANCE BAR (TYP.)
EX. FLAG POLE
EX. BIKE RACK
EX. MENU BOARDS
& ORDERING AREA
CN 14
GG 27
SH 24
CA 7
JC 16
TEXAS AVENUE SOUTHCA 18
CN 15
TO 3
GT 1
GT 3
EXISTING TREE
TO REMAIN
CN 15
SH 11
GG 53
TO 5
GG 38
TO 6
CN 7
TO 3
JC 4
CA 8
CA 8
JC 4
CA 4
GG 28
JC 12
GG 28
JC 2
CA 13
HF 21
HF 18
CA 12
SH 16
TO 5
CN 11
CA 13
JC 7
SOD
SOD
SOD
EXISTING
SOD
EXISTING
SOD
HM 6
HP 20
HE 26
HM 15
HP 18
HE 23
HE 22
EXISTING LANDSCAPE
TO REMAIN
EXISTING LANDSCAPE
TO REMAIN
EXISTING LANDSCAPE
TO REMAIN
EXISTING LANDSCAPE
TO REMAIN
EXISTING LANDSCAPE
TO REMAIN
CS 1
COVERED STRUCTURE
EX. LIGHT POLE (TYP.)
CA 14
SOD
CA 19
KNOLLWOOD CHICK-FIL-A, ST. LOUIS PARK, MN
March 11, 2022
MATERIALS SCHEDULE
QTY KEY BOTANICAL NAME/ITEM COMMON NAME SIZE COND REMARKS MATURE SIZE
DECIDUOUS TREES
6 GT GLEDITSIA TRIACANTHOS 'DRAVES'STREET KEEPER HONEYLOCUST 2.5" CAL. B&B
CENTRAL LEADER; MATCHED 45'H X 18'W
2 CS MALUS 'SELECT A FIREBIRD'CRABAPPLE 1.5" CAL. B&B
CENTRAL LEADER; MATCHED 50'H X 25'W
3 QR QUERCUS ROBUR ENGLISH OAK 2.5" CAL. B&B
CENTRAL LEADER; MATCHED 40-70'H X 40-70'W
DECIDUOUS SHRUBS
32 HM HYDRANGEA MACROPHYLLA 'BLUSHING BRIDE' ENDLESS SUMMER HYDRANGEA #5 CONT.
3' O.C.; MATCHED 3-4'H X 3-4'W
42 RA RHUS AROMATICA 'GROW-LOW'SUMAC #5 CONT.
3' O.C.; MATCHED 3-4'H X 6-8'W
EVERGREEN SHRUBS
68 JC JUNIPER CHINENSIS 'GOLD LACE'JUNIPER #5 CONT.
4' O.C.; MATCHED 3-4'H X 4-6'W
36 TO THUJA OCCIDENTALIS 'BAILJOHN'TECHNITO ARBORVITAE #5 CONT.
3' O.C.; MATCHED 6-8'H X 24-36"W
PERENNIALS, GRASSES & GROUNDCOVER
169 CA CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' FEATHER REED GRASS #1 CONT.
24" O.C.; MATCHED 4-6'H X 24-36"W
62 CN CALAMINTHA NEPETA LESSER CALAMINT #1 CONT.
18" O.C.; MATCHED 18-24"H X 18-24"W
177 GG GAILLARDIA X GRANDIFLORA 'ARIZONA SUN'BLANKET FLOWER #1 CONT.
12" O.C.; MATCHED 8-12"H X-8-12"W
71 HE HEUCHERA 'PALACE PURPLE'CORALBELLS #1 CONT.
18" O.C.; MATCHED 12-18"H X 12-18"W
102 HF HEMEROCALLIS 'FRAGRANT RETURNS'DAYLILY #1 CONT.
18" O.C.; MATCHED 18-24" H X 18-24"W
35 HP HOSTA 'FRANCEE'HOSTA #1 CONT.
24" O.C.; MATCHED 18-24"H X 24-36"W
77 SH SPOROBOLUS HETEROLEPIS PRAIRIE DROPSEED #1 CONT.
24" O.C.; MATCHED 24-36"H X 24-36"W
MISCELLANEOUS
312 SOD SEE NOTE BELOW SY
26 MULCH 3" DEEP SHREDDED HARDWOOD MULCH CY
15 ROCK 3" DEEP 1-3" DIAMETER RIVER ROCK MULCH CY
GENERAL NOTES:
1.
PROVIDE STRONGLY ROOTED SOD, NOT LESS THAN 2 YEARS OLD AND FREE OF WEEDS AND UNDESIRABLE NATIVE GRASSES. PROVIDE ONLY SOD CAPABLE OF GROWTH AND
DEVELOPMENT WHEN PLANTED (VIABLE, NOT DORMANT). PROVIDE SOD COMPOSED PRINCIPALLY OF AN APPROVED KENTUCKY BLUE GRASS BLEND CONTAINING A MINIMUM OF
FOUR IMPROVED VARIETIES.
Information contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
ENGINEER'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY:
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
REVISION SCHEDULE
FSR#CHICK-FIL-A211728
PRELIMINARY
03/01/2022 KNOLLWOOD FSUPRELIMINARY03600
NO. DATE DESCRIPTION
CHECKED BY:
FDT
JFV 8020 HIGHWAY 7ST. LOUIS PARK, MN 55426JTK
JFRSTATE O F MISS
OU
RI
LAND
S
CAPE A R C H ITECT2010035717
NUMBER
DAVID L.
REITZ
Landscape Plan
L.01
03/21/2022
City council meeting of June 20, 2022 (Item No. 4a)
Title: Second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A Page 8
9'-8" 9'-8"
9'-8"
9'-8"
9'-8"9'-8"
OP CANOPY FINISHES
PREFINISHED METAL
COLOR: DARK BRONZE
M ETAL DECKING
COLOR: WHITE
CP-1
CP-2
E+H ARCHITECTS P.C.
750 O LD HICKORY BLVD. SUITE 250
BRENTWOOD, TN 37027
PHO NE: 615.377.3111
FAX: 615.377.0978
EM AIL: CFATEAM@EANDHARCH.COM
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
Information contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
CONSULTANT PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
REVISION SCHEDULE
A
12 3 4
B
C
D
E
A
B
C
D
E
12 3 4
BUILDING TYPE / SIZE:
RELEASE:
#3/16/2022 3:34:45 PMC:\Users\Maria Hernandez\Documents\03600 MN KNOLLWOOD FSU_P12_SE_ARC_mariahWE8ZS.rvtD-001
COLOR CANOPY
ELEVATIONS
CANOPY APPROVALS
03/16/2022
DesignerKNOLLWOOD FSUCANOPY APPROVALS03600ST. LOUIS PARK, MN 55426P12 SE-03600-D-001-COLOR CANOPY ELEVATIONSP12 SE
PROTOTYPICAL SET
NOT FOR
REGULATORY
APPROVAL,
BIDDING, OR
CONSTRUCTION
NO. DATE DESCRIPTION
3/16" = 1'-0"
ELEVATION - ENTRY1
N.T.S.
ELEVATION - DRIVE-THRU 2 N.T.S.
ELEVATION - SIDE3
3/16" = 1'-0"
ELEVATION - REAR4 8020 HIGHWAY 7FSR
City council meeting of June 20, 2022 (Item No. 4a)
Title: Second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A Page 9
E+H ARCHITECTS P.C.
750 OLD HICKORY BLVD. SUITE 250
BRENTWOOD, TN 37027
PHONE: 615.377.3111
FAX: 615.377.0978
EMAIL: CFATEAM@EANDHARCH.COM
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
Information contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
CONSULTANT PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
REVISION SCHEDULE
A
12 3 4
B
C
D
E
A
B
C
D
E
12 3 4
BUILDING TYPE / SIZE:
RELEASE:
#3/16/2022 3:34:49 PMC:\Users\Maria Hernandez\Documents\03600 MN KNOLLWOOD FSU_P12_SE_ARC_mariahWE8ZS.rvtD-002
CANOPY PERSPECTIVES
CANOPY APPROVALS
03/16/2022
DesignerKNOLLWOOD FSUCANOPY APPROVALS03600ST. LOUIS PARK, MN 55426P12 SE-03600-D-002-CANOPY PERSPECTIVESP12 SE
PROTOTYPICAL SET
NOT FOR
REGULATORY
APPROVAL,
BIDDING, OR
CONSTRUCTION
NO. DATE DESCRIPTION
EXTERIOR PERSPECTIVE - NORTH WEST CORNER
EXTERIOR PERSPECTIVE - SOUTH EAST CORNER
EXTERIOR PERSPECTIVE - SOUTH WEST CORNER
EXTERIOR PERSPECTIVE - NORTH EAST CORNER 8020 HIGHWAY 7FSR
City council meeting of June 20, 2022 (Item No. 4a)
Title: Second reading of Zoning ordinance amendment PUD 10 - Chick-fil-A Page 10
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4b
Executive s ummary
Title: Second reading of Zoning text amendment – electronic signs
Recommended action: Motion to approve second reading of Ordinance amending Chapter 36
pertaining to electronic signs and approve the summary ordinance for publication.
Policy consideration: Does the council support the proposed ordinance amending regulations
in the zoning ordinance pertaining to electronic signs?
Summary: The city proposes to install two double sided electronic signs at the Rec Center, each
sign would be 40 square feet in area. City code, however, limits the size to 20 square feet in
area. Upon review of the current zoning ordinance, staff determined increasing the size limit to
40 square feet would be consistent with the maximum currently allowed in all non-residential
districts. Therefore, the city proposes to amend the zoning ordinance to permit electronic signs
up to 40 square feet in area on parcels over 20 acres and zoned residential or park and open
space.
Replacing the existing sign at the Rec Center and installing a new sign at Rec Center entrance
located at the new roundabout are in the 2022 CIP budget and $200,000 has been budgeted.
The parks and recreation department conducts several recreational activities at the Rec Center
both within the building and at Wolfe Park. The signs would be used to advertise these events.
There are 13 properties that would be able to take advantage of the increased sign area. They
are identified on the attached map.
Previous/future actions Governing body Date
Public hearing conducted, and no comments were
received. Recommended approval.
Planning commission 5/11/2022
First reading of ordinance approved City council 6/6/2022
Financial or budget considerations: None.
Strategic priority consideration: Not applicable.
Supporting documents: map showing location of eligible properties, draft ordinance, summary
ordinance
Prepared by: Gary Morrison, zoning administrator
Reviewed by: Sean Walther, planning manager
Karen Barton, community development director
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4b) Page 2
Title: Second reading of Zoning text amendment – electronic signs
City council meeting of June 20, 2022 (Item No. 4b) Page 3
Title: Second reading of Zoning text amendment – electronic signs
Ordinance No. ____-22
Ordinance regarding electronic signs
The City of St. Louis Park does ordain:
Whereas, the planning commission conducted a public hearing on May 11, 2022 regarding
the ordinance, and
Whereas, the City Council has considered the advice and recommendation of the planning
commission (case no. 22-12-ZA), and
Now, therefore be it resolved that the following amendments shall be made to the City
Code:
Section 1. Chapter 36-362(h)(8) of the St. Louis Park City Code pertaining to electronic
signage is hereby amended to delete the struck-out language and to add the following
underlined text:
a. The sign face shall not exceed:
1. 20 square feet for properties less than 20 acres in area in a residential district and the
Park and Open Space District.
2. 40 square feet for properties 20 acres or greater in area for properties zoned
residential or Park and Open Space.
32. 40 square feet in all other districts.
b. The maximum sign face established above shall not be in excess of the maximum sign area
allowed in table 36-362A.
c. No more than one sign face may be visible from any same location off-site unless the signs
are more than 500 feet apart.
d. Messages and/or images must be displayed for at least three seconds.
e. Electronic signs existing on May 28, 2010 must comply with this section, except that
electronic signs that exceed the maximum size limit above may continue as a non-
conforming sign as to size.
f. Messages or displays must change instantaneously. Using any type of special effect to
change from one message or display to another is prohibited.
Section 2. This ordinance shall take effect 15 days after publication.
First reading June 6, 2022
Second reading June 20, 2022
Date of publication June 30, 2022
Date ordinance takes effect July 15, 2022
City council meeting of June 20, 2022 (Item No. 4b) Page 4
Title: Second reading of Zoning text amendment – electronic signs
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest: Approved as to form and execution:
Melissa Kennedy, city clerk Soren Mattick, city attorney
City council meeting of June 20, 2022 (Item No. 4b) Page 5
Title: Second reading of Zoning text amendment – electronic signs
SUMMARY FOR PUBLICATION
Ordinance No. ____-22
An ordinance amending the St. Louis Park zoning ordinance
regarding electronic signs
This ordinance amends Chapter 36 of the City of St. Louis Park city code relating to electronic sign
requirements in the zoning ordinance.
This ordinance shall take effect 15 days after publication.
Adopted by the City Council June 20, 2022
Jake Spano /s/
Mayor
A copy of the full text of this ordinance is available for inspection with the City Clerk.
Published in St. Louis Park Sailor: J une 30, 2022
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4c
Executive s ummary
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing
Improvement Area (HIA) – Ward 4
Recommended action:
•Motion to adopt ordinance establishing the Bridgewalk Condominium Homeowners’
Association Housing Improvement Area, approve summary, and authorize publication.
•Motion to adopt resolution to impose fees.
•Motion to authorize execution of contract for private development and any other related
documents, by the mayor and city manager, between the city and the Bridgewalk
Condominium Homeowners’ Association, in a form consistent with the terms of the
ordinance and resolution.
Policy consideration: Does the city council support the creation of the Housing Improvement
Area for the Bridgewalk Condominium Homeowners’ Association?
Summary: The city is authorized by state statute to establish HIAs as a finance tool for private
housing improvements. An HIA is a defined area within a city where housing improvements are
made and the c ost of the improvements are paid in whole or in part from fees imposed on the
properties within the area. The city adopted an HIA policy in 2001 and has previously
established eight HIAs. The city council adopted the ordinance establishing the Bridgewalk HIA
and fee resolution for $5.97 million at the February 22, 2022 council meeting.
Bids for the project came in significantly higher than original estimates; therefore, the scope of
work needed to be reduced to accommodate the budget. The city held a new public hearing
June 6, 2022 and is required to adopt a new ordinance and resolution and allow for a 45-day
veto period based on the new list of proposed improvements. The petitions are still valid and
meet the city threshold of 70% of homeowners petitioning the city council for the
establishment of the HIA. The project budget increased $10,000 to $5.98 million due to
additional bond issuance costs and city fees.
Financial or budget considerations: The HIA would be funded with a combination of bonds and
an EDA internal loan. Total project cost, including soft costs is $5.98 million.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion; Ordinance; Resolution; Summary ordinance for
publication; Notice of ordinance and resolution
Prepared by: Marney Olson, housing supervisor
Reviewed by: Melanie Schmitt, finance director
Michele Schnitker, housing manager/deputy CD director
Karen Barton, community development director
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4c) Page 2
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement Area
(HIA) – Ward 4
Discussion
Background: The city is authorized by state statute to establish Housing Improvement Areas
(HIAs) as a finance tool for private housing improvements. An HIA is a defined area within a city
where housing improvements are made, and the cost of the improvements are paid in whole or
in part from fees imposed on the properties within the area. HIAs are typically utilized by
multifamily ownership housing associations, such as townhome and condominium associations.
The city adopted an HIA policy in 2001 and has previously established eight HIAs. The city
council adopted the ordinance establishing the Bridgewalk HIA along with the fee resolution for
$5.97 million on February 22, 2022.
Bids for the project came in significantly higher than original estimates; therefore, the scope of
work needed to be reduced to accommodate the budget. The city held a new public hearing
June 6, 2022 and is required to adopt a new ordinance and resolution and allow for a 45-day
veto period based on the new list of proposed improvements. The petitions are still valid and
meet the city threshold of 70% of homeowners petitioning the city council for the
establishment of the HIA. The project budget increased $10,000 to $5.98 million due to
additional bond issuance costs and city fees.
The HIA statute requires the council to provide full disclosure of public expenditures, as well as
the terms of any loans, bonds, or other financial arrangements for housing improvement area
projects prior to establishing a housing improvement area. This information was discussed in
the public hearing notice and at the June 6, 2022 city council meeting. It is also included in the
attached resolution. The Bridgewalk HIA consultant and a Bridgewalk board member spoke at
the public hearing in support of the Bridgewalk HIA.
Section 428A.14 of the HIA Act provides: the implementing entity may adopt a resolution
imposing a fee within the area not exceeding the amount expressed in the notice issued under
this section.
Fee schedule
The total loan amount is $5,980,000: $5,770,000 common costs, $153,520 for costs associated
with bond issuance, and $56,480 for city administrative, legal, financial costs, and rounding.
Bridgewalk HIA Sources & Uses 20 Years
Sources of Funds
Par Amount of Bonds $5,210,000
EDA Cash Contribution $770,000
Total Sources $5,980,000
Uses of Funds
Common costs $5,770,000
Total Underwriter’s Discount (1.200%) $62,520
Costs of Issuance $91,000
Rounding $2,505
City Admin Fee (0.5%) $28,975
EDA Soft Costs $25,000
Total project costs $5,980,000
City council meeting of June 20, 2022 (Item No. 4c) Page 3
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement Area
(HIA) – Ward 4
Required implementation actions:
1.Ordinance establishing the Bridgewalk Condominium Homeowners’ Association Housing
Improvement Area
The ordinance establishes a housing improvement area within which housing improvements
are made or constructed and the costs of the improvements are paid in whole or in part
from fees imposed within the area. The ordinance documents the process and provides the
finance tool for common area improvements. Significant issues addressed in the ordinance
include:
•The city’s goal to maintain and preserve the city’s housing stock and stabilize
neighborhoods.
•Over 70% of owners filed a petition requesting a public hearing regarding
establishment of the HIA.
•The association has documented that without establishment of the HIA the common
area improvements could not be made.
•A public hearing was conducted June 6, 2022.
The city is required to publish a summary of the ordinance (attached) and mail the
ordinance summary to owners of all units within five days of adoption of the ordinance.
2.Resolution to impose fees
The resolution ensures that the city meets statutory requirements of imposing fees to unit
owners for repayment of the association loan.
The Housing Improvement Fee shall be imposed on housing units in the Bridgewalk HIA based
on square footage (percentage of undivided ownership) as prescribed in Exhibit A to the
Bridgewalk Condominium Declaration.
Additional key elements of the resolution include:
•Fees will be payable beginning in 2023.
•Fees will be payable with real estate tax payments.
•The process for prepayment of fees by owners is described.
•A veto period of 45 days follows the adoption of the ordinance and the HIA will not
be established if owners of at least 45 percent of the housing units file a written
objection with the city clerk.
The city is required to mail a summary of the resolution (attached) to owners of all units
within five days of its approval along with a notice of the veto process.
3.Contract for private development
The city would enter into a contract for private development with the Bridgewalk
association after the 45-day veto period expires. Kennedy & Graven will draft the private
development agreement and staff will work with Kennedy & Graven and association board
members on any revisions.
The major components of the development agreement will include:
•Association will provide ongoing financial reports & records for the term of the loan.
City council meeting of June 20, 2022 (Item No. 4c) Page 4
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement Area
(HIA) – Ward 4
• Association will provide its assets (in the form of dues, fees, assessments and
covenants) as security to the city.
• Association will retain a replacement reserve fund agreed upon by the city and
association for the term of the loan.
• Association will ensure improvements are completed according to specific
requirements.
• Monies will be disbursed as work is verified by city representatives as being
completed.
• Association will provide notice of fee to prospective buyers.
4. Funding
The HIA will be funded using a combination of an internal EDA loan and general obligation
special assessment debt for HIAs. The EDA loan will cover the amount of anticipated
hardship deferrals and the balance will be bonds. Due to increased costs and the need to
hold another public hearing, the association has decided not to use a construction loan as
previously requested. The primary purpose for requesting the construction loan was to
reduce the HIA fees if costs came in under budget. With the increased project costs the
association has identified additional projects to be undertaken if they have any leftover
money in the budget eliminating the primary benefit of the construction loan.
Next steps:
By June 24, 2022 Mail summary of ordinance to unit owners
By July 5, 2022 Mail ordinance to Commissioner of Revenue
July 8, 2022 Hardship deferral applications due
July 18, 2022 Presale of bonds
Aug. 1, 2022 Development agreement
Aug. 4, 2022 Veto period ends
Aug. 5, 2022 Prepayments due
Aug. 15, 2022 Council approves bond sale and EDA loan
Ordinance No. ____-22
Ordinance establishing the Bridgewalk Condominium Homeowners’ Association
Housing Improvement Area pursuant to Minnesota Statutes, Sections 428A.11
to 428A.21
The City of St. Louis Park does hereby ordain:
Section 1. Recitals.
1.01. The City of St. Louis Park (the "city") is authorized under Minnesota Statutes,
Sections 428A.11 to 428A.21 (the "Act") to establish by ordinance a housing improvement area
within which housing improvements are made or constructed and the costs of the improvements
are paid in whole or in part from fees imposed within the area.
1.02. The City Council of the city (the “council”) adopted a Housing Improvement Area
policy on July 16, 2001 (the “HIA Policy”).
1.03. The city has determined a need to establish the Bridgewalk Condominium
Homeowners’ Association Housing Improvement Area (Bridgewalk HIA) as further defined herein,
in order to facilitate certain improvements to property known as Bridgewalk Condominium, all in
accordance with the HIA Policy and the Act.
1.04. The city has consulted with the Bridgewalk Condominium Owners’ Association (the
“Association”) and with residents in the proposed Bridgewalk HIA regarding the establishment of
the Bridgewalk HIA and the housing improvements to be constructed and financed under this
ordinance.
Section 2. Findings.
2.01. The council finds that, in accordance with Section 428A.12 of the Act and with the
city’s HIA Policy, owners of at least 70 percent of the housing units within the proposed Bridgewalk
HIA have filed a petition with the City Clerk requesting a public hearing regarding the
establishment of the Bridgewalk HIA.
2.02. In accordance with Section 428A.13 of the Act, the council held a duly noticed
public hearing on February 7 June 6, 2022 regarding adoption of this ordinance, at which all
persons, including owners of property within the proposed Bridgewalk HIA, were given an
opportunity to be heard.
2.03. The council finds that, without establishment of the Bridgewalk HIA, the Housing
Improv ements (as hereinafter defined) could not be made by the Association or the owners of
housing units within the Bridgewalk Condominium.
2.04. The council further finds that designation of the Bridgewalk HIA is needed to
maintain and preserve the housing units within such area.
2.05. The council further finds that by Resolution No. _____ adopted on the date hereof
(the “Fee Resolution”), the city has provided full disclosure of public expenditures, loans, or other
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 5
financing arrangements in connection with the Bridgewalk HIA, and has determined that the
Association will contract for the Housing Improvements.
2.06. The city will be the implementing entity for the Bridgewalk HIA and the Housing
Improvement Fee (as set forth in the Fee Resolution and Section 5 bel ow).
2.07. The council finds that the Bridgewalk HIA meets each of the approval criteria
contained in the HIA Policy (listed as 4.01A- 4.01N), including the criterion that a majority of the
association owners support the project and the financing thereof. The Association presented
evidence to the council adequate to demonstrate that these criteria were met, including
presentation to the council of the petitions described in 2.01 above.
2.08 In accordance with Section 428A.13, subd. 1a(2) of the Housing Improvement Act, the
City Council determines that the Association will contract for construction of the Housing
Improvements.
Section 3. Housi ng Improvement Area Defined.
3.01. The Bridgewalk HIA is hereby defined as the area of the city legally described in
Exhibit A attached hereto.
3.02. The Bridgewalk HIA contains 92 housing units as of the date of adoption of this
ordinance, along with underground garage and common areas.
Section 4. Housing Improvements Defined.
4.01. For the purposes of this ordinance, the Fee Resolution, and the Bridgewalk HIA,
the term "Housing Improvements" shall mean the following improvements to housing units and
common areas within the Bridgewalk HIA:
Exterior building elements, including improvements to, replacement of or repair of flat
roofs over portion of pool area, north and south buildings and vestibule; main entry
improvements including but not limited to an ADA access ramp at main entrance ;
balconies; exterior siding; masonry; common area windows and doors.
Interior building elements, including improvements to the lobby vestibule and doors;
elevator improvements; common area carpeting and paint; unit hallway doors; locker
rooms renovation; party/community room renovation.
Building service elements, including improvements to, replacement of or repair of
electrical panel in boiler room; upgrade control system for heating boilers. security
systems upgrade; common area air handling units; hot water boilers and storage tank;
boiler room upgrades; life safety system.
Pool elements, including west wall replacement; pool refurbishment (pool & hot tub
interiors plus deck); pool equipment; pool HVAC.
Garage elements, including improvements to, replacement of and repair to lighting,
waterproofing; wall paint; ceiling cleaning; exhaust and heating systems.
Property site elements, including improvements to retaining walls. asphalt (mill &
overlay); concrete bridge at southwest corner of building; concrete ramps and aprons;
privacy fences between unit patios; courtyard/patio improvements.
Unit elements constituting Limited Common Elements, including unit windows and
patio doors (low-E glass)
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 6
Additional Improvements: Should there be additional HIA funds left over after all
proposed improvements are complete, the Association may use the remaining funds for
the following additional improvements: an overhaul of the south elevator, upgrades to
the life safety system, paint stairwells and replace stairwell railings, and replace the
concrete ramps to the parking garages.
4.02. The Housing Improvements shall also be deemed to include:
(a) all costs of architectural and engineering services in connection with the
activities described in Section 4.01 hereof;
(b) all administration, legal and consultant costs in connection with the
Bridgewalk HIA; including without limitation all costs related to financing or issuance of
bonds, if any;
(bc) costs of arranging financing for the Housing Improvements under the Act,
including without limitation costs associated with the issuance of any general obligation
bonds to finance the Housing Improvement ; and
(cd) interest on the internal loan as described in Section 6.01.
Section 5. Housing Improvement Fee.
5.01. The city may, by resolution adopted in accordance with the petitions, hearing and
notice procedures required under Section 428A.14 of the Act, impose a fee on the housing units
within the Bridgewalk HIA, at a rate, term or amount sufficient to produce revenues required to
finance the construction of the Housing Improvements (hereinafter referred to as the "Housing
Improvement Fee"), subject to the terms and conditions set forth in this Section.
5.02. The Housing Improvement Fee shall be imposed on housing units in the Bridgewalk
HIA based on square footage (percentage of undivided ownership) as prescribed in Exhibit A to the
Bridgewalk Condominium Declaration.
5.03. The Housing Improvement Fee shall be imposed and payable for a period no
greater than 20 years after the first installment is due and payable.
5.04. Housing unit owners shall be permitted to prepay the Housing Improvement Fee in
accordance with the terms specified in the Fee Resolution.
5.05. The Housing Improvement Fee shall not exceed the amount specified in the notice
of public hearing regarding the approval of such fee; provided, however, that the Housing
Improvement Fee may be reduced after approval of the Fee Resolution setting the Housing
Improvement Fee based on actual financing terms, in the manner specified in such resolution.
Section 6. Housing Improvement Area Loan and Bonds.
6.01. At any time after a contract with the Association for construction of all or part of
the Housing Improvements has been entered into or the work has been ordered, and the period
for prepayment without interest of the Housing Improvement Fee has begun as described in
Section 5.04 hereof, the council may begin disbursement to the Association of the proceeds of an
internal loan (the “Loan”) of available city funds in the principal amounts necessary to finance all
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 7
or a portion of the cost of the Housing Improvements that have not been prepaid, together with
administrative costs. The Loan will be repayable from the Housing Improvement Fee paid by unit
owners, all in accordance with the Council resolution imposing the Housing Improvement Fee.
6.02. In addition to the Loan, at any time after the period for prepayment without
interest of the Housing Improvement Fee has ended, the City may issue its bonds secured by
Housing Improvement Fees, as authorized pursuant to Section 428A.16 of the Act, in a principal
amount necessary to finance the portion of the cost of the Housing Improvements not financed
through the Loan. Such financing shall be issued pursuant to and in accordance with Section
428A.16 of the Act.
Section 7. Annual Reports.
7.01. No later than August 15, 2023, and each August 15 thereafter until there are no
longer any outstanding obligations issued under the Act in connection with the Bridgewalk HIA,
the Association (and any successor in interest) shall submit to the City Clerk a copy of the
Association's audited financial statements.
7.02. The Association (and any successor in interest) shall also submit to the city any
other reports or information at the times and as required by any contract entered into between
the Association and the city, or as the city may request.
Section 8. Notice of Right to File Objections.
8.01. Within five days after the adoption of this ordinance, the City Clerk is authorized
and directed to mail to the owner of each housing unit in the Bridgewalk HIA: a summary of this
ordinance; notice that owners subject to the proposed Housing Improvement Fee have a right to
veto this ordinance if owners of at least 45 percent of the housing units within the Bridgewalk HIA
file a written objection with the City Clerk before the effective date of this ordinance; and notice
that a copy of this ordinance is on file with the City Clerk for public inspection.
Section 9. Amendment.
9.01. This ordinance may be amended by the council upon compliance with the public
hearing and notice requirements set forth in Section 428A.13 of the Act.
Section 10. Prior Ordinance.
10.01. This ordinance amends, replaces and supersedes Ordinance No. 2643-22 for
the Bridgewalk HIA adopted on February 22, 2022.
Section 1011. This ordinance shall take effect 45 days after adoption hereof subject to the
veto rights of housing unit owners under Section 428A.18 of the Housing Improvement Act.
First reading February 7 June 6, 2022
Second reading February 22 June 20, 2022
Date of publication March 3 June 30, 2022
Date ordinance takes effect April 9 August 4, 2022
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 8
Reviewed for administration: Adopted by the City Council, June 20, 2022
Kim Keller, city manager
Attest:
Jake Spano, mayor
Approved as to form and execution:
Melissa Kennedy, city clerk Soren Mattick, city attorney
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 9
Exhibit A to Ordinance No. ____-20
Legal description
That part of Lots 1 and 2, Block 5, Shelard Park, lying westerly of a line drawn from a point on
the Northerly line of said Lot 1, distant 32.5 feet easterly of the most Westerly corner thereof,
to a point on the Southerly line of said Lot 2, distant 32.5 feet westerly of the most Easterly
corner thereof; and lying easterly of a line drawn from a point on the Northerly line of said Lot2,
distant 153.75 feet easterly of the Northwesterly corner of said Lot 2, to a point on the curved
Southeasterly line of said Lot 2, an arc distance of 72.47 feet northeasterly from the most
Southerly corner thereof.
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 10
Resolution No. 22-____
Resolution approving a housing improvement fee for the Bridgewalk
Condominium Homeowners’ Association Housing Improvement Area pursuant
to Minnesota Statutes, Sections 428A.11 to 428A.21
BE IT RESOLVED by the City Council of the City of St. Louis Park as follows:
Section 1. Recitals.
1.01. The City of St. Louis Park (the "city") is authorized under Minnesota Statutes,
Sections 428A.11 to 428A.21 (the "Act") to establish by ordinance a housing improvement area
within which housing improvements are made or constructed and the costs of the improvements
are paid in whole or in part from fees imposed within the area.
1.02. The City Council of the city (the “council”) adopted a Housing Improvement Area
policy on July 16, 2001 (the “HIA Policy”).
1.03. By Ordinance No. _________ adopted on June 20, 2022 (the "Enabling Ordinance"),
the council has established the Bridgewalk Condominium Homeowners’ Association Housing
Improvement Area (the “Bridgewalk HIA”) in order to facilitate certain improvements requested
by the Bridgewalk Condominium Homeowners’ Association, Inc. (the “Association”) to property
known as the Bridgewalk Condominium and constituting the Bridgewalk HIA, all in accordance
with the HIA Policy and the Act.
1.04. In accordance with Section 428A.12 of the Act and with the HIA Policy, owners of at
least 70 percent of the housing units within the Bridgewalk HIA have filed petitions with the City
Clerk of the city requesting a public hearing regarding imposition of a housing improvement fee for
the Bridgewalk HIA.
1.05. In accordance with Section 428A.13 of the Act, the council held a duly noticed
public hearing on June 6, 2022 regarding adoption of this resolution, at which all persons,
including owners of property within the Bridgewalk HIA, were given an opportunity to be
heard.
1.06. The council finds that the Bridgewalk HIA meets each of the approval criteria
contained in the HIA Policy (listed as 5.01A- 5.01M), including the criterion that a majority of the
Association owners support the project and the financing thereof.
1.07. Prior to the date hereof, the Association has submitted to the city a financial plan
prepared by Reserve Advisors, an independent third party, that provides for the Association to
finance maintenance and operation of the Common Elements (as defined in the Association’s
bylaws) in the Bridgewalk HIA, and a long-range plan to conduct and finance capital improvements
therein, all in accordance with Section 428A.14 of the Act.
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 11
1.08. For the purposes of this resolution, the terms "Bridgewalk HIA" and "Housing
Improvements" have the meanings provided in the Enabling Ordinance.
Section 2. Housing Improvement Fee Imposed.
2.01. The total cost of the Housing Improvements is $5,980,000 including construction
costs, soft costs, costs of issuing bonds to finance the improvements, and capitalized interest. The
city hereby imposes a fee on each housing unit within the Bridgewalk HIA (the "Housing
Improvement Fee"), in the maximum amount specified in Exhibit A attached hereto, which is
imposed for Housing Improvements as a percentage of undivided ownership interest of each unit,
all as prescribed in the Amended and Restated Declaration of Bridgewalk Association.
2.02. The council hereby finds that the Housing Improvement Fee for units in the
Bridgewalk HIA is being imposed based on square footage (percentage of undivided ownership
interest) as prescribed in Exhibit A to the Bridgewalk Condominium Declaration.
2.03. Housing unit owners may prepay the Housing Improvement Fee in total and
without interest thereon between the effective date of this resolution and August 1, 2022. The
amount of the prepayment is shown under the heading “Total Cost (Prepayment Amount)” in
Exhibit A attached hereto. Partial prepayment of the Housing Improvement Fee shall not be
permitted. Prepayment must be made to the City Treasurer. Housing unit owners may also fully
prepay the unpaid portion of their Housing Improvement Fee in any subsequent year. If a
prepayment is made by November 15 of any year, the amount must include interest at the rate
of 6.00% through the end of that calendar year. If the prepayment is made after November 15,
the amount must include interest through the end of the following calendar year.
2.04. If the total Housing Improvement Fee is not prepaid between the effective date of
this resolution and August 5, 2022, the Housing Improvement Fee shall be imposed as an annual
fee, in an amount not to exceed the amount shown under the heading “Annual Fee” in Exhibit A,
subject to adjustment as provided in Section 5 hereof. The Housing Improvement Fee shall be
imposed to pay principal and interest on certain bonds to be issued by the city to finance a portion
of the Housing Improvements (the “Bonds”) and on an internal loan to be made by the City to the
Association to finance a portion of the Housing Improvements, in accordance with the Enabling
Ordinance and the Act. The Annual Fee shall be imposed in equal installments, beginning in 2023,
for a period no greater than 20 years after the first installment is due and payable. The Annual Fee
shall be deemed to include interest on the unpaid portion of the total Housing Improvement Fee.
Interest at an annual interest rate of 6.00 percent per annum shall begin to accrue on the Housing
Improvement Fee from the date of closing on the Bonds. Upon issuance of the Bonds, the City
Clerk shall cause to be prepared a schedule indicating the finalized Annual Fee for each Housing
Unit for which the Housing Improvement Fee has not been prepaid, which schedule shall be
attached as Exhibit B to this Resolution in the city’s official records. The Annual Fee shall be
structured such that estimated collection of the Annual Fee will produce at least five percent in
excess of the amount needed to meet, when due, the principal and interest payments on the
Bonds and internal loan.
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 12
2.05. Unless prepaid between the effective date of this resolution and August 5, 2022, the
Housing Improvement Fee shall be payable at the same time and in the same manner as provided
for payment and collection of ad valorem taxes, as provided in Sections 428A.15 and 428A.05 of
the Act. As set forth therein, the Housing Improvement Fee is not included in the calculation of
levies or limits on levies imposed under any law or charter.
2.06. The Housing Improvement Fee imposed against each housing unit shall not exceed
the amount specified in Exhibit A hereto; provided, however, that the Housing Improvement Fee
may be reduced at any time before issuance of the Bonds, which reduction shall be applied pro
rata to each housing unit's Housing Improvement Fee on the basis described in Section 2.01
hereof; and further provided that if any housing unit owners have prepaid the Housing
Improvement Fee prior to any reduction in that fee, the City shall promptly reimburse such
housing unit owner in the amount of the pro rata share of any reduction in the fee amount. Upon
any reduction in the Housing Improvement Fee, the City Clerk shall cause to be prepared a revised
copy of Exhibit A hereto, which shall be attached to this Resolution in the City's official records and
shall be promptly mailed to all housing unit owners within the Housing Improvement Area. Within
30 days after issuance of the Bonds the City Clerk shall mail to each housing unit owner a copy of
Exhibit B to this Resolution showing the final annual fee imposed against each housing unit for
which the Housing Improvement Fee has not been prepaid.
2.07. A de minimis fee may be imposed by Hennepin County for services in connection to
administration required in order for the fee to be made payable at the same time and in the same
manner as provided for payment and collection of ad valorem taxes.
Section 3. Notice of Right to File Objections.
3.01. Within five days after the adoption of this resolution, the City Clerk is authorized and
directed to mail to the owner of each housing unit in the Bridgewalk HIA: a summary of this
resolution, notice that owners subject to the Housing Improvement Fee have a right to veto this
resolution if owners of at least 45 percent of the housing units within the Bridgewalk HIA file a
written objection with the City Clerk before the effective date of this resolution, and notice that a
copy of this resolution is on file with the City Clerk for public inspection.
Section 4. Effective Date.
4.01. This Resolution shall be effective 45 days after adoption hereof, subject to (a) the
veto rights of housing unit owners under Section 428A.18 of the Act; and (b) execution in full of a
development agreement between the City and the Association, providing for construction of the
Housing Improvements.
Section 5. Filing of Housing Improvement Fee.
5.01. Upon issuance of the Bonds, the City Clerk shall file a certified copy of this resolution
together with a final update of Exhibits A and B hereto to the Hennepin County Director of
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 13
Taxation to be recorded on the property tax lists of the county for taxes payable in 2023 and
thereafter.
Section 6. Prior Resolution.
6.01 This resolution amends, replaces and supersedes Resolution No. 22-029 for the
Bridgewalk HIA adopted on February 22, 2022.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 14
Exhibit A to Resolution No. _______
City of St. Louis Park
Housing Improvement Area - Bridgewalk HIA
Assessment Allocation
Unit No. Percentage
Interest
Total Common
Area Construction
Cost
Total Financing &
Soft Costs
TOTAL COSTS
(PREPAYMENT
AMOUNT)
* Annual Fee
(105% of Total
Costs)
Total P & I Paid
Per Unit (105%) -
Non prepaid only
101 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
102 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
103 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
104 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
105 0.01678 $96,821 $3,524 $100,344 $9,185.91 $183,718.12
106 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
107 0.01102 $63,585 $2,314 $65,900 $6,032.70 $120,653.98
108 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
109 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
110 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
111 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
112 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
113 0.01412 $81,472 $2,965 $84,438 $7,729.74 $154,594.75
114 0.01100 $63,470 $2,310 $65,780 $6,021.75 $120,435.00
115 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
116 0.01100 $63,470 $2,310 $65,780 $6,021.75 $120,435.00
117 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
118 0.01678 $96,821 $3,524 $100,344 $9,185.91 $183,718.12
119 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
120 0.01371 $79,107 $2,879 $81,986 $7,505.29 $150,105.81
121 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
122 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
123 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 15
124 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
125 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
126 0.01412 $81,472 $2,965 $84,438 $7,729.74 $154,594.75
127 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
128 0.01100 $63,470 $2,310 $65,780 $6,021.75 $120,435.00
129 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
130 0.01100 $63,470 $2,310 $65,780 $6,021.75 $120,435.00
201 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
202 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
203 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
204 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
205 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
206 0.01731 $99,879 $3,635 $103,514 $9,476.05 $189,520.90
207 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
208 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
209 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
210 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
211 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
212 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
213 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
214 0.01454 $83,896 $3,053 $86,949 $7,959.66 $159,193.18
215 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
216 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
217 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
218 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
219 0.01731 $99,879 $3,635 $103,514 $9,476.05 $189,520.90
220 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
221 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
222 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
223 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
224 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
225 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
226 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
227 0.01454 $83,896 $3,053 $86,949 $7,959.66 $159,193.18
228 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
229 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
230 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
231 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 16
301 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
302 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
303 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
304 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
305 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
306 0.01731 $99,879 $3,635 $103,514 $9,476.05 $189,520.90
307 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
308 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
309 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
310 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
311 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
312 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
313 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
314 0.01454 $83,896 $3,053 $86,949 $7,959.66 $159,193.18
315 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
316 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
317 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
318 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
319 0.01731 $99,879 $3,635 $103,514 $9,476.05 $189,520.90
320 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
321 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
322 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
323 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
324 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
325 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
326 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
327 0.01890 $109,053 $3,969 $113,022 $10,346.46 $206,929.23
328 0.00691 $39,871 $1,451 $41,322 $3,782.75 $75,655.08
329 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
330 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
331 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
GRAND TOTAL 100.00% $5,770,000.00 $210,000.00 $5,980,000.00 $547,431.83 $10,948,636.67
* Note: Annual fee amount is calculated based upon payment of total costs at 105%
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 17
SA140\139\779773.v2
Summary for publication
Ordinance No. ____-22
Ordinance establishing the Bridgewalk Condominium Homeowners’ Association
Housing Improvement Area pursuant to Minnesota Statutes, Sections 428A.11
to 428A.21
This ordinance establishes the Bridgewalk Condominium Homeowners’ Association Housing
Improvement Area (“Bridgewalk HIA”), which is the area legally described in Exhibit A of the
ordinance, and specifies the “Housing Improvements” that will be constructed in the
Bridgewalk HIA and financed with the Housing Improvement Fee described below.
This ordinance provides the city may impose a fee on housing units within the Bridgewalk HIA
at a rate, term or amount sufficient to produce revenues required to finance the construction
of the Housing Improvements (the “Housing Improvement Fee”). The Housing Improvement
Fee is set by a separate city council resolution, but the ordinance sets forth the basis for how
the Housing Improvement Fee will be determined. This basis is summarized as follows:
• The Housing Improvement Fee shall be imposed on housing units in the Bridgewalk HIA
based on square footage (percentage of undivided ownership) as prescribed in Exhibit A to
the Bridgewalk Condominium Declaration.
• The Housing Improvement Fee may be prepaid according to the terms set forth in the
resolution.
• The Housing Improvement Fee will be collected at the same time and in the same
manner as property taxes.
• The total Housing Improvement Fee for each unit may not exceed the amount specified
in the notice of public hearing for the resolution imposing the Housing Improvement
Fee.
This ordinance provides that at any time after a contract with the Bridgewalk Condominium
Homeowners’ Association for construction of all or part of the Housing Improvements has been
entered into or the work has been ordered, and the period for prepayment without interest of
the Housing Improvement Fee has begun, the city may begin disbursement to the Bridgewalk
Condominium Homeowners’ Association of the proceeds of an internal loan of available city
funds in the principal amount necessary to finance all or a portion of the cost of the Housing
Improvements that have not been prepaid, together with administrative costs.
In addition to the loan, at any time after the period for prepayment without interest of the
Housing Improvement Fee has ended, the city may issue bonds secured by Housing Improvement
Fees, as authorized pursuant to Section 428A.16 of the Act, in a principal amount necessary to
finance any portion of the cost of the Housing Improvements not financed through the loan.
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 18
Notice to residents of Bridgewalk Condominium Homeowners’ Association regarding
Bridgewalk Housing Improvement Area and Housing Improvement Fee
On June 20, 2022, the City Council of the City of St. Louis Park adopted Ordinance No. ____-22
establishing the Bridgewalk Condominium Homeowners’ Association Housing Improvement Area
(Bridgewalk HIA), and Resolution No. 22-_____ imposing a housing improvement fee to finan ce
housing improvements in that area, all pursuant to Minnesota Statutes, Chapter 428A.11 to
428A.21 (the "Act").
Owners of more than 70 percent of the housing units within the Bridgewalk HIA filed petitions
with the city clerk requesting a public hearing regarding both the ordinance and the fee
resolution. The public hearing for the ordinance and the fee resolution were held on June 6,
2022.
Within 5 days after adoption of the ordinance and the resolution, the city is required under the
Housing Improvement Act to mail this notice to owners of each housing unit in the affected area.
Following is a summary of the ordinance and the resolution, and important information about
your rights as an owner of a housing unit in the Bridgewalk HIA.
Summary of ordinance no.____ -22
Housing improvement area defined: The Bridgewalk HIA is defined as the area of the city legally
described in Exhibit A of the ordinance and contains 92 housing units along with underground
garage and common areas.
Housing improvements defined: The ordinance defines the “housing improvements” as the
following improvements to housing units and common areas within the Bridgewalk HIA:
Exterior building elements, including improvements to, replacement of or repair of flat
roofs over portion of pool area, north and south buildings and vestibule; main entry
improvements including but not limited to an ADA access ramp at main entrance; balconies;
exterior siding; masonry; common area windows and doors.
Interior building elements, including improvements to the lobby vestibule and doors;
common area carpeting and paint.
Building service elements, including improvements to, replacement of or repair of electrical
panel in boiler room; upgrade control system for heating boilers.
Pool elements, including west wall replacement; pool HVAC improvements.
Garage elements, including improvements to, replacement of and repair to exhaust and
heating systems.
Property site elements, including improvements to retaining walls.
Unit elements, including improvements to or replacement of unit windows and patio doors
(low-E glass)
Additional improvements: Should there be additional HIA funds left over after all proposed
improvements are complete, the Association may use the remaining funds for the following
additional improvements: an overhaul of the south elevator, upgrades to the life safety
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 19
system, paint stairwells and replace stairwell railings, and replace the concrete ramps to the
parking garages.
Housing improvement fee: The ordinance provides that the city may impose a fee on housing
units within the Bridgewalk HIA at a rate, term or amount sufficient to produce revenues
required to finance the construction of the Housing Improvements (the “Housing Improvement
Fee”). The Housing Improvement Fee is set by a separate city council resolution, but the
ordinance lays out the basis for how the Housing Improvement Fee will be determined. This
basis is summarized as follows:
• The Housing Improvement Fee shall be imposed on housing units in the Bridgewalk HIA
based on square footage (percentage of undivided ownership) as prescribed in Exhibit A to
the Bridgewalk Condominium Declaration.
• The Housing Improvement Fee may be prepaid according to the terms set forth in the
resolution.
• The Housing Improvement Fee will be collected at the same time and in the same
manner as property taxes.
• The total Housing Improvement Fee for each unit may not exceed the amount specified
in the notice of public hearing for the resolution imposing the Housing Improvement
Fee.
Financing: This ordinance provides that at any time after a contract with the Bridgewalk
Condominium Homeowners’ Association for construction of all or part of the Housing
Improvements has been entered into or the work has been ordered, and the period for
prepayment without interest of the Housing Improvement Fee has begun, the city may begin
disbursement to the Bridgewalk Condominium Homeowners’ Association of the proceeds of an
internal loan of available city funds in the principal amount necessary to finance all or a portion
of the cost of the Housing Improvements that have not been prepaid, together with
administrative costs.
In addition to the loan, at any time after the period for prepayment without interest of the
Housing Improvement Fee has ended, the city may issue bonds secured by Housing Improvement
Fees, as authorized pursuant to Section 428A.16 of the Act, in a principal amount necessary to
finance the portion of the cost of the Housing Improvements not financed through the loan.
Annual report: The ordinance requires that Bridgewalk Condominium Homeowners’
Association submit audited financial statements to the city each year while there are
outstanding obligations issued under the Act.
Summary of resolution no. 22-___
Fee imposed: The resolution describes the Housing Improvement Fee for each housing unit
within the Bridgewalk HIA. The Housing Improvement Fee is imposed for Housing Improvements
as a percentage of undivided ownership interest of each unit, all as prescribed in the Amended and
Restated Declaration of Bridgewalk Condominium Homeowners’ Association.
The estimated total cost of the housing improvements is $5,980,000, including administrative,
legal and finance costs. The annual fee per unit is shown in Exhibit A to the resolution.
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 20
Prepayment: The Housing Improvement Fee may be prepaid in total and without interest
between the effective date of the resolution and August 5, 2022. Partial prepayment of the
Housing Improvement Fee shall not be permitted. Prepayment must be made to the City
Treasurer. Housing unit owners may also fully prepay the unpaid portion of their Housing
Improvement Fee in any subsequent year. If a prepayment is made by November 15 of any
year, the amount must include interest at the rate of 6.00% through the end of that calendar
year. If the prepayment is made after November 15, the amount must include interest through
the end of the following calendar year.
Annual payment: If the total Housing Improvement Fee is not paid by August 5, 2022, the
Housing Improvement Fee will be imposed in equal installments, beginning in 2023, for a period
no greater than 20 years after the first installment is due and payable. The fee will include
interest at a rate of 6.00%.
County Fee: A de minimis fee may be imposed by Hennepin County for services in connection to
administration required in order for the fee to be made payable at the same time and in the same
manner as provided for payment and collection of ad valorem taxes.
Hardship Deferral: Owners who meet the eligibility criteria for a hardship deferral must apply by
July 8, 2022 for the deferral to be effective with the 2023 payment.
Notice of right to file objections
Housing unit owners subject to the Housing Improvement Fee have a right to veto either the
ordinance, the fee resolution, or both if owners of at least 45 percent of the housing units within
the Bridgewalk HIA file a written objection with the city clerk before the effective date of the
ordinance or resolution. The key dates are:
Ordinance and resolution adopted: June 20, 2022
Effective date of ordinance and resolution; veto/objection filing deadline: August 4, 2022
City deadline to prepay fee in full without interest: August 5, 2022
City deadline to apply for hardship deferral effective with 2023 payment: July 8, 2022
Further information
Copies of Ordinance No. ____-22 and Resolution No. 22-____ are on file with the city clerk for
public inspection. The fee for each unit is attached as Exhibit A to the resolution and shown
below. If you have questions about the Bridgewalk HIA or the Housing Improvement Fee, contact
Marney Olson, Housing Supervisor, at 952.924.2196 or molson@stlouispark.org.
Dated: June 24, 2022
City council meeting of June 20, 2022 (Item No. 4c)
Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement
Area (HIA) – Ward 4 Page 21
City of St. Louis Park
Housing Improvement Area - Bridgewalk HIA
Assessment Allocation
Association Unit No.Percentage
Interest
Total Common Area
Construction Cost
Total Financing &
Soft Costs
TOTAL COSTS
(PREPAYMENT
AMOUNT)
* Annual Fee
(105% of Total
Costs)
Total P & I Paid Per
Unit (105%) - Non
prepaid only
101 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
102 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
103 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
104 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
105 0.01678 $96,821 $3,524 $100,344 $9,185.91 $183,718.12
106 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
107 0.01102 $63,585 $2,314 $65,900 $6,032.70 $120,653.98
108 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
109 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
110 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
111 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
112 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
113 0.01412 $81,472 $2,965 $84,438 $7,729.74 $154,594.75
114 0.01100 $63,470 $2,310 $65,780 $6,021.75 $120,435.00
115 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
116 0.01100 $63,470 $2,310 $65,780 $6,021.75 $120,435.00
117 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
118 0.01678 $96,821 $3,524 $100,344 $9,185.91 $183,718.12
119 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
120 0.01371 $79,107 $2,879 $81,986 $7,505.29 $150,105.81
121 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
122 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
123 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
124 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
125 0.01106 $63,816 $2,323 $66,139 $6,054.60 $121,091.92
126 0.01412 $81,472 $2,965 $84,438 $7,729.74 $154,594.75
127 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
128 0.01100 $63,470 $2,310 $65,780 $6,021.75 $120,435.00
129 0.00850 $49,045 $1,785 $50,830 $4,653.17 $93,063.41
130 0.01100 $63,470 $2,310 $65,780 $6,021.75 $120,435.00
201 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
202 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
203 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
204 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
205 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
206 0.01731 $99,879 $3,635 $103,514 $9,476.05 $189,520.90
207 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
208 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
209 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
210 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
211 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
212 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
213 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
214 0.01454 $83,896 $3,053 $86,949 $7,959.66 $159,193.18
215 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
216 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
217 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
218 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
219 0.01731 $99,879 $3,635 $103,514 $9,476.05 $189,520.90
220 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
221 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
222 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
223 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
224 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
225 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
226 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
227 0.01454 $83,896 $3,053 $86,949 $7,959.66 $159,193.18
228 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
229 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
230 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
231 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
301 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
302 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
303 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
304 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
305 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
306 0.01731 $99,879 $3,635 $103,514 $9,476.05 $189,520.90
307 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
308 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
309 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
310 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
311 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
312 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
313 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
314 0.01454 $83,896 $3,053 $86,949 $7,959.66 $159,193.18
315 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
316 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
317 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
318 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
319 0.01731 $99,879 $3,635 $103,514 $9,476.05 $189,520.90
320 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
321 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
322 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
323 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
324 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
325 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
326 0.01133 $65,374 $2,379 $67,753 $6,202.40 $124,048.05
327 0.01890 $109,053 $3,969 $113,022 $10,346.46 $206,929.23
328 0.00691 $39,871 $1,451 $41,322 $3,782.75 $75,655.08
329 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
330 0.01126 $64,970 $2,365 $67,335 $6,164.08 $123,281.65
331 0.00863 $49,795 $1,812 $51,607 $4,724.34 $94,486.73
GRAND TOTAL 100.00%$5,770,000.00 $210,000.00 $5,980,000.00 $547,431.83 $10,948,636.67
BRIDGEWALK CONDOMINIUM HOUSING IMPROVEMENT AREA
Bridgewalk
* Note: Annual fee amount is calculated based upon payment of total costs at 105%
City council meeting of June 20, 2022 (Item No. 4c) Title: Establishment of Bridgewalk Condominium Homeowners’ Association Revised Housing Improvement Area (HIA) – Ward 4 Page 22
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4d
Executive s ummary
Title: Sota Clothing conditional use permit
Recommended action: Motion to adopt Resolution approving the conditional use permit to
operate an assembly use at the existing building at 6518-6524 Walker Street subject to the
conditions recommended by staff.
Policy consideration: Does the conditional use permit meet code requirements?
Summary: Sota Clothing requests a conditional use permit (CUP) to operate an event/assembly
use at the existing building at 6518-6524 Walker Street. The space will have a maximum
capacity of 49 persons and will be open to the public for rent. Sota clothing will work with a
catering company. The catering company may provide alcohol at the request of those renting
the space.
The space will be called Doc’s Hall
to pay homage to Lewis “Doc”
Brown who operated a barber
shop and pool hall in the Walker
Building in the early 1900s.
Previous/future actions Governing body Date
Public hearing conducted. No comments received.
Recommendation of approval passed.
Planning commission 06/01/2022
Financial or budget considerations: None
Strategic priority consideration: Not applicable.
Supporting documents: discussion, draft resolution, building floor plan, photos of Doc’s Hall
Prepared by: Natalie Brown, HKGi
Reviewed by: Gary Morrison, Zoning Administrator
Sean Walther, planning and zoning supervisor
Karen Barton, community development director
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4d) Page 2
Title: Sota Clothing conditional use permit
Discussion:
Site information: Sota Clothing is on the north side of Walker Street, between Library Lane and
Lake Street West. They propose utilizing existing building space for an event/assembly use.
Site area (acres): 0.3 acres
Current uses: Surrounding land uses:
Retail and office North: Commercial with residential
above
East: Commercial
South: Commercial
West: Railroad/Lake Street
Current 2040 land use guidance Current zoning
MX - mixed use MX-2 neighborhood mixed use
Background: Sota Clothing opened its company headquarters and retail store in the Walker
Building in 2018. The company’s retail and office uses are permitted principal uses in the MX-2
district with the warehouse component permitted as an accessory use.
Present considerations: The applicant requests city approval to utilize existing building space
for an event/assembly use. The Doc’s Hall Event Center is named to pay homage to Lewis “Doc”
Brown who operated a barber shop and pool hall in the Walker Building in the early 1900s. The
maximum capacity for the event center is 49 people per the Fire Marshal’s inspection. Sota
Clothing will work with a catering company. The caterer may provide alcohol upon request of
those renting the hall.
The event center is allowed with a CUP as a place of assembly with or without intoxicating
liquor use in the MX-2 district. The place of assembly CUP is subject to six specific conditions
reviewed below.
City council meeting of June 20, 2022 (Item No. 4d) Page 3
Title: Sota Clothing conditional use permit
Zoning analysis: Staff finds the application meets all the specific conditions for a conditional use
permit for a place of assembly use as required by Sec. 36-265(e)(3) in the MX-2 district:
1. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or
shall be otherwise located so that access can be provided without generating significant
traffic on local residential streets. While Walker Street is a local commercial street, the
property is located approximately 250 feet from Lake Street which is a Major Collector. The
subject property is separated from Lake Street by a railroad. In addition, this building’s
location is not located near a local residential street, so it will not generate traffic on local
residential streets.
2. Not permitted in a building with residential uses. There is no residential use in the building.
3. Seating capacity shall be limited to 150 persons. The event center’s capacity is 49 persons.
4. Parking shall meet zoning code requirements, unless it is a religious or other institution that
requires walking because of a religious tenet or other rule, then one space per every eight
seats shall be required. This property is located in the Historic Walker Lake area and is zoned
Mixed-Use 2 (MX-2). In this district, the minimum parking requirements are applied to new
buildings and additions to existing buildings only. Minimum parking requirements are not
applied to uses occupying existing buildings. Therefore, the conversion of the existing space
within the Sota Clothing building does not require additional parking. The event center, if
approved, will utilize the public on-street parking in the area.
5. In multi-tenant buildings, noise shall be contained within that space dedicated to the place
of assembly use. No noise shall be audible within common areas or in adjacent units. The
building has office space on the second floor that will not be affected by event use.
6. In multi-tenant buildings, the place of assembly shall have a separate entrance or shall have
an interior entrance that is within 50 feet of a common building entrance. The entrance to
the assembly use is within 50 feet of the building entrance.
The proposed place of assembly use must also meet the following general requirements for
conditional use permits:
1. Consistency with city plans. The use of this property as a place of assembly is consistent
with and supports principles, goals, objectives, land use designations, redevelopment plans,
neighborhood objectives, and implementation strategies of the comprehensive plan. The
property is guided mixed use which allows the existing and proposed uses. The event space
provides a unique gathering space for both the business and residential community.
2. Nuisance. The place of assembly use is not detrimental to the health, safety, morals, and
general welfare of the community. It will not have undue adverse impacts on the use and
enjoyment of properties, existing and anticipated traffic conditions, parking facilities on
adjacent streets, and values of properties near the conditional use. Staff are not aware of
any complaints regarding the current uses, and do not anticipate negative effects from the
proposed use.
3. Compliance with code. The proposal is consistent with the regulations, intent and purpose
of city code and the MX-2 zoning district.
4. Consistency with service capacity. The proposal will not have undue adverse impacts on
governmental facilities, services or improvements.
5. Site design. The place of assembly use is utilizing an existing building and will not be
altering the existing building or developing any building additions. The existing site design
meets the city’s requirements.
City council meeting of June 20, 2022 (Item No. 4d) Page 4
Title: Sota Clothing conditional use permit
6. Consistency with utilities. The proposal is consistent with all city stormwater, sanitary sewer,
and water plans.
7. Conditions specific to site. As noted above, the site meets the conditions specific to places of
assembly uses.
City council meeting of June 20, 2022 (Item No. 4d) Page 5
Title: Sota Clothing conditional use permit
Resolution No. 22-____
Resolution approving the conditional use permit of
Sota Clothing
Whereas, Sota Clothing applied for approval of a conditional use permit in the manner
required under the St. Louis Park Ordinance Code, and all proceedings have been duly had
thereunder; and
Whereas, the proposed conditional use permit has been found to be in all respects
consistent with the Comprehensive Plan and the regulations and requirements of the laws of
the State of Minnesota and the ordinances of the City of St. Louis Park; and
Now therefore be it resolved the conditional use permit of Sota Clothing is hereby
approved and accepted by the City as being in accord and conformity with all ordinances, City
plans and regulations of the City of St. Louis Park and the laws of the State of Minnesota,
provided, however, that this approval is made subject to the opinion of the City Attorney and
Certification by the City Clerk and subject to the following conditions:
1. The capacity of any event shall not exceed 49 people.
2. In addition to any other remedies, the developer or owner shall pay an administrative fee of
$750 per violation of any condition of this approval.
3. The conditional use permit shall be revoked and cancelled if the use is discontinued for one
year, or the building or structure for which the conditional use permit is granted is
removed.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
City council meeting of June 20, 2022 (Item No. 4d) Page 6
Title: Sota Clothing conditional use permit
Building floor plan:
Doc’s
Hall
Front of building Entrance
City council meeting of June 20, 2022 (Item No. 4d) Page 7
Title: Sota Clothing conditional use permit
Photos of Doc’s Hall:
City council meeting of June 20, 2022 (Item No. 4d) Page 8
Title: Sota Clothing conditional use permit
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4e
Executive s ummary
Title: Resolution authorizing the city’s participation in local performance measurement program
Recommended action: Motion to adopt Resolution authorizing the city’s participation in local
performance measurement program
Policy consideration: Does the city council wish to participate in the local performance
measurement program for 2021?
Summary: In 2010, the Legislature created the Council on Local Results and Innovation (CLRI)
and charged the group with developing a voluntary performance measurement reporting
program for Minnesota cities and counties. In order to participate in the program, each city or
county must pass a resolution that confirms participation and implement a minimum of ten
performance measures developed by the CLRI. All participants are required to file a report with
the Office of the State Auditor by July 1, 2022. The report must include a resolution declaring
participation in the program and a report with a minimum of ten performance measures. The
city began participation in 2018.
Staff have developed the tools necessary to participate in the program. If the city’s participation
is approved by the council, staff will submit the attached data for 2021 and the signed
resolution to the Office of the State Auditor by July 1, 2022. In order to comply with the posting
requirements, the data will be available to residents on the city’s website.
Financial or budget considerations: A city or county that chooses to participate in the program
is eligible for a reimbursement of $0.14 cents per capita from the State. In addition, the city
would also be exempt from levy limits under sections 275.70 to 275.74 for taxes payable in the
following calendar year, if levy limits are in effect.
Strategic priority consideration: Not applicable.
Supporting documents: Resolution
Report on Performance Measures for 2021
Prepared by: Melanie Schmitt, finance director
Approved by: Kim Keller, city manager
Page 2
City council meeting of June 20, 2022 (Item No. 4e)
Title: Resolution authorizing the city’s participation in local performance measurement program
Resolution No. 22-___
Authorizing reporting requirements
for the local performance measurement program
Whereas, Benefits to the City of St Louis Park for participation in the Minnesota Council
on Local Results and Innovation’s comprehensive performance measurement program are
outlines in MS 6.91 and include eligibility for a reimbursement as set by State statute; and
Whereas, Any city participating in the comprehensive performance measurement
program is also exempt from levy limits for taxes, if levy limits are in effect; and
Whereas, The City Council of the City of St Louis park has adopted and implemented at
least 10 of the performance measures, as developed by the Council on Local Results and
Innovation, and a system to use this information to help plan, budget, manage, and evaluate
programs and processes for optimal future outcomes; and
Now therefore let it be resolved that, the City Council of St. Louis Park will report the
results of the performance measures to its citizenry by the end of the year through publication,
direct mailing, posting on the city’s/county’s website, or through a public hearing at which the
budget and levy will be discussed and public input allowed.
Be it further resolved, the City Council of St. Louis Park will submit to the Office of the
State Auditor the actual results of the performance measures adopted by the city.
Wherefore, I set my hand and cause the Great Seal of the City of St. Louis Park to be
affixed this 20th day of June 2022.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
St. Louis Park • 5005 Minnetonka Blvd., St. Louis Park, MN 55416
www.stlouispark.org • Phone: 952.924.2575 • Fax: 952.928.2662 • TTY: 952.924.2518
Report on Performance Measures for 2021
City of St. Louis Park
Category # Performance Measure Data
General
1. Percent change in the taxable property
market value
10.58%
2. Number of nuisance code enforcement
cases per 1,000 population
11.5
3. Bond Rating AAA
Police
Service
4. Part I and II Crime Rates Part I: 1,523 Part II: 1,218
Fire & EMS
Service
5. Insurance industry rating of fire services ISO 2
6. EMS calls per 1,000 population 77.74
Streets
7. Average city street pavement condition
rating
61.6
8. Expenditures for road rehabilitation per
paved lane mile rehabilitated (jurisdiction
only roads)
$608,526
9. Percentage of all jurisdiction lane miles
rehabilitated in the year
2.10%
Water
10. Operating costs per 1,000,000 gallons of
water pumped/produced
$3,449
Sanitary
Sewer
11. Number of sewer blockages on city system
per 100 connections .044
City council meeting of June 20, 2022 (Item No. 4e)
Title: Resolution authorizing the city’s participation in local performance measurement program Page 3
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4f
Executive s ummary
Title: Accept donation from CenterPoint Energy
Recommended action: Motion to adopt resolution approving acceptance of a monetary
donation from CenterPoint Energy to purchase a Tactical R/C Remote Visualization vehicle.
Policy consideration: Does the St. Louis Park City Council wish to accept the gift with
restrictions on its use?
Summary: State statute requires city council’s acceptance of donations. This requirement is
necessary in order to make sure the city council has knowledge of any restrictions placed on the
use of each donation prior to it being expended.
The St. Louis Park Police Department has a strong history of being innovative in providing a safe
community through quality service, community partnerships and professionalism. One of the
challenges for a modern police department is being able to resolve high-risk incidents while
minimizing the possibility of injury. A new device has been developed that allows officers to
remotely control a vehicle that is equipped with an officer’s body worn camera or cell phone
that can provide a live video feed to responders. The Tactical R/C Remote Visualization vehicle
(Tactical-RC.com) is a relatively inexpensive solution compared to other remote-control devices
sold for law enforcement use. While it is less expensive, the Tactical R/C device is more capable
than others in its ability to push open doors, move chairs, as well as drive over clothing and
small obstacles. CenterPoint Energy has made a $2,400 donation to the police department to
allow for the purchase of one Tactical R/C Remote Visualization vehicle for patrol use.
The city attorney has reviewed this matter. His opinion is that state law permits the payment of
such expenses by this organization, regardless of whether the funds come from primary or
secondary sources. It is treated as a gift to the city and there needs to be a resolution adopted
by the city council determining that the gift serves a public purpose and acceptance of the gift.
Financial or budget considerations: A Tactical R/C device costs $2400; this donation funds the
purchase of one.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Resolution
Prepared by: Mike Harcey, police chief
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4f) Page 2
Title: Accept donation from CenterPoint Energy
Resolution No. 22-___
Accept monetary donation from CenterPoint Energy
to the St. Louis Park Police Department
Whereas, The City of St. Louis Park is required by State statute to authorize acceptance of
any donations; and
Whereas, the city council must also ratify any restrictions placed on the donation by the
donor; and
Now therefore be it resolved, CenterPoint Energy has graciously provided a donation in the
amount of $2,400 to be used to purchase a Tactical R/C Remote Visualization vehicle.
It is further resolved, by the city council of the City of St. Louis Park that the gift is hereby
accepted with thanks to CenterPoint Energy for their generosity and support of the police
department’s commitment to providing a safe community through quality service, community
partnerships and professionalism.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4g
Executive summary
Title: Accept donation from The St. Louis Park American Legion
Recommended action: Motion to adopt resolution approving acceptance of a monetary
donation from the St. Louis Park American Legion to purchase a Tactical R/C Remote
Visualization vehicle.
Policy consideration: Does the St. Louis Park City Council wish to accept the gift with
restrictions on its use?
Summary: State statute requires city council’s acceptance of donations. This requirement is
necessary in order to make sure the city council has knowledge of any restrictions placed on the
use of each donation prior to it being expended.
The St. Louis Park Police Department has a strong history of being innovative in providing a safe
community through quality service, community partnerships and professionalism. One of the
challenges for a modern police department is being able to resolve high-risk incidents while
minimizing the possibility of injury. A new device has been developed that allows officers to
remotely control a vehicle that is equipped with an officer’s body worn camera or cell phone
that can provide a live video feed to responders. The Tactical R/C Remote Visualization vehicle
(Tactical-RC.com) is a relatively inexpensive solution compared to other remote-control devices
sold for law enforcement use. While it is less expensive, the Tactical R/C device is more capable
than others in its ability to push open doors, move chairs, as well as drive over clothing and
small obstacles. The St. Louis Park American Legion has made a $2,400 donation to the police
department to allow for the purchase of one Tactical R/C Remote Visualization vehicle for
patrol use.
The city attorney has reviewed this matter. His opinion is that state law permits the payment of
such expenses by this organization, regardless of whether the funds come from primary or
secondary sources. It is treated as a gift to the city and there needs to be a resolution adopted
by the city council determining that the gift serves a public purpose and acceptance of the gift.
Financial or budget considerations: A Tactical R/C device costs $2400; this donation funds the
purchase of one.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Resolution
Prepared by: Mike Harcey, police chief
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4g) Page 2
Title: Accept donation from The St. Louis Park American Legion
Resolution No. 22-___
Accept monetary donation from the St. Louis Park American Legion
to the St. Louis Park Police Department
Whereas, The City of St. Louis Park is required by State statute to authorize acceptance of
any donations; and
Whereas, the city council must also ratify any restrictions placed on the donation by the
donor; and
Now therefore be it resolved, the St. Louis Park American Legion has graciously provided a
donation in the amount of $2,400 to be used to purchase a Tactical R/C Remote Visualization
vehicle.
It is further resolved, by the city council of the City of St. Louis Park that the gift is hereby
accepted with thanks to the St. Louis Park American Legion for their generosity and support of
the police department’s commitment to providing a safe community through quality service,
community partnerships and professionalism.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4h
Executive s ummary
Title: Special assessment – sewer service line repair at 2701 Glenhurst Avenue South.
Recommended action: Motion to adopt a resolution authorizing the special assessment for the
repair of the sewer service line at 2701 Glenhurst Avenue South, St. Louis Park, MN.
P.I.D. 31-029-24-41-0007.
Policy consideration: The proposed action is consistent with policy previously established by
the city council.
Summary: Marc Grossfield and Jordana Green, owners of the single-family residence at 2701
Glenhurst Avenue South, have requested the city authorize the repair of the sewer service line
for their home and assess the cost against the property in accordance with the city’s special
assessment policy.
The city requires the repair of service lines to promote the general public health, safety and welfare
within the community. The special assessment policy for the repair or replacement of water or
sewer service lines for existing homes was adopted by the city council in 1996. This program was put
into place because sometimes property owners face financial hardships when emergency repairs like
this are unexpectedly required. Plans and permits for this service line repair work were completed,
submitted, and approved by city staff. The property owner hired a contractor and repaired the sewer
service line in compliance with current codes and regulations. Based on the completed work, this
repair qualifies for the city’s special assessment program. The property owners have petitioned the
city to authorize the sewer service line repair and special assess the cost of the repair. The total
eligible cost of the repair has been determined to be $11,933.30.
Financial or budget considerations: The city has funds in place to finance the cost of this special
assessment.
Strategic priority consideration: Not applicable.
Supporting documents: Resolution
Prepared by: Jay Hall, utility superintendent
Reviewed by: Mark Hanson, public works director
Emily Carr, assessing technician
Jason T. West, interim director of parks and recreation / recreation superintendent
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4h) Page 2
Title: Special assessment – sewer service line repair at 2701 Glenhurst Avenue South.
Resolution No. 22-____
Resolution authorizing the special assessment for the repair of the
sewer service line at 2701 Glenhurst Avenue South, St. Louis Park, MN
P.I.D. 31-029-24-41-0007
Whereas, the property owners at 2701 Glenhurst Avenue South, have petitioned the
City of St. Louis Park to authorize a special assessment for the repair of the sewer service line
for the single family residence located at 2701 Glenhurst Avenue South; and
Whereas, the property owners have agreed to waive the right to a public hearing, right
of notice and right of appeal pursuant to Minnesota Statute, Chapter 429; and
Whereas, the City Council of the City of St. Louis Park has received a report from the
Utility Superintendent related to the repair of the sewer service line.
Now therefore be it resolved by the City Council of the City of St. Louis Park, Minnesota,
that:
1. The petition from the property owners requesting the approval and special assessment for
the sewer service line repair is hereby accepted.
2. The sewer service line repair that was done in conformance with the plans and
specifications approved by the Public Works Department and Department of Building and
Energy is hereby accepted.
3. The total cost for the repair of the sewer service line is accepted at $11,933.30.
4. The property owners have agreed to waive the right to a public hearing, notice and appeal
from the special assessment; whether provided by Minnesota Statutes, Chapter 429, or by
other statutes, or by ordinance, City Charter, the constitution, or common law.
5. The property owners have agreed to pay the city for the total cost of the above
improvements through a special assessment over a ten (10) year period at the interest rate
of 3%.
6. The property owners have executed an agreement with the city and all other documents
necessary to implement the repair of the sewer service line and the special assessment of
all costs associated therewith.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4i
Executive s ummary
Title: Special assessment – sewer service line repair at 2928 Alabama Avenue South.
Recommended action: Motion to adopt a resolution authorizing the special assessment for the
repair of the sewer service line at 2928 Alabama Avenue South, St. Louis Park, MN.
P.I.D. 09-117-21-33-0117.
Policy consideration: The proposed action is consistent with policy previously established by
the city council.
Summary: Alex Berg , owner of the single-family residence at 2928 Alabama Avenue South, has
requested the city authorize the repair of the sewer service line for his/her home and assess
the cost against the property in accordance with the city’s special assessment policy.
The city requires the repair of service lines to promote the general public health, safety and welfare
within the community. The special assessment policy for the repair or replacement of water and/or
sewer service lines for existing homes was adopted by the city council in 1996. This program was put
into place because sometimes property owners face financial hardships when emergency repairs like
this are unexpectedly required. Plans and permits for this service line repair work were completed,
submitted, and approved by city staff. The property owner hired a contractor and repaired the sewer
service line in compliance with current codes and regulations. Based on the completed work, this
repair qualifies for the city’s special assessment program. The property owner has petitioned the city
to authorize the sewer service line repair and special assess the cost of the repair. The total eligible
cost of the repair has been determined to be $4,885.00.
Financial or budget considerations: The city has funds in place to finance the cost of this special
assessment.
Strategic priority consideration: Not applicable.
Supporting documents: Resolution
Prepared by: Jay Hall, utility superintendent
Reviewed by: Mark Hanson, public works director
Emily Carr, assessing technician
Jason T. West, interim director of parks and recreation / recreation superintendent
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4i) Page 2
Title: Special assessment – sewer service line repair at 2928 Alabama Avenue South.
Resolution No. 22-____
Resolution authorizing the special assessment for the repair of the
sewer service line at 2928 Alabama Avenue South, St. Louis Park, MN
P.I.D. 09-117-21-33-0117
Whereas, the property owner at 2928 Alabama Avenue South, has petitioned the City of
St. Louis Park to authorize a special assessment for the repair of the sewer service line for the
single family residence located at 2928 Alabama Avenue South; and
Whereas, the property owner has agreed to waive the right to a public hearing, right of
notice and right of appeal pursuant to Minnesota Statute, Chapter 429; and
Whereas, the City Council of the City of St. Louis Park has received a report from the
Utility Superintendent related to the repair of the sewer service line.
Now therefore be it resolved by the City Council of the City of St. Louis Park, Minnesota,
that:
1. The petition from the property owner requesting the approval and special assessment for
the sewer service line repair is hereby accepted.
2. The sewer service line repair that was done in conformance with the plans and
specifications approved by the Public Works Department and Department of Department of
Building and Energy is hereby accepted.
3. The total cost for the repair of the sewer service line is accepted at $4,885.00.
4. The property owner has agreed to waive the right to a public hearing, notice and appeal
from the special assessment; whether provided by Minnesota Statutes, Chapter 429, or by
other statutes, or by ordinance, City Charter, the constitution, or common law.
5. The property owner has agreed to pay the city for the total cost of the above improvements
through a special assessment over a ten (10) year period at the interest rate of 3%.
6. The property owner has executed an agreement with the city and all other documents
necessary to implement the repair of the sewer service line and the special assessment of
all costs associated therewith.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4j
Executive s ummary
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates
related to the affordable housing component of its Beltline Station Development (Ward 1)
Recommended action: Motion to adopt Resolution approving the Contract for Private
Development, the AHTF deferred loan, and related documents between the city and Beltline
Station Limited Partnership (an affiliate of Sherman Associates) related to the affordable
housing component of its Beltline Blvd Station Development.
Policy consideration: Does the city council wish to approve the proposed Redevelopment
Contract with Beltline Station Limited Partnership (an affiliate of Sherman Associates) and
related documents, and to utilize a deferred loan for $618,238 to facilitate the all-affordable
housing component of the Beltline Blvd Station Development?
Summary: Beltline Station Limited Partnership (“Redeveloper”) and Sherman Associates seek to
construct a four-story all affordable apartment building with 82 units and underground parking
in conjunction with its Beltline Blvd Station Development. Of these, 77 units would be available
at 60% AMI, five units would be available at 30% AMI and 22 units would be 3-bedrooms.
As part of the financing for the all-affordable building, the Redeveloper requested $618,238
from the city’s affordable housing trust fund (AHTF) via a 25-year deferred loan to provide five
units affordable to households at 30% (AMI). If Beltline Station Limited Partnership sells,
refinances or resyndicates the affordable building prior to the deferred loan being repaid, it will
be required to repay the deferred loan in full plus interest. These terms are included in the
Contract for Private Development between the Redeveloper, the EDA, and the City of St. Louis
Park. Typically, only the EDA is required to approve redevelopment contracts. However,
because the recommended financial assistance includes funding from the AHTF and the terms
and conditions of the AHTF assistance are included in the Redevelopment Contract, the City of
St. Louis Park is also required to approve the contract and the AHTF amount.
Financial or budget considerations: Under the proposed redevelopment contract the
Redeveloper agrees to construct the affordable housing component as specified under the PUD.
It is recommended that $1,442,847 in tax increment financing (TIF) be provided to the
development to enable it to become financially feasible and move forward. Additionally, it is
recommended that $618,238 be provided from the city’s affordable housing trust fund (AHTF)
via a 25-year deferred loan to make five units more deeply affordable to households at 30% of
AMI. The terms and amount of AHTF assistance are specified within the Redevelopment
Contract with Beltline Station Limited Partnership (an affiliate of Sherman Associates) which is
also scheduled for consideration by the EDA on June 20, 2022.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion; resolution
Prepared by: Jennifer Monson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Michele Schnitker, deputy community development director
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4j) Page 2
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
Discussion
Background: A summary of all previous actions is provided in the following table. More specific
details on the various actions are provided below the table.
Action Date
The EDA approved CMAQ Grant Approval to construct a parking ramp
rather than a surface parking lot for SWLRT park and ride requirements
November 2014
The EDA sent out a request for proposals for the Beltline Station Site July 2017
The EDA entered into a preliminary development agreement with
Sherman Associates to develop the Beltline Station Site
February 2018
The EDA provided a loan to Sherman Associates to assist in purchasing
the Vision Bank parcel to allow for more than just transit parking
February 2019
The EDA and city approved the first amendment to the Preliminary
Development Agreement
June 2019
The EDA approved a Subrecipient Agreement with the Metropolitan
Council which specified the terms under which the CMAQ funds would
be disbursed to the EDA.
October 2019
The EDA entered into a Cooperative Construction Agreement with the
Metropolitan Council to construct the parking ramp
November 2020
The EDA discussed Sherman Associates financial assistance request and
approved a second amendment to the preliminary development
agreement and received a staff report outlining the details of the
proposed Beltline Station Development.
June 2021
The EDA received a report providing an update on the status of the
development and issues related to high ground water on-site
November 2021
Sherman Associates received a tax-exempt bond allocation of $13.7
million from Minnesota Management and Budget (MMB) to help
finance the development’s all-affordable component.
January 2022
The city council approved the comprehensive plan amendment. March 2022
The city council approved various vacation requests, a preliminary and
final plat, and a preliminary and final planned unit development for the
Beltline Station Development
April 2022
The EDA received a report regarding the proposed business terms for
the EDA’s purchase and redevelopment contracts with Sherman
Associates related to the proposed Beltline Station Development
April 2022
The EDA held a hearing regarding the issuance of the tax-exempt bond
allocation
May 2022
The EDA/city council approved the Beltline Station 1 TIF District and
Beltline Station 2 TIF District.
June 6, 2022
Detailed summary of past actions: In November 2014, the council approved a resolution
authorizing submittal of a federal Congestion Mitigation Air Quality (CMAQ) grant for a
structured parking ramp to be located immediately north of the SWLRT Beltline Blvd Station
platform in lieu of a large parking lot. The EDA was subsequently awarded a $6.4 million grant
City council meeting of June 20, 2022 (Item No. 4j) Page 3
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
through the Federal Transit Administration’s (FTA) CMAQ program that is regionally
administered by the Metropolitan Council.
In July 2017, the EDA conducted a formal Request for Proposals process to solicit transit-
oriented development proposals for the Beltline Blvd. Station Redevelopment Site. The EDA
determined Sherman Associates’ proposal most closely aligned with the city’s vision,
development objectives and preferred programming for the site. Subsequently the EDA, city
and Sherman Associates entered into a Preliminary Development Agreement (PDA) on February
5, 2018. Sherman Associates then purchased the 4725 Highway 7 property for the future park &
ride in February 2019. At that time, the EDA provided Sherman Associates with a $3.1 million
loan to assist with the purchase of the property. The loan currently has an outstanding principal
balance of $877,457.43 plus interest. EDA legal counsel recommends amending the repayment
timeline of the loan to coincide with the closing on the acquisition of parcels owned by the City
and the EDA in connection with the development or December 15, 2022.
On June 17, 2019 the EDA and city approved a First Amendment to the Preliminary
Development Agreement (PDA) extending the agreement to June 30, 2020. Since then, the
parties have been working collaboratively on a joint development (site and building) vision for
the site. Additionally, staff, Ehlers (the EDA’s financial consultant), and Sherman Associates
have been discussing all development costs, financial feasibility, and the necessary level of
financial assistance needed to bring the multi-phase development to fruition.
On October 21, 2019, the EDA approved a Subrecipient Agreement with the Metropolitan
Council which specified the terms under which the CMAQ funds would be disbursed to the EDA.
On November 2, 2020, the EDA entered into a Cooperative Construction Agreement with the
Metropolitan Council under which the EDA committed to constructing a multi-level parking
structure on the 4725 Highway 7 property (in lieu of a surface parking lot) just prior to the start
of revenue service. The parking facility is to provide 268 public park & ride stalls and is to be
constructed in compliance with specified federal requirements. Additional parking stalls may be
included in the park & ride structure to serve the larger mixed-use, transit-oriented
development on the site. Those additional stalls would need to be funded locally outside of the
CMAQ grant.
The EDA received a report on June 14, 2021 related to Sherman’s application for tax increment
financing (TIF) assistance. Later that month, the EDA and city approved an extension of the
Preliminary Development Agreement (PDA) with Sherman Associates to continue working on
the parties’ mutual vision for the joint development site. In the November 8, 2021 study session
staff report, the EDA/council received an update on the proposed Beltline Station Development
outlining its various components including:
• Seven-story mixed-use building with six levels of market rate housing (156 units) and
approximately 21,000 square feet of neighborhood commercial space, potentially
anchored by a grocer.
• Four-story all affordable apartment building with 82 units and underground parking.
• Five-story market rate apartment building with 146 units and underground parking.
• A 592-stall parking ramp, including 268 park and ride stalls, 322 residential stalls and
approximately 2,000 square feet of retail/commercial space.
City council meeting of June 20, 2022 (Item No. 4j) Page 4
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
Additionally, it was explained that due to the site’s high groundwater, the parking ramp needed
to be expanded to accommodate additional residential parking that could not be constructed
underground.
In January 2022, Sherman Associates received a tax-exempt bond allocation of $13.7 million
from Minnesota Management and Budget (MMB) to help finance the development’s all-
affordable component. This bond allocation comes along with federal Low Income Housing Tax
Credits (LIHTC) which will provide an estimated $7.98 million in equity for the project. Together,
the sources are providing approximately 86% of the funding for the all-affordable building. The
developer intends to proceed with a soft closing of the bonds by the required deadline of
Friday, July 8, 2022 to secure the financing for the project. The EDA’s bond counsel and the
developer’s attorneys recommend that the Purchase Agreement for the Beltline Station Site
and the Contract for Private Redevelopment pertaining to the all-affordable building be
approved and executed prior to this date.
Since the Redeveloper received a LIHTC allocation for the affordable housing building, it is now
anticipated that the entire development would be constructed in close succession with the
affordable housing component commencing first (previously it was scheduled to be constructed
last). Pending approval of its financing, Sherman Associates intends to start utility work on the
site in September 2022 and begin construction of the affordable housing building later the fall
of 2022 (but no later than January 31, 2023).
Sherman Associates applied for a comprehensive plan amendment to re -guide portions of the
site from right-of-way and railroad to transit-oriented development, a preliminary and final
plat, and a preliminary and final planned unit development. The comprehensive plan
amendment was reviewed by the planning commission on February 16, 2022 and was approved
by city council on March 7, 2022. On April 4, 2022, the city approved the first reading of an
ordinance vacating various street, highway, alley, and easement rights-of-way to prepare the
site for redevelopment, approved the preliminary and final plat, and approved the first reading
of an ordinance approving a planned unit development zoning district for the site. For more
details on the overall development proposal, refer to the April 4, 2022 staff report. In addition,
the Redeveloper submitted a vacation application to Hennepin County to vacate portions of
CSAH 25 along the northern portion of the site, which were approved on May 2, 2022.
Key business terms for the EDA’s purchase and redevelopment contracts with Sherman
Associates related to the proposed Beltline Station Development were provided in the April 18,
2022 staff report.
On June 6, 2022, the EDA approved the establishment of Beltline Blvd Station 1 and 2 TIF
Districts authorizing the financing vehicles for the requested TIF assistance.
City council meeting of June 20, 2022 (Item No. 4j) Page 5
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
Architectural site plan
The overall Beltline Station Development’s proposed mix of unit types is provided below.
Unit Type Summary
Building Studio Alcove 1 bed 1bed+ 2bed 2bed+ 3bed TOTAL
Building 1:
Market Rate
21 11 56 15 53 156
Building 2:
Affordable
30% AMI - 1
60% AMI -14
30%AMI - 3
60%AMI - 42
30%AMI - 1
60%AMI - 21
5
77
Building 3:
Market Rate
15 53 15 58 5 146
Total 21 26 124 30 156 5 22 384
Inclusionary housing policy: The proposed Beltline Blvd Station Development exceeds the
requirements of the city’s inclusionary housing policy in effect October 2021. The Development
would be mixed income with 302 market rate units and 82 units (20 percent) offered at
affordable rents in one building. Specifically, 77 units would offer affordable rents to
households at 60% AMI and five units would offer affordable rents to households at 30% AMI,
exceeding the city’s inclusionary housing requirements (“the affordable component”).
Additionally, the housing would be kept affordable for at least 40 years, by covenant, per the
requirements of the LITHC allocation.
City council meeting of June 20, 2022 (Item No. 4j) Page 6
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
An all-affordable building differs from the Inclusionary Housing Policy requirement that all
affordable units be spread between the various buildings, however, in this case, it is the most
efficient financing and design structure for the affordable housing. It allows the Redeveloper to
deliver more affordable housing units, targeting areas of greatest housing need including:
Family sized housing units.
o 67 (82%) of the affordable units would be two bedrooms or larger.
o 22 units (27%) would be three bedrooms.
o The average unit floor area would be 1,029 square feet.
• More deeply affordable units: five (5) units at 30% AMI.
• Well-designed and quality housing units in any product type. Examples include:
o Two- and three-bedroom units generally have two baths.
o Structured/tempered parking.
o Ample common area amenities to serve the needs of residents/families.
o Exterior building materials that complement and match the adjacent market rate
buildings.
o Most units would have a balcony or walk out patio.
Amenities for the affordable apartment building are similar to those in the market rate
buildings but are designed more specifically with families in mind, and include a fitness room,
club room, pet spa, playground, indoor play area, splash pad and amenity deck.
Green building policy: The proposed development exceeds the city’s Green Building Policy
requirements as amended July 2020. The Redeveloper intends to use Enterprise Green
Communities as its design rating system for the all-affordable building (which is a requirement
of the LIHTC allocation), and SB2030/B3 for the market rate buildings. Both rating systems meet
the requirements of the green building policy. In general, the development will pursue goals to
achieve energy efficiency within the building envelopes, increased indoor environmental quality
to enhanced occupant health and productivity, the buildings will utilize green products and
materials during product sourcing and manufacturing. In general, the site is situated and
designed to provide for local multimodal connectivity. Among the sustainability features to be
included are:
• Energy star qualified appliances and equipment.
• Energy conservation strategies that include improvements to the building envelope,
lighting control, higher efficiency HVAC equipment, efficient water heating systems, and
on-site and off-site renewable energy.
• The site designed to conserve water, control erosion, and protect water quality. Some
best management practices include permeable paving, roof deck plants, and
underground stormwater storage.
• Construction waste management and recycling.
• Waste management that includes recycling and trash chutes and resident training
manuals.
• Reduction in light pollution.
• Low-emitting materials including flooring adhesives, carpets, paints, and furnishings.
• Radon control and mitigation.
• Rooftop solar panels on either Affordable building or the parking ramp.
City council meeting of June 20, 2022 (Item No. 4j) Page 7
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
A total of 22 level 2 spaces for residential uses and six level 2 spaces for commercial uses will be
provided. Additional conduit will be provided for 14 future level 2 spaces within the park and
ride portion of the ramp, which is not required to adhere to city ordinances.
In addition, Sherman Associates developed, owns, and operates two solar gardens under Xcel
Energy’s community solar program totaling 6.75 megawatts. Buildings and tenants at Beltline
could subscribe to Sherman’s solar gardens under the community solar program.
Climate Action Plan: The Redeveloper understands the city’s desire to reduce the city’s overall
carbon emissions by 55 percent by 2030 and would contribute to the city’s goal of reducing
vehicle emissions by 25 percent. The site is adjacent to the SWLRT Beltline Boulevard Station
and the Cedar Lake LRT Regional Trail creating great multimodal access immediately adjacent
and surrounding the site. Mobility access includes LRT, sidewalks, multi-use trails, and frequent
bus service once LRT is operational. These modes link the site to the immediate amenities, but
also to the greater metro area without needing to rely on a vehicle.
Diversity, equity, and inclusion: Sherman Associates has expressed that they are committed to
advancing equitable developments and utilize their projects to advance social, racial, and
economic equity. They have committed to advancing these goals throughout the development
process itself and with the product being delivered. Examples of strategies Sherman Associates
has employed to advance social, racial, and economic equity include:
• Disadvantaged Business Enterprise Program contracting
• Corporate charitable giving strategy with a corporate match
• Commitment to developing/owning/managing quality affordable housing
• Partnering to provide housing and supportive services to families and individuals at risk
of homelessness
• Partnering to provide housing and supportive services to individuals with significant and
long- term disabilities
• Leadership involvement and mentorship in industry professional programs promoting
diversity initiatives
Due to the timing of this proposal and the execution of the preliminary development contract
(2018), the EDA’s DEI Policy is not in effect for this development. However, the Redeveloper has
agreed to the inclusion of business enterprise and workforce participation goals for women and
black, indigenous and people of color (BIPOC) in the construction of the development.
City council meeting of June 20, 2022 (Item No. 4j) Page 8
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
Rendering of proposed Beltline Station Development
The Beltline Station Development would be a multi-phased development to be constructed in
close succession. Pending approval of its financing, Sherman Associates intends to start grading
and utility work on the site in September 2022 and commence construction of the affordable
housing building later in the fall of 2022 (but no later than January 31, 2023). Construction of
the mixed-use building is expected to begin in Quarter 4, 2022 followed by construction of the
parking structure by Quarter 1, 2023. Construction of the market rate building is expected to
commence in Quarter 2, 2023.
An affiliate of Sherman Associates would own and manage the commercial and residential
components of the development for the long-term.
In accordance with federal funding requirements, it is proposed that the ramp will be owned by
multiple entities including various Sherman Associate LLCs and the EDA. The portion of the
ramp owned by the EDA would be leased back to Metro Transit to provide required parking for
SWLRT and the development. Metro Transit and Sherman Associates will be responsible for the
long-term maintenance and operations of the ramp. City council will also be asked to consider
approval of a Registered Land Survey to legally define and record the various ownership
portions within the ramp.
Redeveloper’s request for tax increment financing assistance: Sherman Associates previously
conveyed that the Beltline Station Development’s financial proforma exhibited a gap preventing
it from achieving a market rate of return sufficient to attract financing. To offset this gap,
Sherman Associates applied to the EDA for tax increment financing (TIF) assistance. The EDA
received a report on June 14, 2021 related to the application for tax increment financing (TIF)
assistance indicating $12,630,422 in TIF assistance was warranted to enable the major, transit-
oriented development to proceed. Based on current base market values, an increase in
construction prices and an increase of interest rates, Ehlers, the EDA’s financial advisor,
City council meeting of June 20, 2022 (Item No. 4j) Page 9
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
recommends an increase in the total amount of assistance to $14.3 million. This amount
reflects a lowered affordable housing tax classification rate for the affordable housing project,
and it assumes a modest two percent rate of inflation. The estimated repayment period for the
affordable building is still 26 years, which is the same as it was in the June 2021
recommendation.
Level and type of financial assistance: In summary, the Redeveloper’s and Sherman Associates’
sources and uses statement, income and expense estimates, financing assumptions, cash flow
projections, and investor rate of return (ROR) related to the proposed mixed income, transit-
oriented development were reviewed by staff and Ehlers (the EDA’s financial consultant). Based
upon its analysis of the Redeveloper’s and Sherman Associates’ financial proforma, Ehlers
determined that the proposed development would not be reasonably expected to occur but/for
the provision of up to $14.3 million in tax increment assistance and a deferred loan from the
affordable housing trust fund for $618,238 for the affordable component of the property.
The TIF assistance would be committed to reimburse the Redeveloper for a portion of the costs
of constructing affordable housing, grading, utility relocation and construction, and
construction of parking on the Development Property, as well as environmental remediation
(“Public Development Costs”). Upon completion of the buildings and verification of the
Redeveloper’s qualified Public Redevelopment Costs, tax increment generated from the
increased value of the development site would be provided to the Redeveloper on a "pay-as-
you-go" basis, which is the preferred financing method under the city's TIF Policy. It is projected
that the TIF Note would be paid off in approximately 26 years with increment generated by the
development consistent with other redevelopments the EDA has previously facilitated.
In addition, a deferred loan for $618,238 from the affordable housing trust fund (AHTF) is
recommended to “buy down” five units affordable at 30% of AMI. This loan would be paid back
within 25 years. If Beltline Station Limited Partnership (an affiliate of Sherman Associates
created to own and operate the affordable housing component) sells, refinances or
resyndicates the affordable building prior to the deferred loan being repaid, they will be
required to repay the deferred loan in full plus interest.
Due to the financial complexities of the development, the EDA was asked to establish two
separate TIF districts for the development. Beltline Station 1 TIF District, a housing TIF district,
will be the financing vehicle for the affordable housing component, and the Beltline Station 2
TIF District, a renewal and renovation TIF district, will be the financing vehicle for the market
rate components (mixed-use building, market rate building and parking ramp). Accordingly, the
financial assistance would be provided through two separate contracts. One Contract for
Private Development for the affordable housing component included within Beltline Station 1
TIF District and a second Contract for Private Development for the remaining components
(mixed use building, market rate housing, and park & ride) included within Beltline Station 2 TIF
District.
City council meeting of June 20, 2022 (Item No. 4j) Page 10
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
Summary table of proposed financial assistance for Beltline Station Development
Site component TIF Note amount TIF Term Additional
assistance
Beltline Station 1 TIF District
Building 2 – Affordable building $1,442,847 26 years* $618,238 AHTF loan
Beltline Station 2 TIF District
Building 1 – Mixed-use & parking $6.74 million
16 years* NA Building 1 – City’s contribution to
parking ramp $1.53 million
Building 3 – Market rate & parking $3.63 million
11 years NA Building 3 – City’s contribution to
parking ramp $1.02 million
Total financial assistance $14.3 million $618,238 AHTF loan
*The TIF term for the affordable building and mixed-use building and parking ramp exceed the
preferred 15-year term under the city’s TIF Policy. The 26-year term for the affordable housing
building is necessary to achieve the proposed size and number of affordable units. The 16-year
term for the mixed-use building is necessary to facilitate both the mixed use building as well as
the $2.55 million needed in local match for the federal CMAQ grant, to help pay for the
construction of the 268 park and ride stalls. If the funds needed for the ramp were not
included, the term of the Note would be well under 15 years. Both instances qualify as
mitigating circumstances under which the preferred term could be exceeded.
Beltline Station 1 TIF District (a Housing TIF District): Under the MN TIF Act, the duration of
housing districts is up to 25 years after receipt of the first increment by the city (a total of 26
years of tax increment). The first tax increment for the affordable housing component of the
development is expected to be received in 2025. Thus, the full term of the district is estimated
to terminate after 20 50. The city’s expressed obligations to the Redeveloper, per the terms of
the Redevelopment Contract, are estimated to be satisfied in approximately 26 years.
City council meeting of June 20, 2022 (Item No. 4j) Page 11
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
“Redevelopment Property” for the proposed all-affordable component of the Beltline Station
Development
As proposed, $1,442,847 in TIF assistance is needed from Beltline Station 1 TIF District to
reimburse the Redeveloper for a portion of its Public Redevelopment Costs associated with the
affordable apartment building which include the costs of soil remediation and correction as
well as the cost of constructing the affordable housing. Upon completion of the building and
verification of the Redeveloper’s qualified Public Redevelopment Costs, tax increment
generated from the increased value of the property would be provided to the Redeveloper on a
"pay-as-you-go" basis, which is the preferred financing method under the city's TIF Policy. It is
projected that the TIF Note would be paid off in approximately 26 years with increment
generated by the affordable housing component. In addition, the city would provide a deferred
loan for $618,238 from the affordable housing trust fund (AHTF) to provide for five units
affordable at 30% of AMI. This loan would be paid back within 25 years. If Beltline Station
Limited Partnership sells, refinances or resyndicates the affordable building prior to the
deferred loan being repaid, they will be required to repay the deferred loan in full plus interest.
Summary table of proposed financial assistance for Beltline Station 1 TIF District
Site component TIF Note amount TIF Term Additional
assistance
Beltline Station 1 TIF District
Building 2 – Affordable building $1.4 million 26 years* $618,238 AHTF loan
Total $1.4 million $618,238 AHTF loan
Property value and taxes: The properties are owned by the EDA and are tax exempt. Once the
properties are sold to Sherman Associates, the combined assessed market value of the two
parcels constituting the subject redevelopment site is just over $1.8 million. This is the
proposed Beltline Station 1 TIF District’s Base Value. The combined estimated market value of
these properties upon the proposed development’s completion (for TIF estimation purposes) is
City council meeting of June 20, 2022 (Item No. 4j) Page 12
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
$20.5 million. Most of this value (minus the Base Value) would be captured as tax increment
and used to make payments on the TIF Note to the Redeveloper until it is paid off (26 years).
The city, county and school district would also begin receiving property taxes collected on the
subject site’s Base Value.
Proposed Contract for Private Development for the affordable housing component (Beltline
Station 1): The proposed contract for private development for the affordable housing
component (Beltline Station 1) specifies the mutual obligations between the EDA, the City of St.
Louis Park, and Beltline Station Limited Partnership (“Redeveloper”) as well as the terms of the
financial assistance to be provided. Business terms for providing the proposed financial
assistance to the affordable housing component of the Beltline Blvd Station Development
(“Development”) were provided in the staff report for the April 18, 2022 study session and are
listed below.
1. The Redeveloper agrees to construct an all-affordable multifamily housing development
on the Redevelopment Property consisting of an 82-unit apartment building with
approximately 59 structured parking stalls (the “Development”). The Development shall
include a mix of one-bedroom, two-bedroom, and three-bedroom units (the “Minimum
Improvements”).
2. The EDA agrees to reimburse the Redeveloper for a portion of the costs of constructing
affordable housing, grading, utility relocation and construction, and construction of
parking, as well as environmental remediation on the Development Property (“Public
Development Costs”) through tax increment financing (TIF) up to $1,442,847.
3. The EDA agrees to issue a tax increment revenue note (“TIF Note”) to the Redeveloper
in the maximum principal amount of $1,442,847 payable from available tax increment,
generated by the Development on a “pay-as-you-go” basis, over a period of
approximately 26 years. The TIF Note will bear interest at Redeveloper’s actual financing
City council meeting of June 20, 2022 (Item No. 4j) Page 13
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
interest rate. The TIF Note would not constitute a business subsidy because the
Minimum Improvements will meet the housing exception under Minnesota statutes.
4. In order to provide the tax increment to the Redeveloper, the EDA agrees to establish a
new housing TIF district consisting of two parcels: 4601 Highway 7 and 3130 Monterey
Avenue South.
5. The EDA will issue the TIF Note to the Redeveloper upon completion of the Minimum
Improvements and Redeveloper providing the EDA with a statement specifying the
Public Redevelopment Costs incurred by the Redeveloper related to the Development
along with evidence that each identified Public Redevelopment Cost has been paid or
incurred by the Redeveloper.
6. The TIF assistance will be subject to a "look back" analysis to be performed by Ehlers,
the EDA’s financial consultant. Under the provision, the Redeveloper would be required
to submit final Public Redevelopment Costs related to the Development. The look back
provision ensures that if the Development’s Public Redevelopment Costs are lower than
the amount of assistance, the EDA can reduce the amount of TIF assistance provided.
7. The EDA or the City will provide the Redeveloper a deferred loan from its Affordable
Housing Trust Fund in an amount not to exceed $618,238.
• The AHTF loan will be repaid upon the earlier of (i) 25 years, (ii) refinancing/re-
syndication of the Affordable Housing Minimum Improvements, or (iii) sale or
transfer of the Affordable Housing Minimum Improvements; provided, however,
that Redeveloper may transfer the Affordable Housing Minimum Improvements
to a related entity to the Redeveloper without such repayment obligation.
8. Construction of the Minimum Improvements will commence by January 31, 2023 and
will be substantially completed by December 31, 2024.
9. Redeveloper will construct the Minimum Improvements and maintain it in good
condition until the Contract terminates.
10. Redeveloper will exceeds with the city’s Inclusionary Housing Policy in effect at the time
of its preliminary development agreement. Specifically, Redeveloper agrees to a 40-year
covenant designating at least 77 of the units will be affordable to households at or
below 60% AMI (including 14 one-bedroom units, 42 two-bedroom units, and 21 three-
bedroom units); and at least five units will be affordable to households at or below 30%
AMI (including a single one-bedroom unit, three two-bedroom units, and one three-
bedroom unit). Certain affordability requirements will remain in place for 30 years due
to the requirements of the low-income housing tax credits to be received by the
Redeveloper.
11. Redeveloper will use reasonable efforts to meet the following business enterprise and
workforce participation goals for women and black, indigenous and people of color
(BIPOC) in conjunction with construction of the Development:
City council meeting of June 20, 2022 (Item No. 4j) Page 14
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
Participation Goals Women BIPOC
Business Enterprises 6% 13%
Workforce 6% 32%
Participation goals would be applied to the Development as a whole and pertain to the
total amount of construction and related contracts. Redeveloper would provide and use
reasonable efforts to cause its contractors/subcontractors to provide certain
information and resources to prospective contractors/subcontractors before bidding; to
implement procedures designed to notify women and people of color about contracting
opportunities; to document steps taken to comply with participation goals and the
results of actions taken; and to provide compliance report(s), as set forth in the
Contract. Failure to achieve these goals would not constitute a breach or default by
Redeveloper.
12. Redeveloper will comply with the City’s Green Building Policy in effect at the time of
execution of the preliminary development agreement and shall use Enterprise Green
Communities as its design rating system to meet the requirements of the policy. Among
the sustainability features to be included are:
• Energy star qualified appliances and equipment.
• Energy conservation strategies that include improvements to the building
envelope, lighting control, higher efficiency HVAC equipment, efficient water
heating systems, and on-site and off-site renewable energy.
• The site designed to conserve water, control erosion, and protect water quality.
Some best management practices include permeable paving, roof deck plants,
and underground stormwater storage.
• Construction waste management and recycling.
• Waste management that includes recycling and trash chutes and resident
training manuals.
• Reduction in light pollution.
• Low-emitting materials including flooring adhesives, carpets, paints, and
furnishings.
• Radon control and mitigation.
• Rooftop solar panels on either Affordable building or the parking ramp.
13. Redeveloper will install the following items, at a minimum, in conformity with the City’s
Planning Development Contract:
• Relocation of Metropolitan Council dual sewer force mains;
• Public utilities running through the site including stormwater, sanitary sewer,
and water connections.
• Reconstruction of the unnamed Backage Road, as indicated in the Official
Exhibits;
• Installation of a ¾ intersection and median within Beltline Boulevard, as
indicated in the Official Exhibits.
• Level-two electric vehicle charging stations;
• Landscaping and public art on the Redevelopment Property;
City council meeting of June 20, 2022 (Item No. 4j) Page 15
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
• Public plaza adjacent to the Beltline Boulevard Trail Bridge located on the south
side of the unnamed Backage Road, as indicated in the Official Exhibits;
• Metro Transit driver restroom;
• Public sidewalks, trails, landscaping and lighting adjacent to Beltline Boulevard,
County State Aid Highway 25, Monterey Avenue, and the unnamed Backage
Road abutting the Subject Property, as indicated in the Official Exhibits;
• Dedicated broadband wired connections and conduit;
• Installation of a video surveillance system to provide coverage of the parking
facility, as well as entrances to stairs and elevators; and
• Installation of an approved bi-directional 800 MHz emergency signal
enhancement system.
14. Redeveloper and EDA mutually agree to enter into a Minimum Market Value
Assessment Agreement setting a minimum property tax value for the Development.
15. Redeveloper agrees to not discriminate on the basis of race, color, creed, sex, or
national origin in the construction, maintenance, sale, lease, or rental of the
Development Property or Minimum Improvements.
16. Redeveloper agrees to certify that the Minimum Improvements have been constructed
in accordance with the Purchase and Redevelopment Contract and all applicable local,
state, and federal laws and regulations (including but not limited to environmental,
zoning, building code, labor, public health laws and regulations, and compliance with
fair wage, wage theft, and employee safety laws). Additionally, all costs related to the
Minimum Improvements and the development of the Redevelopment Property,
including payments to all contractors, subcontractors, and project laborers, have been
paid prior to the date of the Redeveloper’s request for the Certificate of Completion and
written lien waivers have been provided from each contractor for all work done and for
all materials furnished by it for construction or installation of the Minimum
Improvements.
17. Redeveloper agrees to pay reasonable administrative costs incurred by the EDA,
including consultant and attorney fees, in connection with the Development.
18. If Redeveloper defaults under the Contract, the EDA may (among other things)
terminate the TIF Note and the Contract.
19. The Contract and TIF Note will terminate upon the earliest of the final payment of
principal and interest on the TIF Note, the required decertification of the TIF District, or
an uncured Event of Default under the Contract.
A copy of the contract for private redevelopment for the all-affordable housing component is
available for review in the community development department.
Summary: As indicated in the June 14, 2021 study session staff report, the proposed $140
million Beltline Station Development has a verified financial gap and is not financially feasible
but for the provision of tax increment financing. To offset this gap, it is proposed that the EDA
City council meeting of June 20, 2022 (Item No. 4j) Page 16
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
consider reimbursing the Redeveloper up to $14.3 million in pay-as-you-go tax increment
generated by the development via three separate TIF Notes. In addition, the city would provide
a deferred loan for $618,238 from the affordable housing trust fund (AHTF) to provide for five
units affordable at 30% of AMI. This loan would be paid back within 25 years. If Beltline Station
Limited Partnership sells, refinances or resyndicates the affordable building prior to the loan
being repaid, it will be required to repay the loan in full plus interest.
Providing tax increment financing assistance to facilitate the affordable housing component of
the Beltline Blvd Station Development provides numerous public benefits and makes it possible
to:
• further diversify the city’s housing stock with new multi-family apartment offerings
consistent with the city’s strategic priorities and Comprehensive Plan.
• provide the community with 82 additional affordable housing units for 40 years under
the city’s inclusionary housing policy, including 45 two-bedroom and 22 three-bedroom
affordable units, to help the city provide opportunities for affordable family housing.
facilitate $140 million of new investment further invigorating the surrounding
neighborhood, including a $25 million investment in affordable housing.
• further the city’s sustainability goals by developing the affordable building to Enterprise
Green Community standards and the market rate buildings to SB2030/B3 standards, by
providing a rooftop solar array, and contributing to the community’s overall solar
energy usage by supporting Sherman Associates 6.75 megawatts solar farms.
• redevelop underutilized and environmentally impacted property with substandard soils.
• bring the market rate properties to optimal market value and add to the city’s tax
capacity.
• construct quality buildings (e.g. sound architectural design, quality construction and
materials) with underground parking, public features, and sustainable elements.
• provide evidence to the State of Minnesota Legislature regarding the benefits provided
to affordable housing projects by utilizing pooled TIF funds to help fund the city’s
Affordable Housing Trust Fund.
Sherman Associates proposed Beltline Blvd Station Development meets the minimum and
desired qualifications, and the city’s objectives for the provision of Tax Increment Financing as
specified in the city’s TIF Policy. The proposed amount of TIF assistance is consistent with other
developments the EDA has previously assisted. The development also meets the requirements
of the AHTF Policy for utilization of those funds.
Recommendation: Staff supports approval of the proposed contract for private development
with Beltline Station Limited Partnership and related documents as outlined above so as to
advance the affordable housing component of the Beltline Blvd Station Development. The
attached resolution of approval allows for modifications to the contract that does not alter the
substance of the transaction without bringing the contract back to the EDA for amendments.
Next steps: Upon execution of the purchase contract, and execution of the contract for private
development for the affordable housing building, the Redeveloper plans to proceed with a
closing on its project financing by July 8, 2022 in order to secure its LIHTC allocation. The
contract for private development for the market rate components of the Beltline Blvd Station
Development will be brought to the EDA for consideration in the coming weeks. It is anticipated
City council meeting of June 20, 2022 (Item No. 4j) Page 17
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
that grading and utility work will commence by September 30, 2022. Provided below is a list of
all associated action items being considered by the EDA and city council on June 20, 2022. Also
included are the items pertaining to future actions for the Contract for Private Development for
the market rate components and an application for a Registered Land Survey.
Actions/public hearings Governing Body Date
Public hearing and Purchase Agreement between EDA
and Beltline Development LLC for the Beltline Blvd
Station Development site
EDA June 20, 2022
Approval of Contract for Private Redevelopment for
Beltline Blvd Station 1.
EDA June 20, 2022
Approval of Contracts for Private Development and
Beltline Station 1 and AHTF Disbursement (Consent)
City Council June 20, 2022
Approval of Contract for Private Redevelopment for
Beltline Station 2 (market rate components).
EDA Summer 2022
Planning Commission recommendation of Registered
Land Survey
Planning
Commission
TBD
Approval of Registered Land Survey City Council TBD
City council meeting of June 20, 2022 (Item No. 4j) Page 18
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
Resolution No. 22-______
Resolution approving contract for private development, a loan to
Beltline Station Limited Partnership and execution of documents
relating thereto
Be it resolved by the City Council (the “City Council”) of the City of St. Louis Park,
Minnesota (the “City”) as follows:
Section 1. Recitals.
1.01. The City and the St. Louis Park Economic Development Authority (the “Authority”)
have heretofore approved the establishment of the Beltline Station Tax Increment Financing
District No. 1 (the “TIF District”), a housing district within Redevelopment Project No. 1 (the
“Project”), and have adopted a tax increment financing plan for the purpose of financing certain
improvements within the Project.
1.02. The City has heretofore created an Affordable Housing Trust Fund, which is funded
in part with pooled tax increment derived from property within certain tax increment financing
districts within the City as provided in Laws of Minnesota 2022, First Special Session, Chapter 14,
Article 9, Section 5.
1.03. To facilitate the development of certain property within the Project and TIF District,
the Authority, the City, and Beltline Station Limited Partnership, a Minnesota limited
partnership (the “Developer”), have negotiated a Contract for Private Development (the
“Agreement”) which provides for the construction by the Developer of an affordable rental
housing facility on certain property described therein (the “Development Property”), the
issuance by the Authority of a tax increment revenue note to the Developer, and the loan of
proceeds of funds from the City’s Affordable Housing Trust Fund (the “City AHTF Loan”) in the
principal amount of $618,238 to the Developer.
1.04. To allow the Developer to perform certain obligations under the Agreement,
Cedar Rapids Bank and Trust, an Iowa banking corporation, in its capacity as lender, together
with any other permitted co-lenders and their respective successors and/or permitted assigns
(collectively, “Senior Lender”), has agreed to provide the Developer with financing by
purchasing the tax-exempt conduit revenue obligations to be issued by the City and providing
taxable financing in the combined estimated principal amount of $21,000,000 (collectively, the
“Senior Financing”).
Section 2. Approval of City AHTF Loan.
2.01. The City agrees to make the City AHTF Loan to the Developer from the City’s
Affordable Housing Trust Fund in accordance with the terms of Section 3.5 of the Agreement in
the approximate principal amount of $618,238.
City council meeting of June 20, 2022 (Item No. 4j) Page 19
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
2.02 The City agrees to accept the Promissory Note and the Mortgage, in substantially
the forms set forth in the Agreement, from the Developer as security for the repayment of the City
AHTF Loan.
Section 3. The Agreement and Related Documents.
3.01. The City Council hereby approves the Agreement in substantially the form
presented to the City Council, together with any related documents necessary in connection
therewith, including without limitation all documents, exhibits, certifications, or consents
referenced in or attached to the Agreement, including without limitation the Mortgage and
Promissory Note (all as defined in the Agreement) (the “AHTF Loan Documents”). In addition, in
order to provide the Senior Financing, the Senior Lender requires the execution and delivery by
the City of the following documents, forms of which are on file with the City (the “Additional
Lender Documents” and together with the AHTF Loan Documents, the “Development
Documents”): (i) a Master Subordination Agreement between the Senior Lender, the City, and the
Authority, pursuant to which the Authority and the City agree to subordinate their right to, title to,
and interest in the Development Property and the rights and the remedies and options of the City
under the Agreement to those of the Senior Lender and the Senior Financing; and (ii) a Master
Loan Disbursement Agreement between the Developer, the Senior Lender, the Authority, the City,
and a title company selected by the Developer, in order to disburse the proceeds of the City AHTF
Loan.
3.02. The City Council hereby authorizes the Mayor and City Manager, in their discretion
and at such time, if any, as they may deem appropriate, to execute the Development Documents
on behalf of the City, and to carry out, on behalf of the City, the City’s obligations thereunder when
all conditions precedent thereto have been satisfied. The Development Documents shall be in
substantially the form on file with the City and the approval hereby given to the Development
Documents includes approval of such additional details therein as may be necessary and
appropriate and such modifications thereof, deletions therefrom and additions thereto as may be
necessary and appropriate and approved by legal counsel to the City and by the officers authorized
herein to execute said documents prior to their execution; and said officers are hereby authorized
to approve said changes on behalf of the City. The execution of any instrument by the appropriate
officers of the City herein authorized shall be conclusive evidence of the approval of such
document in accordance with the terms hereof. This resolution shall not constitute an offer and
the Development Documents shall not be effective until the date of execution thereof as provided
herein.
3.03. In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without further act or authorization
of the City Council by any duly designated acting official, or by such other officer or officers of the
City Council as, in the opinion of the City Attorney, may act in their behalf. Upon execution and
delivery of the Development Documents, the officers and employees of the City Council are
hereby authorized and directed to take or cause to be taken such actions as may be necessary on
behalf of the City Council to implement the Development Documents, including without limitation
the issuance of tax increment revenue obligations thereunder when all conditions precedent
thereto have been satisfied and reserving funds for the payment thereof in the applicable tax
increment accounts.
City council meeting of June 20, 2022 (Item No. 4j) Page 20
Title: Contract for Private Redevelopment and AHTF disbursement with Sherman Associates related to the
affordable housing component of its Beltline Station Development (Ward 1)
Section 4. Effective Date. This resolution shall be effective upon approval.
Reviewed for administration: Adopted by the City Council June 20, 2022
Kim Keller, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4k
222175v1
Executive s ummary
Title: Approve Restrictive Covenant on Westwood Hill Nature Center Parcel
Recommended action: Motion to record the covenant for the parcel of land, located in
Westwood Hills Nature Center.
Policy consideration: Does the city council wish to record the covenant restricting the city’s use
of the parcel?
Summary: The City of Golden Valley transferred a parcel of land, described as Outlot 2, Murri-
Mac Industrial Park Addition-Replat, Hennepin County, Minnesota (PID 06-117-21-13-0007)
located within the boundary of Westwood Hills Nature Center. Four other such parcels in the
nature center are owned by St. Louis Park but located within Golden Valley and surround Outlot
2. This parcel is largely submerged in Westwood Lake with some wetland vegetation along the
northern lot line. The City of St. Louis Park recently received a $100,000 grant from the
Department of Natural Resources to update the city’s recreational spaces within the nature
center. The DNR requires that a covenant be placed on benefiting parcels to preserve them as
outdoor recreational spaces. Golden Valley conveyed the property to the City of St. Louis Park
via a quit claim deed, which has since been recorded. The transfer of property between
government agencies is permitted by MN Statutes 465.035. The City of Golden Valley has
transferred the land to St. Louis Park. The City of St. Louis Park must approve the attached
covenant in order to comply with the DNR grant agreement for the Westwood Hills Nature
Center natural playground.
Financial or budget considerations: Recording of the covenant will be less than $100 and the
action is required to be eligible for a $100,000 grant.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Restrictive Covenant
Prepared by: Stacy Voelker, senior office assistant
Reviewed by: Jason T. West, interim director of parks and recreation / recreation superintendent
Approved by: Kim Keller, city manager
City council meeting of June 20, 2022 (Item No. 4k) Page 2
Title: Approve Restrictive Covenant on Westwood Hill Nature Center Parcel
222175v1
Restrictive Covenant
Acceptance of deed and imposition of conditions required by the Minnesota
Department of Natural Resources Outdoor Recreation Project Contract LW27-01434,
Westwood Hills Nature Center Nature Playground project.
In order to comply with the Department of Natural Resources Outdoor Recreation
Project Contract LW27 -01434 the City of St. Louis Park does hereby impose the following
restrictions on the property located in the City of St. Louis Park, State of Minnesota and legally
described as (see exhibit A).
1. The property shall be permanently managed and maintained for public outdoor
recreation use.
2. The property has been acquired and/or developed with Land and Water
Conservation Fund assistance and that it cannot be converted to other than public
outdoor recreation use without the written approval of the State acting through its
Commissioner of natural recourses and the Secretary of the Interior.
CITY OF ST. LOUIS PARK
By: _________________________________
Jake Spano, Mayor
And: _______________________________
Kim Keller, City Manager
(SEAL) Attest: ______________________________
Melissa Kennedy, City Clerk
Approved as to form:
_______________________________
Leah Koch, Attorney
Campbell Knutson, P.A.
City council meeting of June 20, 2022 (Item No. 4k) Page 3
Title: Approve Restrictive Covenant on Westwood Hill Nature Center Parcel
222175v1
EXHIBIT A
PIN 06-117-21-13-0007
Outlot 2, Murri-Mac Industrial Park Addition-Replat, Hennepin County, Minnesota.
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4l
Official minutes
Human rights commission
April 5, 2022 – 7:00 p.m.
Members present: Virginia Mancini, Jaime Chismar, Li Livdahl, Thomas Scott, Emily Buchholz,
Paul Baudhuin, Andre Barajas, Avi Olitzky
Members absent: Katie Lawler Turnbull, Astein Osei,
Staff present: HR director (Ali Timpone), Police Lieutenant (Mikael Garland)
Guests: Rozlyn Tousignant and Nick Morgan, Police Advisory Commissioners
1. Call to order
Chair Baudhuin called the commission to order at 7:00 pm.
2. Approval of minutes – Human rights commission of March 15, 2022
A motion was made by Commissioner Mancini, seconded by Commissioner Scott, to approve
the minutes as presented. Motion carried unanimously.
3. Approval of agenda
A motion was made by Commissioner Chismar, seconded by Commissioner Olitzky, to
approve the agenda. Motion carried unanimously.
4. Connection with Police Advisory Commissioners
PAC Commissioner Tousignant presented information on the PAC’s recent work which
includes establishment of subcommittees (outreach, data collection, and use of force
dashboard), review of policies, and facilitating discussions with the community. The PAC is
working on a community survey. HRC members were interested in finding out what data
would be collected in that survey and if the HRC could assist in any way. The HRC was very
interested in creating a hybrid subcommittee of HRC and PAC members (2 each) to review
bias motivated crimes and further coordinate efforts of the commissions. PAC
Commissioners Tousignant and Morgan said they’d present the idea at their next
commission meeting. Commissioner Scott was identified as a subcommittee member from
the HRC.
5. Kudos
• Commissioner Buchholz gave kudos to Commissioner Barajas for his work on creating
the letter of support to the SLP school district.
• Commissioner Barajas gave kudos to Commissioner Mancini on her appointment to the
SLP school board, and to Chair Baudhuin on becoming chair of the commission.
6. Bias Motivated Crime Review
There were none since the commission’s last meeting.
7. 2022 Commission Priorities
City council meeting of June 20, 2022 (Item No. 4l) Page 2
Title: Human rights commission meeting minutes of April 5, 2022
The commission discussed their priorities for upcoming engagement events, with the
consensus being to focus on one powerful community building event such as a peace
vigil/art walk at Wolfe Park in the summer. There is additional interest in hosting another
book club and 3rd floor art installation at city hall.
The commission directed the subcommittee to continue to work out details and next steps
for a summer event (subcommittee members are Commissioners Chismar, Livdahl, and
Mancini). (Staff liaison note: Wolfe Park has been reserved for Sunday, July 10, 2022 from
4-8pm).
8. Staff Updates
Ms. Timpone provided the staff report:
• The library has only about 15 copies of the book club selection left (started with nearly
100 copies). Commissioner Mancini had urged some groups to use this book as their
book club selection and it’s been very successful.
• One nomination has been received to date for the Human Rights Award and the
deadline is April 18. The commission decided to extend the deadline to May 1. Ms.
Timpone will collect nominations and share them with the commission during the first
week of May and at the regular May meeting the commission will review nominations.
• The city is hosting a State of the Community event on May 15 from 1-4pm at Dakota
Park and the HRC is invited to participate with a table. Ms. Timpone registered for a
table for the HRC to do outreach at this event. Commissioner Chismar will create a
postcard art/engagement activity for the event and serve as contact person.
• The city’s consultant is wrapping up the information gathering portion of their work for
the racial equity needs study. Commissioner Mancini represented the HRC in the focus
group on April 4. More information will be available in May/June on next steps.
9. Other business
Commissioner Buchholz gave a heads up that she may be relocating out of state, which
would mean she must resign from the HRC. Ms. Timpone shared that info with the city
clerk in case an additional appointment is necessary (noting that Commissioner Buchholz
fills the attorney requirement for commission membership). The council will interview
applicants for vacant positions soon.
10. The commission adjourned at 8:39 pm.
Respectfully submitted by:
Ali Timpone, HR director/staff liaison
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4m
Official minutes
Parks & recreation advisory commission
March 23, 2022 – 6:00 p.m.
Members present: Rich Bluma, Bruce Cantor, Leah Hollingsworth and Lisa Proulx
Members absent: George Foulkes, Elizabeth Griffin and George Hagemann
Staff present: Mike Bahe, Natural Resource Manager, Jim Lombardi, Recreation
Supervisor, Jason West, Recreation Superintendent, Emily Ziring,
Sustainability Manager, Carrie Mandler, Recording Secretary
Guests: Chris Blissett, St. Louis Park Boys Basketball Association
Jen Hildre, St. Louis Park Girls Basketball Association
Mike Mellas, Friends of the Arts
1. Call to order
Commissioner Hollingsworth, chair, called the meeting to order at 6:03p.m.
2. Approval of minutes – February 16, 2021
It was moved by Commissioner Cantor, seconded by Commissioner Bluma, to approve the
meeting minutes of February 16, 2022 as presented. The motion passed 4 - 0.
3. Presentations
a. St. Louis Park Boys Basketball Association (Chris Blissett, St. Louis Park Boys
Basketball Association)
Commissioner Hollingsworth welcomed Chris Blissett, President of the St. Louis Park
Boys Basketball Association. Commissioners viewed a presentation summarizing the
2021 - 2022 Boys Basketball Association season. Mr. Blissett advised the association
board is comprised of nine members. Their focus is on the whole player, not only
basketball development, but character as well. This season there were 105 participants
compared with 77 last season. There were approximately 450 practices and 20 – 35
games per team.
Mr. Blissett advised the fees help to cover the cost of gym rental, equipment,
tournament entry and insurance. The fees help to break even, however, fundraising is
still necessary. This season’s fundraisers included, a raffle, March Madness pool and
other community support. Four scholarships were awarded this season.
Mr. Blissett advised the COVID-19 preparedness, guidelines and mitigation plan was
handled incredibly well by the coaches and participants.
City council meeting of June 20, 2022 (Item No. 4m) Page 2
Title: Park and recreation advisory commission minutes of March 23, 2022
Mr. Blissett advised the association is continually working to build bridges to the 9th
grade and varsity programs. They also formed partnerships with Edina. This season the
association brought in outside evaluators during tryouts. In response to a question from
Commissioner Hollingsworth, Mr. Blissett clarified not all players are accepted into the
program. The outside evaluators are neutral and have no previous knowledge of a
player’s ability. It is their future hope to provide an intermediate or Junior Varsity
program rather than cutting players. This program is not as competitive as AAU but
more competitive that the recreation program. The association strives to provide good
coaches and quality gym time.
Mr. Blissett advised future recruitment will include work to find more diverse players
who more closely reflect the community they represent. He would like to continue to
develop partnerships with the girl’s program and continue to develop leadership and
character within the players as well. The association would also like to expand summer
opportunities and program numbers overall.
Commissioner Proulx inquired what is considered ideal times and spaces. Mr. Blissett
advised the association tries not to schedule games and practices too late in the
evening. Elementary schools and middle schools are used for practices. In response to a
question from Commissioner Proulx, Mr. Blissett advised the players who are cut from
the association play in the recreation leagues. Commissioner Proulx advised she sees
many children in the after-school program who are interested in playing basketball. She
suggested this may be an avenue to pursue. Mr. West inquired if the association has
good communication flow with the high school. Mr. Blissett indicated the girl’s program
has really good communication and the boys program is working to further develop
their communication.
Commissioner Hollingsworth thanked Mr. Blissett for the presentation and added she
would like to hear more about future growth within the association.
b. St. Louis Park Girls Basketball Association (Jen Hildre, St. Louis Park Girls Basketball
Association)
Commissioner Hollingsworth welcomed Jen Hildre, Vice President of the St. Louis Park
Girls Basketball Association. Commissioners viewed a presentation summarizing the
2021 - 2022 Girls Basketball Association season. Ms. Hildre advised the girl’s association
board consists of five members who are all very new. She acknowledged Mr. Blissett’s
comments on their collaboration efforts with the boy’s association.
Ms. Hildre advised the association was able to provide six, grades 3 – 7 teams. One team
per grade and two teams for the 4th grade. They recruited enough girls for their very
first 3rd grade team this season. It is their hope to fill an 8th grade team next season. The
association was able to place all 57 girls who registered. There were 13 coaches.
Participation increased by 40% over last season. COVID-19 was the factor driving low
numbers during the previous season. Practices were held two days per week and open
gyms one to two days per week. Ms. Hildre advised the teams participated in 16
separate tournaments.
City council meeting of June 20, 2022 (Item No. 4m) Page 3
Title: Park and recreation advisory commission minutes of March 23, 2022
Ms. Hildre advised Rochester was the last tournament. Results didn’t matter as the girls
were thrilled to be there. The 5th and 6th grade teams ended up facing each other in the
championship game at the Maple Grove tournament earlier in the season.
Ms. Hildre advised the association was able to obtain a local sponsorship to provide
new, reversible uniforms. She advised the registration fee is low compared to other
communities. Eight players received full scholarships. The association received
donations from other local businesses as well. Twin Pines Printing set up a website for
gear purchases. The association will continue to explore other fundraising opportunities.
The association maintained a wonderful relationship with the high school program, Ms.
Hildre mentioned, even though the season was somewhat chaotic with new board
members. The high school coach set up a summer camp which was very popular with
the girls. Ms. Hildre added the girl’s high school team held travel nights for each grade
as opportunities for the younger players to interact with the varsity team.
The association followed a COVID-19 plan to minimize exposure. Quite a few
participants were impacted during the season. They occasionally needed to move
players around to for the league to continue to function smoothly. The association is
also seeking collaborations with other youth sports.
Ms. Hildre advised supervised open gyms were very popular with player and coaches.
Open gyms were held at the middle school and the high school. More space is needed
for potential year-round open gyms.
Ms. Hildre advised all the association teams went to the state tournament and deserve
recognition for receiving the Youth First Award for good sportsmanship.
In response to a question from Commissioner Proulx, Ms. Hildre advised coaches,
parents, and board members supervised the open gyms. She added their open gyms are
only for the association members. Commissioner Proulx suggested providing open gyms
on school release days to allow others to participate.
In response to a question from Commissioner Hollingsworth, Ms. Hilde advised there is
a cost to renting gym space. Mr. Blissett mentioned the boy’s association had to find a
sponsor to assist with the cost of renting a facility. Mr. West described the tiered system
which gives first space priority to the City of St. Louis Park, Parks and Recreation through
the joint powers agreement, second priority goes to the associations and third is
everyone else. Mr. Blissett added there is a demand and a cost.
City council meeting of June 20, 2022 (Item No. 4m) Page 4
Title: Park and recreation advisory commission minutes of March 23, 2022
Ms. Hilde advised tournaments are huge income drivers for organizations. The girl’s
association was not prepared for a tournament this year. She mentioned a future
possibility to have boys and girls swap staff for tournaments. She added tournament
buildings can be throughout the city.
Commissioner Hollingsworth thanked both associations for their presentations and
discussions.
Mr. West invited both associations for future discussions around development
programs.
c. Friends of the Arts (Mike Mellas, Executive Director)
Commissioner Hollingsworth introduced and welcomed Mike Mellas, the new Executive
Director of Friends of the Arts (FOTA). Commissioners viewed a presentation on the
Friends of the Arts organization. Mr. Mellas advised FOTA is non-profit and has been
working in St. Louis Park since 1995. The ten-member board promotes accessibility for
arts in the community.
Mr. Mellas summarized the FOTA mission to support, promote and enhance arts in St.
Louis Park and bring people in the community together through art. They organize and
promote events and share resources as well.
Mr. Mellas advised FOTA provides scholarships and donations through various entities.
He discussed the Gift of Music partnership in which anyone can donate an old
instrument. He advised more than 800 instruments have been donated over previous
years. FOTA will clean, tune and repair the instruments. Mr. Mellas added there is a
large demand for string instruments.
The Arts for Life Scholarship was also discussed by Mr. Mellas. This program provides
financial recourses for any resident of St. Louis Park. Some examples include band trips,
dance lessons and art projects. This scholarship has been in place for 15 years and has
provided combined funds of $50,000 throughout previous years.
FOTA aids in the public art selection process for art in the community. The art at
Westwood Hills Nature Center, The Rec Center, the historic Walker-Lake mural, public
art projects such as Paint the Drain, Utility boxes and Sidewalk Poetry are all examples
of the public art initiatives through FOTA.
Mr. Mellas advised FOTA provides art programming in the community. The St. Louis Park
Art Fair involves over 80 artists. FOTA stays connected to the community and is
continually reaching out to new people. Mr. Mellas mentioned the Trail of Small
Wonders at Westwood Hills Nature Center highlights fantasy. He added Art-Walk in the
Park showcasing outside art, historical programs such as “Our town” community
performances, and poetry jams are all ways FOTA has enhanced St. Louis Park and
integrated throughout the community. Mr. Mellas advised FOTA is a fiscal sponsor for
art organizations in St. Louis Park.
City council meeting of June 20, 2022 (Item No. 4m) Page 5
Title: Park and recreation advisory commission minutes of March 23, 2022
Commissioner Hollingsworth inquired if there is anything FOTA would like to see from
the Commission. Mr. Mellas advised he would like to see an increase in the volunteer
pool. Contact him if you would like to be involved.
Commissioner Hollingsworth thanked Mr. Mellas for the presentation and discussion.
4. Business
a. Commissioner term limits (Jason West, Recreation Superintendent)
Jason West advised Commissioner Hagemann, Commissioner Hollingsworth and
Commissioner Bluma have terms ending May 31. He advised Commissioner Bluma did
not reapply and thanked him for his service. Commissioner Bluma expressed gratitude
for the opportunity to serve on the Commission for two terms. Mr. West indicated there
is a process to apply. More terms will be ending later in 2023.
b. Natural Resource discussion (Mike Bahe, Natural Resource Manager)
Mike Bahe was introduced and welcomed by Commissioner Hollingsworth. He advised
St. Louis Park is celebrating 42 years as Tree City USA. He added he would like to meet
with the Commission quarterly.
He discussed the following upcoming projects.
• Minnehaha Creek Cleanup
Mr. Bahe advised he started his position last year around the time of the cleanup.
This year’s cleanup will involve another section of Minnehaha Creek. Commissioners
viewed an ariel section of the Bremer Bank parking lot where the creek cleanup will
begin. He noted the Knollwood canoe landing on the aerial view and mentioned it is
scheduled for repair this season. The cleanup is from 9 - 11 a.m. on Saturday, April
23. He would like to find some volunteer groups, perhaps boy scouts or girls scouts.
Commissioner Hollingsworth suggested contacting youth sports organizations.
• Arbor Day
Mr. Bahe advised the Arbor Day event is May 7. It will include tree planting at
Texa-Tonka Park from 9 a.m. – noon. Tree Trust will provide a signup process for
volunteers. In response to a question from Commissioner Hollingsworth, Mr. Bahe
advised 75 trees will be planted. Commissioner Proulx inquired if neighborhoods
experiencing large numbers of diseased tree removals receive information on the
annual tree sale partnership. Mr. Bahe advised residents can purchase trees for $35
from the tree sale to plant on their own and if the removed tree is an ash tree the
resident can receive a 50% discount on the city’s new full-service tree planting
program for property owners.
5. Staff communication
a. Sustainability Division overview (Emily Ziring, Sustainability Manager)
City council meeting of June 20, 2022 (Item No. 4m) Page 6
Title: Park and recreation advisory commission minutes of March 23, 2022
Commissioner Hollingsworth introduced and welcomed Emily Ziring, Sustainability
Manager. Commissioners viewed a presentation on the Climate Action Plan and the role
of the Sustainability Division. Ms. Ziring advised there are two additional staff in the
division who provide outreach and communication to the community.
Ms. Ziring provided a short background on the City of St. Louis Park’s Climate Action
Plan. Ms. Ziring advised in March of 2016, St. Louis Park High School students gave the
City of St. Louis Park a B minus report card for sustainable practices. Following the
report, the council pledged to create a climate action plan, which was adopted in 2018.
At the time, the goal of carbon neutrality by 2040 was groundbreaking. In addition to
the Climate Action Plan, St Louis Park and several other cities and counties declared a
Climate Emergency in January 2022.
Ms. Ziring advised the 22-year plan involves kick start projects, mid-term goals, and
advanced strategies. Some of the improvements include building more energy
efficiency, renewable electricity, travel, and solid waste. More advanced strategies
include thermal energy grids and carbon offsets.
She advised cities provide engagement in the community and motivate action through
education, shared experiences, and influence of trusted messengers. She mentioned
there are additional “financial sweeteners” to motivate action. Residents are
encouraged to get a Home Energy Squad visit, and the city will pay half the cost. After
completing a commercial building energy assessment, the City of St. Louis Park can
provide funding, financing and recognition. Another program, advised Ms. Ziring, is the
Solar Sundown Cost Share Program which helps fund the installation of rooftop solar.
This program resulted in 42 new residential solar rooftop installations and three new
business installations.
Ms. Ziring advised the City of St. Louis Park can lead by example by demonstrating
commitment to community and to peers. She advised there are many things the city can
do to move toward the net zero-carbon goal. Installing solar rooftops, installing electric
vehicle chargers, retrofitting facility and street lighting, and ending vehicle idling are
some of the changes she discussed. Westwood Hills Nature Center interpretive building
is a net zero design and carbon neutral, she added.
Ms. Ziring advised there are some state and federal limitations to creating regulations
which require sustainability through policy. The City of St. Louis Park is committed to
environmental justice and provides inclusive involvement and engagement by
implementing programs that will bring the most benefit to those who need it most.
Commissioner Cantor thanked Ms. Ziring and commented it is nice to see this plan was
initiated by high school students.
b. Spring/Summer registration and ShamROC Ice Bowling update (Jason West)
City council meeting of June 20, 2022 (Item No. 4m) Page 7
Title: Park and recreation advisory commission minutes of March 23, 2022
Mr. West reminded Commissioners of the upcoming events: next Commission meeting-
April 13, Lions Club Egg Hunt-April 16, Minnehaha Creek cleanup-April 23, and Arbor
Day-May 7.
Commissioner Proulx offered to investigate possible groups to help with the events.
Commissioner Hollingsworth mentioned some of the events may not be appropriate for
young children and suggested to keep ages of participants in mind when recruiting
groups.
Mr. West summarized that 64 teams signed up for the ShamROC Ice Bowling event.
Most of the prizes and merchandise were purchased or donated two years ago, when
the first ice bowling event was scheduled to be held but canceled due to COVID-19. He
mentioned scarves and shirts will be for sale next year. Commissioner Cantor suggested
selling bowling shirts.
Mr. West mentioned that spring/summer registration opened on Wednesday, March
16. He noted between 8 – 10 a.m. $115,000 in revenue was generated. In response to a
question from Commissioner Hollingsworth, Mr. West will find out how this season’s
registration opening compared with other seasons, and report back to her.
There was a short discussion regarding the affordability of the playground program due
to a grant. In addition, the Wolfe’s Den program offers full day care for $150 per child
per week. Wolfe Park offers many amenities and is a premium location for this program.
6. Member Communication
In response to a question from Commissioner Hollingsworth, Mr. West advised St. Louis
Park, Parks and Recreation partners with sports boards and associations. Parks and
Recreation provides in-house programs. There was a short discussion about finding ways to
combine the individual athletic associations into one large umbrella athletic association in
the future.
7. Adjournment
It was moved by Commissioner Cantor, seconded by Commissioner Hollingsworth, to
adjourn the meeting at 7:52 p.m. The motion based 4 - 0.
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4n
Official minutes
Parks & recreation advisory commission
April 13, 2022 – 6:00 p.m.
Members present: Bruce Cantor, George Foulkes, Elizabeth Griffin, Leah Hollingsworth and
Lisa Proulx
Members absent: Rich Bluma and George Hagemann
Staff present: Jason Eisold, Rec Center Manager, Amber Karcher-Ramos, Skating
Director, Jason West, Recreation Superintendent and Carrie Mandler,
Recording Secretary
Guests: Rob Otos, St. Louis Park Hockey Association
1. Call to order
Commissioner Hollingsworth, chair, called the meeting to order at 6:06 p.m.
2. Approval of minutes – March 23, 2022
It was moved by Commissioner Foulkes, seconded by Commissioner Griffin, to approve the
meeting minutes of March 23, 2022 as presented. The motion passed 5 – 0.
3. Presentations
a. St. Louis Park Hockey Association (Rob Otos, President)
Rob Otos, President of the St. Louis Park Hockey Association, shared introductions. Mr. Otos
thanked the Commission for the opportunity to present an overview of the 2021 - 2022
season.
Mr. Otos advised he accepted the position as president of the association in August of 2021.
Since then, he has seen many challenges as well as successes moving out of the COVID-19
restrictions. He advised the 19-member board continues to experience high turnover
especially for key positions such as treasurer and gambling manager. Even though the
former gambling manager is helping with the transfer of knowledge, the challenge for a new
manager is very difficult. Mr. Otos informed that while Bunny’s, their primary gambling
resource, was closed due to COVID-19 restrictions, $250,000 in revenue was lost. Most of
their bills are paid from their gambling fund. He advised they were able to review the ROC
contract with City of St. Louis Park staff and were given flexibility to pay as much as they
were able to pay. When Bunny’s’ reopened, revenue was restored in abundance. Mr. Otos
mentioned that due to software and management changes the association is behind on
payments, however, they are catching up. Mr. Otos added a new gambling resource was
established at The Loop where there is a pull tab machine as well as bingo.
City council meeting of June 20, 2022 (Item No. 4n) Page 2
Title: Park and recreation advisory commission minutes of April 13, 2022
Mr. Otos advised the youth players had a great season. The COVID-19 restrictions had very
little negative impact. Squirts, peewees and bantams all had very solid numbers, although
the association is struggling to bring in more mites.
A season highlight was the Minnesota Wild spotlight game. Mr. Otos explained there is only
one boy and one girls program chosen for this throughout the year. The St. Louis Park
versus Delano peewee B-1 game was chosen for the boys this year. Except for the
organizers, the game was undisclosed. Game day was a surprise to all. The Wild took over
the locker rooms and brought all kinds of memorabilia for the players.
Mr. Otos mentioned the St. Louis Park Hockey Association recently developed a culture
committee focused on recruiting new players from all different backgrounds. They are
looking into more community events to drive interest as well. Mr. Otos indicated the
association is considering sponsoring an invitational tournament. A tournament would help
provide an additional boost in revenue to local hotels and restaurants. The association is
also looking into parade participation to promote their program. They are working very hard
to recruit more players and are continuously seeking ideas and partnerships in order to
incorporate diversity and inclusion into their program.
Mr. Otos advised again this summer the association will be hosting the Little Wild program
in which they have been promised a minimum 10 spots for St. Louis Park children. Mr. Otos
advised Minnesota Hockey has very strict regulations. When the season is over insurance
ends. The association can refer but cannot sponsor off-season programs. He added
although Minnesota Hockey restricts off-season association sponsored programs, other
skating programs are promoted to provide skills and create interest for all ages. Players are
encouraged to find programs where they can continue to skate throughout the summer.
Commissioner Cantor inquired about providing transportation for race, equity and inclusion
purposes. Mr. Otos advised the largest barrier is reaching children and families within the
schools. The schools only offer Peachjar, an electronic website used to distribute
information to families. Many families do not look at electronic information. He added
there is a charge to the association for the service. Aquila is a very diverse school and many
students do not know hockey is a program they can participate in. Commissioner
Hollingsworth advised basketball along with other sports associations are also struggling to
recruit children from diverse backgrounds. Commissioner Hollingsworth suggested a
concerted effort from all associations combined. Mr. Otis agreed that may be a good
avenue to pursue. Commissioner Griffin advised perhaps this cannot be solved at the board
level, but rather by speaking directly to the people within the communities they are trying
to reach.
Mr. Otos advised the first year is free for mite hockey and added the association covers this
expense. Commissioner Foulkes suggested the associations get together and promote a
sports day at the ROC. Another suggestion was made to have volunteers distribute flyers at
events throughout the city such as movies at the park. Commissioner Proulx commented
parents prefer a flyer in hand.
City council meeting of June 20, 2022 (Item No. 4n) Page 3
Title: Park and recreation advisory commission minutes of April 13, 2022
Mr. Otos advised Minnesota Hockey and USA Hockey are strictly addressing poor conduct
issues. Safe Sport violations are up for player and fan behaviors. There was a new parent
code of conduct this season for any kind of violation, not just racial. He added it is usually
the parents who initiate poor conduct. Unfortunately, tailgating in parking lots began during
the COVID-19 lockdowns.
Commissioner Cantor inquired about partnering with the Minnesota Wild. Mr. Otos advised
they are partnered with Minnesota Unbounded and other organizations to build their
programs and agreed, considering the good relations with the Minnesota Wild, there is a
possibility they may be open to working with St. Louis Park.
Mr. West suggested the possibility of creating a president’s summit; a platform for
presidents of all different sports associations to speak and learn about similar topics all
associations are going through. Mr. Otos agreed with the idea.
Mr. Otos asked Commissioners to contact him if they have any other questions.
Commissioners thanked Mr. Otos for his time.
4. Business
a. Quarter 2 workplan item: Minnehaha Creek Cleanup, April 23 from 9 - 11 a.m.
Final count of volunteers (Jason West, Recreation Superintendent)
Mr. West advised Parkway Pizza will be donated for the Minnehaha Creek Cleanup crew.
Mr. West inquired which Commissioners are able to attend. In response, Commissioner
Cantor, Commissioner Foulkes and Commissioner Griffin advised they will be in attendance.
Commissioner Proulx is still considering, and Commissioner Hollingsworth is unable to
attend. Mr. West advised Commissioners to dress for the weather and wear the proper
footwear for the wet and muddy conditions of the creek.
b. State of the Community event, May 15 (Jason West, Recreation Superintendent)
Mr. West advised the State of the Community event is at Dakota Park and added the Dakota
bike pedestrian bridge ribbon cutting will take place at the event. He advised the event is
from 1 - 4 p.m. In response to a question from Commissioner Hollingsworth regarding the
timing of the ribbon cutting, Mr. West advised the mayor will speak on the State of the City,
then the Outstanding Citizen Award will be presented followed by the ribbon cutting and
bike ride. He added there are more details on the e-mail he sent. Mr. West requested
Commissioners to notify him if planning to attend.
c. Pollinator planting June 4th
Mr. West also advised Commissioners of a pollinator planting event on June 4. More
information was sent in an e-mail. He requested Commissioners attend if they are able.
City council meeting of June 20, 2022 (Item No. 4n) Page 4
Title: Park and recreation advisory commission minutes of April 13, 2022
5. Staff communication
a. Skate School update (Amber Karcher-Ramos, Skating Director)
Amber Karcher-Ramos, Skating Director, was introduced by Mr. West. She noted she has
officially been with the City of St. Louis Park for 10 years, beginning as a coach in 2012 and
moving to her position as director in 2014.
Ms. Karcher-Ramos indicated the skating season officially begins in September. There are
550 unique participants throughout the season. Even with the COVID-19 challenges, the
skate school grew. She advised in 2018 revenue was $111,000, in 2019 revenue was up to
$125,000. During COVID-19 restrictions of 2020 revenue dropped to $70,000, however, it
rose again in 2021 as restrictions were lifted and is up to $100,000. Ms. Karcher-Ramos
advised COVID-19 restrictions limited the number of skaters on the ice, which included
coaches, to 40.
In response to a question from Commissioner Hollingsworth, Ms. Karcher-Ramos advised
the youngest skater is age 3 and the oldest 72. She advised the skate school can provide
specialized skating skills for hockey as well as figure skating. She advised she had to find
creative ways to program during the COVID-19 restrictions. Skating is competitive and
participants have other choices throughout the community. It is her desire to do whatever
she can to keep our residents in our program.
Ms. Karcher-Ramos advised open skating has also grown and the rinks are filled. She added
public skating on weekends is extremely full. She advised there are 10 levels of freestyle.
The skate school has developed skaters in levels up to freestyle eight and the program is
now recognized with ISI locally.
Ms. Karcher-Ramos advised she recently received an award for service excellence. Skaters in
the St. Louis Park program are starting to compete more. Ms. Karcher-Ramos advised 39 St.
Louis Park skaters competed in the World Recreational Championships this season. In
response to a question from Commissioner Cantor, Ms. Karcher-Ramos advised the
program is successful due to her and the other coaches love for skating and desire to inspire
others. She added that she and the other coaches are committed and care deeply for all of
the skaters. They have a very different climate compared with other clubs and programs.
In response to a question from Commissioner Cantor, Ms. Karcher-Ramos advised the St.
Louis Park skate school is one of the most diverse programs in the area. Commissioner
Proulx inquired if finding ice time or finding quality coaches is the hardest challenge to the
growth of the program. Ms. Karcher-Ramos advised both are equally challenging. She noted
every Olympic year there is a spike in participation, however, participation remains steady
in the St. Louis Park skate school. Ms. Karcher-Ramos advised the program is affordable and
is run through the City of St. Louis Park. Private lessons are cost prohibitive. She advised the
group format allows skaters to encourage each other. Mr. West advised the city program is
run by staff. Volunteers are required for clubs. He noted Access to Fun provides partial
scholarships for St. Louis Park residents. Ms. Karcher-Ramos advised she tries hard to fit all
City council meeting of June 20, 2022 (Item No. 4n) Page 5
Title: Park and recreation advisory commission minutes of April 13, 2022
skaters into programs, even if they are on a waiting list. Mr. Eisold advised St. Louis Park
skate school does not compare to any other program and added the school fits the needs of
our unique community the best it can. In response to a question from Commissioner Proulx,
Ms. Karcher-Ramos advised St. Louis Park residents do not get priority registration,
however, they receive a discounted rate. There are participants from Edina, Golden Valley,
Minnetonka, Minneapolis and other surrounding communities. Mr. Eisold advised Ms.
Karcher-Ramos runs an annual ice show as well.
Ms. Karcher-Ramos advised the summer two-day camp has acquired a special guest coach
this year, the 2018 Junior National champion. This coach may also offer private lessons. Ms.
Karcher-Ramos advised camp will take full advantage of the Rec Center venues.
Mr. West pointed out that this is only one of the ways St. Louis Park differs from other
communities. He advised Ms. Karcher-Ramos is the reason why the program is so
successful.
In response to a question from Commissioner Hollingsworth, Mr. Eisold advised ice time is
very expensive. Ms. Hollingsworth noted funding is an issue in all sports. A short discussion
followed regarding creative ways to fund sports and why some sports have more funding
sources then others.
b. Rec Center Capital Improvement Projects for 2022 (Jason Eisold, Rec Center Manager)
Mr. Eisold, Rec Center Manager, shared with Commissioners the 2022 scheduled CIP items,
which are for projects greater than $5,000 and anticipated schedule. The Rec Center
parking lot will be repaved prior to June 1; lights and poles in Rec Center parking lot will be
replaced with LED lights; painting of the east arena will occur in August; the rubber flooring
around the arena areas will be replaced; two electronic outdoor signs/marquee’s will be
installed by fall; updates will occur to the elevator; a shade structure will be purchased for
the Aquatic Park sand play area; work will be done to improve the landscaping at the Rec
Center; and the locker rooms and restrooms for the Aquatic Park and Rec Center will be
refaced. Extra storage for the ROC is needed and has been including on the 2022 CIP. The
design for additional ROC storage is complete but due to an increase in construction
materials, additional funds are needed to complete the project. Surveillance cameras in the
Rec Center, ROC and parking lot will be upgraded in 2022. Also in 2022, a solar array will be
added onto the Rec Center’s east arena roof by the end of summer. This will be the largest
array on a city facility.
In response to a question from Commissioner Cantor regarding summer pool staff, Mr.
Eisold advised it is extremely difficult to find seasonal staff, but the Rec Center pool staff
remain consistent. One reason may be the pool never completely shut down in 2020,
therefore, St. Louis Park was able to maintain staff. Commissioner Hollingsworth requested
a 10 a.m. pool opening time rather than 11 a.m. Commissioner Griffin advised she continues
to hear that youth enjoy working at the pool.
Mr. West advised all the projects listed by Mr. Eisold are for 2022. Mr. Eisold advised the list
totals 1.5 million, adding they may need to trim down next year’s CIP list. Many projects
City council meeting of June 20, 2022 (Item No. 4n) Page 6
Title: Park and recreation advisory commission minutes of April 13, 2022
were moved back from previous years. The marquee is more of a community information
sign. Mr. West estimates over 400,000 visitors a year will see the sign.
In response to a question from Commissioner Cantor, Mr. West advised ROC rentals are full.
He added roller derby is back and there are many different group rentals including
graduation parties.
Mr. West indicated the Juneteenth event will be held at the ROC on the Sunday of
Parktacular weekend. There is community support and collaboration to plan the event. The
Black Market business owners will be participating. Commissioner Hollingsworth suggested
the sports associations talk to The Black Market business owners to gather information on
ways to promote their sports.
In response to a question from Mr. Foulkes, Mr. West advised Westwood Hills Nature
Center is thriving with rentals as well.
Mr. West inquired if May 18 will work for the next meeting. Commissioner Cantor advised it
is a good day to meet and Commissioners agreed.
Mr. West advised some of the future Commission meeting dates may need to be
rescheduled. He suggested Commissioners consider future meeting date scheduling at the
next meeting.
6. Member communication
No further member communication.
7. Adjournment
It was moved by Commissioner Cantor, seconded by Commissioner Foulkes, to adjourn the
meeting at 7:24 p.m. The motion passed 5 - 0.
Meeting: City council
Meeting date: June 20, 2022
Consent agenda item: 4o
Official minutes
Planning commission
May 11, 2022 – 6:00 p.m.
Members present: Jim Beneke, Matt Eckholm, Jessica Kraft, Michael Salzer, Tom Weber,
Joffrey Wilson
Members absent: None
Staff present: Gary Morrison, Sean Walther
Guests: Jeff Miller, consulting planner
1. Call to order – roll call
2. Approval of minutes – April 6, 2022
Commissioner Weber made a motion, seconded by Commissioner Salzer to approve the
minutes as presented. The motion passed unanimously.
3. Hearings
3a. Xchange II Medical Office – 6301 Wayzata Blvd.
Applicant: Davis Healthcare Real Estate Services
Case No: 22-10-S, 22-11-CUP
Mr. Miller presented the report.
Commissioner Weber asked for clarification on the sidewalk. Mr. Miller stated the land
could be dedicated by the applicant for sidewalk but they are proposing to have the
easement recorded to allow for the sidewalk.
Commissioner Weber asked about the other medical building and if this project were in
anyway part of that project or that it would be a possibility. Mr. Walther stated this was
not proposed at the time of the original project but with the success of the first building,
they see continued demand for the new facility.
Commissioner Salzer asked if there is any history of flooding in this area. Mr. Walther
stated yes but he does not know the extent or frequency of the flooding. He added in
the recent comprehensive plan, the city conducted modeling that has better defined the
flood elevation for this area, as the elevation was undefined in federal mapping.
Chair Beneke opened the public hearing.
The applicant thanked the commission for their consideration of their second building.
He noted they have tried to purchase the entire block, however, they were not
successful in doing that. No tenants have been secured for the new building yet.
City council meeting of June 20, 2022 (Item No. 4o) Page 2
Title: Planning commission minutes of May 11, 2022
Chair Beneke closed the public hearing.
Commissioner Weber made a motion, seconded by Commissioner Wilson to
recommend approval of the preliminary and final plat and conditional use permit
subject to the conditions recommended by staff.
The motion passed 6-0.
3b. 2220 Florida Ave. S. – plat and conditional use permit
Applicant: Martin Bell
Case No: 22-15-S, 22-21-CUP
Mr. Morrison presented the report.
Commissioner Weber asked why this item is being tabled and then will come back to the
commission again. Mr. Morrison stated ideally staff will review and present any possible
changes to the planning commission to recommend to council. Mr. Walther added
notices were sent out already for the public hearing when staff learned the level of
detail needed to evaluate the stormwater plan was not included from the applicant.
Staff decided to go ahead with the public hearing and then bring it back. Mr. Walther
added the hearing can go ahead today, testimony can be taken, and then handled under
other business on the on the commission’s June 1 agenda.
Chair Beneke opened the public hearing.
Diana Duclos, 6731 Elliot View Road, stated they are in the industrial park area and they
have concerns about the noise. She noted the loud noises disturb their cats and the
bright lights will be difficult. She added the beeping from trucks which is very loud and is
very disturbing. Ms. Duclos stated they assumed there would be truck parking there as
well as forklift noise. She asked if this for regular parking of cars when in the new
building. Mr. Morrison stated it is for customers to park when going into the building.
Ms. Duclos stated she does not have a problem then if the parking is only for cars.
Commissioner Weber asked if the noise is coming from this exact business or other
businesses around there, adding the commission can only discuss issues related to the
project in question this evening.
The applicant Mr. Bell stated they have been in the neighborhood for over 40 years and
there are some sheet metal companies in the area. He noted their business is only
warehousing and nothing else.
Chair Beneke closed the public hearing.
Commissioner Weber stated the commission is limited on rulings, and it sounds from
the applicant, the noise is not coming from this building. He suggested the resident
contact their city council representative for further information. Mr. Walther suggested
the resident contact Mr. Morrison to discuss the noise issues.
City council meeting of June 20, 2022 (Item No. 4o) Page 3
Title: Planning commission minutes of May 11, 2022
Chair Beneke made a motion, seconded by Commissioner Weber to table consideration
of the applications for conditional use permit and preliminary plat of Bellboy Addition to
the June 1, 2022, planning commission meeting to allow time for additional materials to
be submitted.
The motion passed 6-0.
3c. Chick-fil-A Planned Unit Development (PUD) Amendment
Applicant: Todd Richards, HR Green, on behalf of Chick-fil-A
Case No: 22-13-PUD
Mr. Miller presented the report.
Commissioner Wilson asked why it was not two lanes to begin with.
Mr. Joe Vavrina, applicant, from HR Green stated the original plan was the model that
Chick-fil-A’s all had prior to Covid, and since the temporary changes made during Covid,
they are now changing all their stores over to two lanes instead of one.
Commissioner Weber stated the two lanes seem cramped. Mr. Vavrina stated it will not
be a problem and two lanes can easily be fit there.
Commissioner Salzer asked if the traffic flow will change. Mr. Vavrina stated the traffic
flow will be the same as it currently is – both in and out.
Commissioner Weber asked if this would affect rush hour traffic flow with two lanes.
Mr. Vavrina stated yes it will help with traffic during peak hours. In non-peak hours, it
can serve as a by-pass lane. During peak hours, multiple order takers will be utilized and
additional doors created to get orders to customers quicker.
Chair Beneke opened the public hearing.
William Bropy, Texas Avenue, stated he is curious why there is no proposed canopy over
the north side, with another lane there. He asked why that is.
Mr. Vavrina stated they would like to do that but there are utilities and existing
easements there; there could only be the one canopy over the first lane.
Commissioner Salzer asked if the orders are picked up on east or north side. Mr. Vavrina
stated orders are taken on the south side and picked up on the north side.
Chair Beneke closed the public hearing.
Commissioner Kraft made a motion, seconded by Commissioner Salzer to approve the
PUD amendment as presented.
City council meeting of June 20, 2022 (Item No. 4o) Page 4
Title: Planning commission minutes of May 11, 2022
The motion passed 6-0.
3d. Zoning ordinance amendment- electronic signs
Applicant: City of St. Louis Park-operations and recreation department
Case No: 22-12-ZA
Mr. Morrison presented the report.
Commissioner Weber stated he counted 13 properties that are now eligible for this type
of sign and asked if any are interested at this time.
Mr. Morrison there has been some interest from the Central Community Center.
Chair Beneke asked about the scrolling messages on the signs at Lennox Community
Center and the nearby church if they would be out of code. Mr. Morrison stated they
should meet code with static images.
Commissioner Salzer asked if there are any concerns for residents nearby related to
brightness of these types of signs. Mr. Morrison stated illumination limitation levels are
applicable. Mr. Walther added, with electronic signs, the city requires the lighting to
adjust based on ambient lighting and there is no proposal to change this.
Commissioner Kraft asked if there are limits on hours that these signs can be on. Mr.
Morrison stated not at this time.
Commissioner Salzer asked if the images will be static. Mr. Morrison stated yes and for
three seconds before a message change.
Chair Beneke opened the public hearing.
Chair Beneke closed the public hearing.
Commissioner Weber made a motion, seconded by Commissioner Kraft to recommend
approval of the zoning code text amendment pertaining to electronic signs.
The motion passed 6-0.
4. Other Business
4a. Beltline Station Development economic development authority (EDA) land sale
conformance with the comprehensive plan.
Applicant: Sherman Associates, Inc.
Mr. Walther presented the report.
Commissioner Weber made a motion, seconded by Commissioner Wilson to adopt the
Resolution finding the proposed EDA land sale for Beltline Station Development to be in
conformance with the comprehensive plan of the City of St. Louis Park.
City council meeting of June 20, 2022 (Item No. 4o) Page 5
Title: Planning commission minutes of May 11, 2022
The motion passed 6-0.
5. Communications
Mr. Walther noted the following:
• The May 18 planning commission meeting is cancelled.
• Two new commissioners will be appointed on May 16 and begin June 1
• Commissioner Wilson’s last meeting is this evening and staff and the commissioners
thanked him for his service and contributions to the commission
6. Adjournment – 7:03 p.m.
Sean Walther Jim Beneke
______________________________________ ______________________________________
Sean Walther, liaison Jim Beneke, chair member