HomeMy WebLinkAbout2023/01/23 - ADMIN - Agenda Packets - City Council - Study SessionAGENDA
JAN. 23, 2023
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).
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.
5:30 p.m. STUDY SESSION – council chambers
Discussion items
1. 180 min. City council vacancy interview and appointment process – second-round
Written reports
2. Quarterly development update – 1st Quarter 2023
3. Application for financial assistance – Union Park Flats
4. Dakota Park bridge improvements – project update (city project no. 2122-1806)
5. Business terms – purchase and redevelopment contract for OlyHi development
The agenda is posted on Fridays on the official city bulletin board in the lobby of city hall and on the text display on
civic TV cable channel 17. The agenda and full packet are available 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: Study session
Meeting date: January 23, 2023
Discussion item: 1
Executive summary
Title: City council vacancy interview and appointment process
Recommended action: None at this time. The council will conduct second-round interviews for
the council member at large A vacancy.
Summary: On Nov. 21, 2022, the city council adopted Resolution No. 22-177 accepting the
resignation of Council Member Larry Kraft effective Dec. 30, 2022 and declaring a vacancy for
the office of council member at large A. Council Member Kraft resigned following his election to
the Minnesota Legislature. The city council is required to appoint a person to the seat for the
remainder of the term expiring Jan. 2, 2024.
Following the declaration of a vacancy, an application period was open Nov. 22 – Dec. 6, 2022.
A total of 24 applications were received. Since that time, seven (7) applicants withdrew from
the process. The council previously directed staff to develop an interview process that would
allow all eligible applicants an opportunity to interview for the vacancy. The city council met in
special study session on January 3, 2022, to discuss the criteria they will use to evaluate
applicants.
Interviews will be conducted in multiple rounds. First-round interviews were held on January
10, 2023. The council interviewed the remaining 17 applicants and invited seven (7) applicants
to participate in the second round of interviews. All interview sessions will be televised. It is
anticipated that the council will approve an appointment and that the new member will take
office in February 2023.
Additional information and updates regarding the interview and appointment process will be
posted as they become available on the city website and social media accounts.
Financial or budget considerations: N/A
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Round 2 interview schedule outline
Interview questions
Applications
Prepared by: Melissa Kennedy, city clerk
Approved by: Kim Keller, city manager
Study session meeting of January 23, 2023 (Item No. 1) Page 2
Title: City council vacancy interview and appointment process
Round 2 interview schedule outline
January 23, 2023
St. Louis Park City Hall, city council chambers
Q+A session with council 5:30 – 5:55 p.m. (2) Applicants will participate in a question
+ answer session with council
BREAK
Q+A session with council 6:00 – 6:35 p.m. (3) Applicants will participate in a question
+ answer session with council
BREAK
Q+A session with council 6:40 – 7:05 p.m. (2) Applicants will participate in a question
+ answer session with council
BREAK
Facilitated practical exercise 7:10– 7:55 p.m. Applicants will participate as a group in a
simulated study session discussion. The
exercise will be facilitated by staff and the
mayor.
BREAK
Council debrief discussion 8:00 – 8:30 p.m. Council will share their thoughts following
the second-round interviews and discuss
next steps.
Study session meeting of January 23, 2023 (Item No. 1) Page 3
Title: City council vacancy interview and appointment process
Round 2 Interview Questions
1. The cost of providing essential and necessary services to the community goes up every
year. Would you propose any new programs for St. Louis Park, and if so, how would you fund
them?
2. Tell us about a time you took responsibility/accountability for something you did or said that
offended another person and how you handled the situation.
3. What's your position on property taxes in SLP? How do you see yourself navigating decisions
between making new investments, for example in climate action, housing, and
infrastructure, and the tax impacts of those investments on residents and businesses?
4. Scenario: A person goes on social media attacking you and a vote took on the council. The
post is angry and calling on you to “rectify” this with some specific action.
Question: Do you respond to the person and if so, how? If not, why? Would your response be
different if it was a group of 5 people? 10 people? People from your own neighborhood?
5. Tell us about a time you had to make a decision without a full understanding of all the
details. How did you handle that?
6. Please provide an example of the work you've done around racial equity. Please provide an
example of work you've done personally (internal) and with your organization and
community (external).
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Amplify Mission Network 7601 France Avenue South Ste 140, Edina, MN 55435
Dear City Council Members,
My name is Julie Eide and I am president of Amplify Mission Network, a nonprofit
dedicated to connecting Christian business leaders with emerging nonprofits to help
them move to the next stage of their growth.
I am writing today to strongly recommend Karen McCarren for the At Large A seat
on the council. I met Karen several years ago when she started attending Amplify
meetings where she quickly became involved as a coach and mentor for several
young nonprofits. Additionally, Karen often facilitated brainstorming sessions at
our partner meetings around strategic challenges presented by the emerging
nonprofits. Karen also currently serves on an advisory board for one of the
nonprofits she coached operating in North Minneapolis and lead them to a more
sustainable and impactful organization.
Karen is a delight to work with. She has a strong work ethic, attention to detail,
amazing creative ideas and follow through. Karen is full of passion and compassion
in all the projects I have seen her tackle. Karen’s communication skills are
outstanding as is her ability to think strategically, operationally and tactically all
while staying a grounded team player engaging diverse voices and communities.
When she is in, she is all in!
I live very near St. Louis Park, have many friends in that community and have
witnessed Karen’s passion for the city and her dedicated involvement in the
schools, activities and community at large.
I have hired many people over the course of my career and would not hesitate to
hire Karen who not only would be an amazing fit culturally to your council but bring
the necessary skills, talents, connections and vision to lead with enthusiasm and
heart all day long.
Please reach out if I can be of further assistance.
With joy,
Julie Eide
President Amplify Mission Network
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 23
From:Jake Spano
To:Julie Yakes
Cc:Nadia Mohamed; Lynette Dumalag; Margaret Rog; Sue Budd; Tim Brausen; Melissa Kennedy; Kim Keller
Subject:Re: Letter of recommendation - Karen McCarren
Date:Sunday, December 11, 2022 3:34:16 PM
Thank you for taking time to share this with us Julie. We’ll be considering the applicants in
the coming days/weeks so I’m adding city staff on this for inclusion in the official record for
Karen’s application.
Have a great remainder of your weekend!
Jake Spano
Mayor
St. Louis Park, MN
(he/him/his)
952-928-1448 (direct)
On Dec 11, 2022, at 3:23 PM, Julie Yakes <yakesmail@gmail.com> wrote:
CAUTION: This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Dear Mayor Spano and SLP City Council Members,
I'd like to share how I know Karen McCarren and why I know she'll make an
outstanding member of the St. Louis Park City Council if chosen for the at large
A seat . Karen and I parallel pathed through our kids' elementary school for the
first few years leading and serving in various capacities. She led things like an
annual Carnival that raised half our needed funds and was always first in line to
lead or help with various important work that drove the mission of serving every
student. During that time, I knew of her and that she was tireless, selfless and
respected but we'd never worked directly together. It was midway through we
were both tapped to lead the PSI PTO.
From the first time we met to figure out our game plan, I knew what a special
leader and person she was. She is collaborative while having a strategic vision.
She can both get her hands dirty with the work but always knows the bigger
picture and connects dots instantaneously to lead to a better solution. She knows
how to unleash the talent of an entire community, give them the right level of
guidance and turn them loose to do great things.
She is calm under pressure, brings a sense of fun to every challenge and focuses
on the mission and the people behind the mission vs herself. Another thing I
admire is that she always leaves a legacy. During our 3 years serving together,
we quickly built documents, processes and timelines we could hand to the next
crew. Not only did her forward thinking create efficiencies, it also became a
powerful recruiting tool and most importantly meant that serving the students and
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 24
fulfilling the key mission was achieved that much faster.
Karen and I have served on boards together on and off. She's connected me to a
few organizations she was highly involved in like Treehouse. We are currently
leading a celebration for the class of 2023. While I had planned to not take on
anything else, the chance to lead with her again was a draw. She is an outstanding
servant leader and citizen of St. Louis Park. Having graduated from Park
and been a long term resident, she knows this community. She cares deeply for it
and for every citizen. Her desire to serve is innate and SLP will continue to be a
lucky recipient of her abilities and willingness to make our city an even better and
more inclusive place.
I can't think of a better person to fill the at large A seat. Thank you for
considering her for this important role. We are fortunate to have so many fine
leaders such as yourselves who care deeply for St. Louis Park. Karen McCarren
would not only complement your team but work tirelessly to raise the bar even
higher.
Julie Yakes
2001 Virginia Ave S
SLP 55426
612-210-5196
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 25
December 14, 2022
Dear Jake, Nadia, Margaret, Lynette, Sue and Tim –
My name is Liz Tigelaar, I am a television writer/showrunner (Little Fires Everywhere, The Morning Show)
who currently lives in Los Angeles, and I am writing in support of one of my oldest and dearest friends,
Karen McCarren, who has submitted an application for a position (large A) on the SLP City Council. As
you look over her application and resumé, and digest her enthusiastic letters of support, I’m here to
offer my own unique insight and perspective that comes from loving and admiring her, which is rooted
in a deep knowledge that she is meant for this work. I know you have many wonderful candidates to
choose from but should you select her for this esteemed position, you are getting someone who wants
to spend the rest of her life serving the people of Minnesota, who will dig in and do the work to make
their lives better and this community stronger.
Karen is Minnesota through and through. I first met Karen in the summer of 1994, at our freshman
orientation at Ithaca College in Upstate New York. Sitting in a circle, I immediately noticed her blonde
hair, blue eyes, and distinct Minnesota accent. And to be honest, I thought: Minnesota, isn’t it freezing
there? Who lives in Minnesota? But to know Karen is to know her Minnesotan roots and when you come
home with her, it’s easy to fall in love with it. Who didn’t want to rollerblade around Lake Harriet on a
glorious spring day in the late 90s? And I wasn’t the only one. Another friend of ours relocated to Saint
Louis Park for her college internship and within a few years, Karen’s boyfriend was getting a job there
“just to see.” (Spoiler alert: She married him and he never left). The point is: she drew us all to it – and it
wasn’t just the place. It was her love of the place and her desire to return home and embed herself in
the community that raised her. To me, when looking for someone to represent and reflect a community,
who is more valuable than a person born into it and whose life has been completely shaped and molded
by it?
As college progressed, my friendship with Karen deepened, and I could see her values and moral
compass even back then. She was a loyal, compassionate, reliable friend who carried herself with grace,
thoughtfulness and integrity. I remember I used to drive her crazy in the dining hall – where I’d take
heaps of food that I’d inevitably throw out. Even at 19, she encouraged me to only take what I needed
and leave the rest for someone else – a profound metaphor for a gluttonous teenager.
Not only were we housemates, we were teammates too. We both joined the crew team freshman
year. I, with zero athletic ability, was the coxswain (the little person who yells “Row!”); Karen was a
powerhouse rower in a boat where she was one of eight. If you aren’t familiar with the sport, the idea is
to move in unison – in perfect sync. To do that, you have to pull equal weight. If you don’t, the boat
veers off course. And Karen was easily the lightest rower in the heavyweight boat. Which meant she had
to pull harder than everyone else just to keep the boat on course. And that is so who she is. Whether it’s
in the boat, as a mother of three, or founding her own healthcare consulting firm, she does the work,
she finds that extra strength, she pulls her weight and more. Over the course of four years, she worked
her way up to the front of the boat, into the stroke – or leader – position. With time, it became Karen
who set the pace, articulated our goals, and led us to accomplishing them. Even at that young age, she
had a keen awareness of her place – when she needed to row in unison and when it was time to step up
to lead. I feel like this quality – understanding both roles deeply – would be one of her biggest strengths
on the City Council.
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 26
And finally, I believe that Karen will be a Council Member with the readiness and expertise to meet the
challenge of the moment we’re in. Back in 2020, when George Floyd was murdered and Minneapolis
became an explosive epicenter of the Black Lives Matter movement as a racial reckoning and awareness
swept across the country, Karen was already knee deep in this important work. After her three kids –
Jack, Ted, and Maeve – began participating in courageous conversations at their SLP schools, Karen
wanted to become more intentional about her own work in this area. She strove to understand her own
identity, how her lived experience informed her own biases, and finally how she could use that
understanding and insight to shift her own thinking in order to advocate for others, especially those
whose voices were historically marginalized. Five years ago – well before many of us were doing this
important work – Karen and her daughter, Maeve, participated in one of the first cohorts of HOPE
Speaks, a small non-profit that began in St. Louis Park. The goal of the group was to facilitate
conversations about anti-racism and bring those conversations to the forefront at home so as a family,
they could learn to identify systems of power and inequities within them.
So, as you see, Karen has really worked from the inside out. First, getting the tools to have these
conversations at home, then to bring those same tools into her professional life – whether in her own
practice as a physical therapist or as a strategic consultant of patient experience at Health Partners and
now, hopefully, as a member of the City Council. And while Karen’s desire to have an impactful career in
healthcare stemmed from a deep desire to help others, what she’s learned in her decades of work is
that in order to truly help, the biases and the lenses through which people see things must be uncovered
so that systems, practices, and policy can be fair and equitable.
Since I’ve known her, I’ve watched her go from having a big heart to knowing how to use that big heart –
to be an agent of change with a very clear, intentional, compassionate, collaborative approach as she
shows up and digs in. Because the passion for this work comes from such an authentic place inside of
her, because her experience is so fast, and because this community is so embedded within her, I have no
doubt she would be an inspiring and devoted addition to the SLP City Council.
Best,
Liz Tigelaar
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 27
9400 Cedar Lake Rd., St. Louis Park, MN 55426 | Phone: (952) 928-6555 | Fax: (952) 928-6556 | www.slpschools.org/psi
December 19, 2022
To Whom It May Concern:
It is my sincere pleasure to be asked to write a letter of support on behalf of Ms. Karen McCarren for
the open City Council Position. I had the privilege of working closely with Karen for over a decade
as a parent leader at Park Spanish Immersion Elementary School. During this time, Karen has
proven to be an invaluable community member of our team and a trusted collaborator. She is a
consummate professional: hard-working, kind, intuitive, and very flexible in her approach.
While observing Karen working with many different stakeholders, I can share with great enthusiasm
that she has an abundance of strengths. She asks good questions which allow for better
understanding, and her questions deepen conversations. She absolutely understands the balance of
“big picture” and details. Through trial and error, advocacy, and relationship building, Karen always
works hard to hear multiple perspectives to find common ground and helped us further our equity
goals. Even in challenging situations, I have watched Karen remain centered, supportive of those
around her, and she has worked to find positive solutions for all involved.
While Karen’s children have grown up, and she has left the elementary school setting, the work she
helped support continues. Throughout all of her decisions, she always keeps the students at the
forefront of her mind. Her optimistic passion for our school and the St. Louis Park community,
reflective nature, compassion, and flexibility are reflected in all that she does, and it is a privilege to
have worked with her both professionally and personally. She would make an amazing St. Louis
Park City Council member; please do not hesitate to contact me with any questions that may arise.
Sincerely,
Dr. Corey Maslowski
Principal
952-928-6558
maslowski.corey@slpschools.org
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 28
From:Lynette Dumalag
To:Ruth E. Merle-Doyle; Kim Keller; Cindy Walsh; Melissa Kennedy
Subject:Re: Letter of support for Karen McCarren to fill City Council Seat
Date:Monday, December 19, 2022 9:35:10 PM
Hi Ruth,
Thank you for that glowing letter of recommendation for Karen! I'm copying staff so there is
an official record of this.
Have a wonderful holidays and take care!
Lynette Dumalag
From: Ruth E. Merle-Doyle <rem64@cornell.edu>
Sent: Monday, December 19, 2022 3:12 PM
To: Lynette Dumalag <LDumalag@stlouisparkmn.gov>
Subject: Letter of support for Karen McCarren to fill City Council Seat
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
Dear Council Member Dumalag,
Karen McCarren has been a beloved part of my human circle for many decades, and for this, I am
most fortunate. You see, Karen brings an authenticity, compassion and bravery to human connection
that I do not often encounter. There are moments when she pushes my thinking and holds space for
courageous conversations on really hard topics like our social justice reckoning, living your values
and fostering communities where all people have a sense of belonging. As a Work Life Program
Manager on the Work Life team at Cornell University, these kinds of topics come up in wellbeing
conversation often, but Karen’s passion and expertise in this realm, along with her natural tendency
to leadership, create a powerful cocktail of traits that would serve the Saint Louis Park (SLP) City
Council well.
As I review the city’s strategic priorities, I find myself thinking about Karen’s character more than any
criteria that can be found on an application. With the complex issues and challenging priorities that
the SLP City Council will face, I see Karen as a council member who will be prepared with evidence-
based knowledge and a keen awareness of the human experience that people of diverse
backgrounds are navigating. She will be able to facilitate difficult conversations with honest and
courageous opinion in the most articulate and empathetic way in order to make your SLP community
one that stands out and is a leader in inclusion, equity and community engagement.
As roommates at Ithaca College, we were concerned with matters that most college students are,
and those topics are worlds away from Karen’s focus in this moment of her life. She has found a
passion in the equity space and she threads her wisdom into our informal conversations deftly, so
that I find myself coming back to what she shares in my professional work. After the murder of
Study session meeting of January 23, 2023 (Item No. 1)
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George Floyd, I distinctly remember having an emotional conversation with Karen, where I shared
my own privileged reaction. She held compassionate space while acknowledging my emotion and
experience, then nudged me toward the things that mattered most. I see that ability to hold space,
then move toward action as a paramount skill for your city council.
Lastly, I feel compelled to share how Karen truly embodies and lives her values, and in turn, is raising
children who will be changemakers. She and her family prioritize service trips in times when most
families prefer vacation style breaks. Now, I am all for restoration and recovery in my wellbeing
work, and I am most impressed with how Karen gives the gift of volunteer experience to her
children. Recently, she and her family spent time in Costa Rica visiting a family that benefited from a
Bricks to Bread oven for their livelihood. Her children experienced how being of service to those in
need can have a life changing outcome. As a parent, I see that as bravely and authentically living
your values.
I could go on for some time, but will simply say, Karen McCarren will be a tremendous asset to your
city council. I feel lucky to have her in my life, and I suspect your community members will feel the
same.
Warmly,
Ruth
Ruth Merle-Doyle, M.S.
Work/Life Program Manager
Work Life Team | Division of Human Resources | Cornell University
she | her
rem64@cornell.edu | p. 607-255-1917
hr.cornell.edu | Follow Working at Cornell on Facebook!
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 30
From:Jake Spano
To:charlie poulter
Cc:Nadia Mohamed; Margaret Rog; dumalag@stlouispark.org; Sue Budd; Tim Brausen; Melissa Kennedy; Kim Keller
Subject:Re: letter of Recommendation for Karen McCarren
Date:Wednesday, December 21, 2022 6:30:30 AM
Charlie-
Thank you for the note regarding Karen’s potential service on the council. We appreciate you
taking the time to reach out to us. By way of cc I’m adding Melissa Kennedy, our city clerk
who can ensure that it is a part of the public record.
Give your mom and dad and Ellen my best!
Jake Spano
Mayor
St. Louis Park, MN
(he/him/his)
952-928-1448 (direct)
On Dec 20, 2022, at 11:36 PM, charlie poulter <charliepoulter26@gmail.com>
wrote:
CAUTION: This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
My name is Charlie Poulter and I am a senior at St Louis Park High
School. I’ve lived in St Louis Park my whole life and have attended St Louis
Park public schools for the entirety of my educationl. I’m someone who has
always loved to be a part of the community in St Louis park and always felt
comfortable in St Louis Park and felt comfortable being myself both in and
outside of school.
I’ve been fortunate enough to know Karen McCarren since I was six years old.
Karen has always been someone who I’ve been very comfortable talking to no
matter the topic. There’s been multiple times where I’ve found myself going
over to her house and getting into such important topics with Karen, we would
talk for extended amounts of time. The stuff we would talk about is always
something that I don’t just talk to any adult about.
I believe that the way that Karen carries herself is very helpful when it comes to
really trying to figure out different problems. When I was diagnosed with
epilepsy she was one of the people that I talked to about it constantly. The
reason I talked to her wasn’t only because she is educated in the medical field
Study session meeting of January 23, 2023 (Item No. 1)
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so it made me feel like what I was saying truly made sense, but it also has to
do with Karen’s Emotional Quotient. I believe that someone who has a high EQ
would hugely benefit the community of St. Louis park especially when talking to
high schoolers or people their age or elders.
When talking to Karen it was never a conversation where I thought she just felt
bad for me or felt like she was tired of hearing me talk, Karen is someone who
looks for solutions no matter the situation. When it came to seizures that’s
something that when I talk about to parents most people feel a little
uncomfortable talking about solutions and ways to help my side affects from
medicine but every time Karen would try her hardest to think of a new way to
help me. Something that Karen has talked to all of my friends about, is just
being good people, and trying to be kind to people. That sounds like something
that’s obvious and should go without having to say, but nowadays we need
people who aren’t afraid to talk about things that are truly important to having a
stronger community.
Karen always seems happy whenever I’m around, but that doesn’t mean that
she backs away from tough topics when she overheard me talking to my mom
about college application she was quick to step in and help my mom out and
call me out.I was saying that it’s just hard for me to type things out, and it would
be easier for me to just call them. Her response was something that I’ll always
remember because it helped me so much, she said well then Charlie here’s
what we’re gonna do, record yourself talking about it on your phone and then
go back and type everything out. Seems simple but with all do respect
sometimes the answers to some of our issues in our schools and city are
simpler than some of the parents think. Karen is lucky enough to see her kids
go through the school so she gets a glimpse Im sure almost everyday from at
least one of them. She also is lucky enough to have seen her kids go from
school to school and now with her son being a senior shes truly seen every
stage of St Louis park schools.
Im not old enough to look at a resume and really have it make sense but Karen
asked me if that would be helpful so I said maybe, so she sent me a pdf.
Looking through the different hospitals shes worked at it was definetly
impressive and that shows that she has great intelligence and I think that we
have so much to apreciate when it comes to our hospital workers, But the thing
that made me the happiest to see was list of the things that shes doing outside
of her paid job. This shows someone who is well rounded and overall someone
who cares about their community and is wanting to make a change.
I am not someone who really tends to get excited when it comes to politics.
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 32
When I got a phone call from Karen I had no idea what it was about, but when
she asked me to write her a letter of approval for her to run for this position I
was excited for the future changes that she could make in this community.
What this city needs is someone like Karen to connect with the kids and be a
positive influence on their lifes and understanding of what changes we need to
make. I think Karen would be great for the youth of St Louis Park and thats
really all I can speak for.
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 33
From:Jake Spano
To:Molly Carpenter
Cc:Lynette Dumalag; Nadia Mohamed; Margaret Rog; Sue Budd; Tim Brausen; carp1479@stthomas.edu; Melissa
Kennedy; Kim Keller
Subject:Re: Letter of support for Karen McCarren, SLP City Council candidate
Date:Wednesday, December 21, 2022 6:33:47 AM
Molly-
Thank you for the note regarding Karen’s potential service on the council. We appreciate you
taking the time to reach out to us.
By way of cc I’m adding Melissa Kennedy, our city clerk who can ensure that it is a part of
the public record.
Stay warm and safe this week!
Jake Spano
Mayor
St. Louis Park, MN
(he/him/his)
952-928-1448 (direct)
On Dec 20, 2022, at 10:37 AM, Molly Carpenter
<mollycarpenter76@gmail.com> wrote:
CAUTION: This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Good morning Mayor Spano and members of the St. Louis Park City Council,
Please see our letter below in support of Karen McCarren for the vacant SLP City
Council seat. If you have any questions or would like to learn more about our
support of her candidacy, please let us know.
Respectfully,
Molly and Ben Carpenter
cell: 612-226.5850
email: mollycarpenter76@gmail.com
Dear St. Louis Park City Council Committee,
We are honored to write a letter in support of Karen McCarren for the open seat
on the SLP City Council. Ben and I have lived in St. Louis Park since 2005,
when we bought our first home in Minikahda Vista. Seventeen years later, we
have three children who we’ve raised in St. Louis Park (ages fifteen, thirteen,
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 34
and seven), and now live in the Westwood Hills neighborhood. As so many St.
Louis Park residents eagerly share, this city has become our home and
community, and we treasure so many aspects of living and raising our family in
St. Louis Park.
We met Karen in the winter of 2012 when we were exploring school options for
our rising kindergartener. A mutual friend connected us with Karen as a parent
and community member who might offer us wise counsel. That introduction
has been a tremendous gift in our lives over the past ten years. In that first
conversation with Karen, she revealed some of her greatest attributes to us:
level-headed, data driven, open-minded, warm-hearted, and relationship
invested. Karen shared her personal experiences with Park Spanish Immersion
Elementary, as her oldest child was in first grade at PSI. Karen also directed
us to families with older children to glean more insights, and to the principal at
PSI. In addition, Karen shared what she knew about Susan Lindgren, our
neighborhood school at the time, and pointed us again to families who had
more information than she did. These actions highlighted her resourcefulness,
humility, and deep bench of relationships within this community.
During this time, Ben and I felt empowered to make the best choice for our
family, as Karen equipped us with information and guidance without becoming
personally invested. We knew from that experience that we had two wonderful
options within the SLP school district, and that we had a trusted “go-to” person
in our community. Karen’s warmth, approachability, and kind demeanor drew
us in initially. Equally instructive were her critical nature and knowledge as a
lifelong resident of SLP. These attributes have shown up again and again in our
relationship with Karen.
It is clear Karen has built many lasting relationships in St. Louis Park and she
has tremendous pride in SLP and all that it stands for – but Karen also brings
an extremely analytical lens to every endeavor. She is trusting, but asks hard
questions; she is optimistic, but first considers all angles. Simply put, she is a
reliable and courageous leader. I personally witnessed her leadership during
our overlapping time as PSI parent volunteers and our partnership to introduce
and lead the Girls on the Run program at PSI in 2019. Whether it’s as PTO
chair, in her current role at Health Partners, or her commitment to understand
and enhance the lived experiences of children and families in St. Louis Park,
she pours herself into her responsibilities and is accountable.
As her interest in the open SLP City Council seat indicates, Karen seeks
experiences that stretch her personally and professionally, and she remains
dedicated to the difficult work that accompanies such experiences. Another
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 35
example is her commitment to diversity, equity, and inclusion initiatives. Karen
and her daughter enrolled in one of the first HOPE Speaks Project cohorts, and
she influenced us to enroll with our daughter in fifth grade. We know this is one
of many initiatives that demonstrate her commitment to learning, growing, and
improving. Karen embodies these values and in turn makes the circles she
touches stronger. We eagerly endorse Karen McCarren as a candidate for St.
Louis Park City Council and can confidently say our city council would be lucky
to have her as a member.
Respectfully,
Molly and Ben Carpenter
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 36
December 20, 2022
Dear Mayor Spano,
It is an honor to write a letter of support for Karen McCarren as she pursues the St. Louis Park City At Large Seat A
Council Member position. I’ve known Karen for 15 years and have had the good fortune to work with her in a
variety of volunteer capacities.
Most notably, Karen and I served as board members on the TreeHouse Community Development Team (CDT) for
five years. In her tenure as a CDT member, I was impressed with Karen’s ability to see the big picture and envision
positive change and outcomes through thoughtful analysis of existing systems and processes. This approach
allowed us to accomplish a variety of initiatives in support of our key strategic plan; to increase SLP community
partnerships and awareness in our mission to end hopelessness among teens. Her focused and intentional efforts
to develop authentic partnerships with members of the board, the corporate team, and the community at large,
yielded strong and lasting stakeholder relationships.
A proud, lifelong resident, Karen’s values align with St. Louis Park’s strategic priority in creating racially equitable
policies and structures that foster a true sense of belonging within our community. She has the unique perspective
of understanding St. Louis Park’s past, present, and can offer innovative vision for the future. There is tremendous
intrinsic value in having a council member who has experienced St. Louis Park at every juncture of her life. I trust in
Karen’s ability to serve as a resilient and visionary leader who can positively contribute to the bright future of our
remarkable city.
Karen possesses many qualities that make her an ideal candidate for this role. I have witnessed the positive impact
that her authentic community engagement has had on our youth. Karen’s extensive healthcare experience coupled
with community leadership roles will allow her to establish cross-sector partnerships that leverage combined
resources to amplify the strategic mission of the city. Deeply committed to racial equity work, Karen understands
that honoring shared histories, multiple perspectives, and diverse racial and ethnic identities must be at the core of
her work. She is open-minded and approaches all endeavors with empathy and integrity. These qualities will have a
direct result in seeing, inspiring, and empowering our residents to live their brilliance in a way that echoes
positively through the community. Please do not hesitate to contact me at 952.928.6778 or
scott.erika@slpschools.org with any further questions.
Sincerely,
Erika Scott
Early Learning Program Supervisor
Central Early Learning Center
6300 Walker Street
St. Louis Park, MN 55416
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 37
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 38
December 2022
I am writing to recommend Karen McCarren to the SLP City Council at large A position.
Karen and I served together for 7 years on the Tree House SLP community development team. What struck me when I
first met her and still is true today, is her love for the SLP community, her strong desire to serve and the collaborative
manner in which she solves new and age-old challenges. As the Tree House board president, I quickly identified Karen
for her outstanding leadership and initiative and requested that she led a key strategic plank for us: To increase SLP
community partnership and awareness in support of our mission to end hopelessness among teens. Her connections in
the community and resolve to get us involved in key community activities was instrumental to our success.
Several years ago, we hosted our first-ever Tree House breakfast, to educate SLP community business leaders,
educators, police, and municipal leaders on what we do. We were also looking for their insights and connections on
ways to grow our volunteer base and reach more teens. Karen was instrumental in the planning and orchestration of
this event and helping us exceed our goal by getting 65 people to the breakfast. It was very clear to me that Karen’s over
25 contacts came because they knew her, respected her, and wanted to learn and experience what Karen is passionate
about.
There are several qualities in addition to Karen’s involvement in the community that make her an exceptional candidate
for this position. First, she is a courageous leader who is trusted and respected by her colleagues. She readily sees the
big picture, works collaboratively with her teammates to deliver a successful outcome and is able to rally others to
support her cause.
Finally, Karen enjoys a successful career in healthcare and a busy homelife with her family. However, she is never too
busy to serve, as evidenced by the numerous organizations she has been involved with. Karen is a huge supporter of
social justice, works hard to represent those who don’t have a voice, and she deeply believes and supports the SLP
school system.
I am confident the SLP City council would benefit tremendously by Karen’s leadership and personal commitment to your
organization.
Please do not hesitate to contact me at 612-280-8384 or at sallymccarthy912@gmail.com, should you have any
questions.
With great pleasure,
Sally McCarthy
Procter and Gamble retired Executive- 36 years
Tree House Board president
Amplify Board member
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 39
From:Jake Spano
To:Thia Bryan; nmohamed@stlouispark.oreg; Margaret Rog; Lynette Dumalag; Sue Budd; Tim Brausen; Melissa
Kennedy
Subject:RE: Support for Karen McCarren"s At Large City Council Application
Date:Wednesday, December 28, 2022 8:43:46 AM
Thank you Thia for taking the time to reach out to us on this. I’ve cc’d our city clerk so your note can
be entered into the public record.
Have an excellent end to your 2022!
Jake Spano
He/Him/His (Curious about pronouns? Check this out for helpful info)
Mayor, City of St. Louis Park
5005 Minnetonka Boulevard
St. Louis Park, MN 55426
Direct - 952-928-1448
Twitter - @spanojake
From: Thia Bryan
Sent: Tuesday, December 27, 2022 7:31 PM
To: Jake Spano; nmohamed@stlouispark.oreg; Margaret Rog; Lynette Dumalag; Sue Budd; Tim
Brausen
Subject: Support for Karen McCarren's At Large City Council Application
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
Dear Mayor Spano and Saint Louis Park Council Members,
I am writing to submit a letter of support for Karen McCarren's appointment to the At-Large
Saint Louis Park City Council open seat. Karen McCarren is a neighbor, a fellow Saint Louis
Park Schools parent, and a HealthPartners colleague and friend.
I have gotten to know Karen over the past several years as a neighbor and fellow Park Spanish
Immersion Elementary and Middle School parent, especially through our collaborative work
on the Saint Louis Park Middle School Site Council Racial Equity Subcommittee. Recently,
Karen and I have also worked professionally on some of the same HealthPartners initiatives,
including bias and anti-racism organizational trainings, as well as a leadership strategy group
on trauma-responsive worksite environment and practices.
As is clearly evident through her application and resume, Karen's transferable knowledge and
the experience that she could bring to the Council opportunity shines through. Through my
work with Karen, I have observed her to be thoughtful, attentive, engaged, committed and
motivated. She has been effective at carefully listening, including and engaging diverse and
important perspectives, and helping to create end results that meet strategic goals towards
change.
As she was preparing to submit her application for the At-Large Council roie, Karen and I
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 40
discussed the opportunity and how her background and current professional and community
leadership focus would be excellent support and knowledge to help step into the role and
expand her learning through the new Council experience. Additionally, Karen's deep Saint
Louis Park roots and healthcare connections and experience position Karen well to help the
Council and our City to continue and expand strategic work already in progress.
Thanks in advance for your consideration of Karen McCarren for the role. Please feel free to
reach out directly with any additional questions. Thia Bryan
Thia Bryan, MA, IBCLC, NASM CPT
Ward 2 Saint Louis Park Resident
Park Spanish Immersion and Saint Louis Park Middle School Parent
Community Health & Well-being Partnership Manager, HealthPartners
(612) 990-6563
tabryan24@gmail.com
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 41
From:Jake Spano
To:Amity Erickson
Cc:Tim Brausen; Sue Budd; Lynette Dumalag; Margaret Rog; Nadia Mohamed; Melissa Kennedy
Subject:Re: Consideration for Karen McCarren for the Vacant City Council Seat - Thank You
Date:Friday, December 30, 2022 2:22:22 PM
Thank you for taking the time to send us this email Amity and for your efforts to support our
community and neighbors. By way of cc, I’m including our city clerk who can make sure this
is part of the public record on Karen’s application.
Thank you again and stay warm!
Jake Spano
Mayor
St. Louis Park, MN
(he/him/his)
952-928-1448 (direct)
On Dec 30, 2022, at 9:27 AM, Amity Erickson
<Amity.M.Erickson@hotmail.com> wrote:
CAUTION: This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Good Morning,
I am honored to take a moment to express my support and recommendation for
Karen McCarren for St Louis Park, City Council. I met Karen early in my tenure at
our shared employer. Karen became a key partner for me within our roles at our
organization and for focused efforts in Diversity, Equity & Inclusion. I quickly
observed Karen's passion for humans and the human experience overall, while
bringing her learning from her own personal journey into conversations, leader
and employee meetings, building curriculum and our overall partnership. What is
so impactful about Karen's skill set is her ability to understand and keep in view
large systems while maintaining a focus to people within the system and impact.
Karen is kind, compassionate, very self-aware and open to being a lifelong
learner, seeking feedback and consult. Karen is one of the few white women who
I can say is utilizing her privilege and position of power to amplify the community
around her both in her professional and personal spaces. In fact, Karen is
partnering with me and additional colleagues on a potential connection with St
Louis Park High School and Methodist Hospital.
I am happy to discuss further Karen, as there is much more to say. Thank you for
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 42
your time and consideration.
Amity Erickson
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 43
From:Jake Spano
To:Kristen Hara
Cc:Nadia Mohamed; Margaret Rog; Lynette Dumalag; Sue Budd; Tim Brausen; Melissa Kennedy
Subject:Re: City Council Open Seat
Date:Sunday, January 8, 2023 12:52:30 PM
Kristen-
Thanks for the email and for sharing your thoughts with us! I’ve ccd our city clerk to make
sure this is part of the public record on Karen’s application.
Have a great weekend Kristen,
Jake Spano
Mayor
St. Louis Park, MN
(he/him/his)
952-928-1448 (direct)
On Jan 7, 2023, at 11:59 AM, Kristen Hara <k2hara@hotmail.com> wrote:
CAUTION: This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Dear Mayor Spano and City Council Members,
As a current St. Louis Park resident and an employee in our public school district, I
want to first offer my deep gratitude to each of you for your service and
commitment to our community. Being a direct descendant of Japanese
incarceration camp survivors, I am particularly grateful to live in a city where
racial equity is a Strategic Priority. I appreciate the city's continued efforts to right
the wrongs of our racist past and find equitable ways to ensure our most
historically marginalized community members can thrive.
I'm writing to support an upcoming candidate for the at large seat A, Karen
McCarren. I initially met Karen through the friendship of our daughters who are
current 7th graders at the middle school, but I really got to know Karen's heart
through her participation in the HOPE Speaks Project. Karen participated with her
daughter in a class designed to unpack the invisible and explicit ways race impacts
our lived experiences and what we can do to disrupt patterns and system of
oppression. To me, Karen demonstrated the vulnerability, courage, and
compassion needed for a lifetime commitment to racial equity. Through the
years, she has demonstrated this commitment in her personal and professional
life, and I am confident that she will carry this work forward in her role as a city
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 44
council member.
As a longtime resident and active member of the community, Karen has
developed deep roots and a strong connection to St. Louis Park through her many
relationships, her long history of volunteer work and family engagement, and her
desire to live and grow in a thriving, inclusive, and environmentally caring and
responsible city. I have known Karen to act with integrity, be open to feedback
and new ideas, show a willingness to learn from and collaborate with others, and
go the extra mile to help out when needed. For all of these reasons and more, I
believe Karen will be a strong leader to fill the vacant city council seat.
Thanks again for leadership and service to our community,
Kristen Hara
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 45
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 46
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 47
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 48
4
Thank you,
St. Louis Park, MN
This is an automated message generated by Granicus. Please do not reply directly to this email.
Study session meeting of January 23, 2023 (Item No. 1)
Title: City council vacancy interview and appointment process Page 49
Meeting: Study session
Meeting date: January 23, 2023
Written report: 2
Executive summary
Title: Quarterly development update – 1st Quarter 2023
Recommended action: None. The attached report summarizes the status of major
development projects in St. Louis Park.
Policy consideration: Not applicable. Contact staff with any questions.
Summary: The attached report is meant to keep the EDA/city council informed on a quarterly
basis as to the metrics and tentative schedule of major development projects occurring in the
city. For clarity, “Proposed developments” are those that are working through the planning
entitlement process such as platting, PUDs, variances, and have not yet been approved.
“Approved developments” are those whose planning applications have been approved by the
city council and have not yet commenced construction (but whose financial assistance
agreements may or may not yet have been approved). “Completed developments” are those
which have received their certificates of occupancy.
More detailed information can be found on the interactive development dashboard on the
city’s website. The dashboard provides project metrics for all large developments or additions
that have been approved, under construction, or completed within the city since 2010. The
dashboard includes website links, market rate and affordable unit counts by bedroom size,
parking information for overall stalls, bike facilities, and electric vehicle charging stations, and
more.
Financial or budget considerations: Not applicable.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Major developments in St. Louis Park – 1st Quarter 2023
Prepared by: Jennifer Monson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Karen Barton, community development director, EDA executive director
Approved by: Kim Keller, city manager
Study session meeting of January 23, 2023 (Item No. 2) Page 2
Title: Quarterly development update – 1st Quarter 2023
Major Developments in St. Louis Park
1st Quarter 2023
Multifamily housing development summary Total Market rate Affordable
Proposed units 8 0 8
Approved units 950 745 205
Units under construction 1,460 952 508
Recently completed units (last two years) 499 439 60
All units 2,917 2,136 781
Total Development Costs (TDC)* $898.4 million
*TDC includes all developments in the above categories to the extent known
For additional information please see Development Projects on the city’s web site.
Proposed developments
Project, location &
developer Project Description Tentative
Schedule
Minnetonka Blvd
redevelopment
5707 – 5639
Minnetonka Blvd.
GMHC (Greater
Metropolitan Housing
Corporation) &
(WHAHLT) West
Hennepin Affordable
Housing Land Trust
Proposed is the removal of four modest single-family houses
and construction of four twin homes (eight-units), providing
eight affordable home-ownership opportunities.
Estimated total development cost $3.7 million
Website: NA – too early in the process.
Project plans could
be presented to
council by Q3
2023.
Construction
commencement
Q4, 2023 upon
GMHC securing
LIHTC financing.
Study session meeting of January 23, 2023 (Item No. 2) Page 3
Title: Quarterly development update – 1st Quarter 2023
Approved developments
Project, location &
developer Project Description Tentative
Schedule
2625 Louisiana Avenue
2625 Louisiana Ave.
Web Development LLC
Largely vacant parcel adjacent to North Cedar Lake Regional
Trail to be redeveloped with a 57-unit, four-story, mixed-use
market-rate building with approximately 4,000 square feet of
ground floor commercial space along with underground and
surface parking. Project includes a public path connecting
Louisiana Avenue to the Regional Trail.
Estimated total development cost: $TBD
Planning
entitlements
approved.
Construction
commencement by
Q2, 2023.
Arlington Row
East & West
7705 Wayzata Blvd. &
7905 Wayzata Blvd.
Melrose Company
Two development sites:
• 7905 Wayzata includes two three-story apartment
buildings with 34 units total and off-street parking
covered by a solar power carport.
• 7705 Wayzata includes a three-story apartment building
with 27 units and surface parking.
Estimated construction cost: $TBD
Planning
applications
approved.
Tentative
construction
commencement
TBD.
Study session meeting of January 23, 2023 (Item No. 2) Page 4
Title: Quarterly development update – 1st Quarter 2023
Approved developments
Project, location &
developer Project Description Tentative
Schedule
Beltline Blvd Station
Site
SE quadrant of CSAH 25
& Beltline Blvd.
Sherman Associates
Major mixed-use, mixed income, transit-oriented,
multi-phase development adjacent to
SWLRT Beltline Blvd. Station.
Building I includes:
• Seven-story mixed-use building with six levels of market
rate housing (156 units) and 20,000 square feet of
neighborhood commercial space
• A 592-stall parking ramp, which would include 268 park
& ride stalls, 326 residential stalls and approximately
2,000 square feet of commercial space.
Estimated development cost: $55 million
Building 2 includes:
• Four-story all affordable apartment building with 82
units, 77 units will be affordable to households at 60%
AMI and five units will be affordable to households at
30% AMI. 22 units will have three-bedrooms.
Estimated development cost: $25 million
Building 3 includes:
• Five-story market rate apartment building with 146
units.
Estimated development cost: $47 million
Altogether, the multi-phase redevelopment will have
384 apartment units of which 82 (21%) would be affordable.
Estimated total development cost: $150 million
Awarded $13.7
million in LIHTC
bonds January
2022 for affordable
component.
Planning
applications
approved
April 18, 2022.
Financial
assistance
agreements
approved June 20,
2022, with
remaining
agreements
expected Q1 2023.
Anticipated
construction:
• Grading
winter/spring 2023
• Building 2 Q3, 2023
• Building 1 Q3, 2023
• Building 3 Q3, 2023
• Ramp Q4, 2023
Construction
completion all
phases Q1, 2025.
Study session meeting of January 23, 2023 (Item No. 2) Page 5
Title: Quarterly development update – 1st Quarter 2023
Approved developments
Project, location &
developer Project Description Tentative
Schedule
OlyHi
Wooddale Ave Station
redevelopment site
5950 W. 36th St.
& 5802 36th St.
Saturday Properties
and Anderson
Companies
Mixed-use, mixed income, transit-oriented development next
to SWLRT Wooddale Avenue Station.
Two, six-story, mixed use buildings with a total of 315
apartment units.
• 252 market rate units.
• 32 units affordable to households @ 50% AMI.
• 31 units affordable to households @ 60% AMI.
• 12,000 square feet of ground floor commercial space.
• 3,500 square feet of co-working/community space.
• 17,000 square feet public plaza for public events, site
amenities, and public art.
Estimated total development cost: $105.3 million
Planning
entitlements
approved.
TIF request to be
considered Q1,
2023.
Construction
commencement
Q3, 2023.
Union Park Flats
3700 Alabama Ave. &
6027 37th St. W.
PPL (Project for Pride in
Living)
Redevelopment of the north portion of the Union
Congregational Church property with a three story, 60-unit
affordable apartment building on the north half of the
property. All unit rents would be affordable to households
ranging from 30%-80% AMI. Union Congregational Church
plans to remain on the south portion of the property.
Estimated total development cost: $28.6 million
Planning
applications
approved
July 6, 2020.
Received funding
from MHFA in June
2022 and fall 2022.
SLP AHTF request
to be considered
Q1, 2023.
Construction
commencement
Q2, 2023 upon city
AHTF approvals.
Study session meeting of January 23, 2023 (Item No. 2) Page 6
Title: Quarterly development update – 1st Quarter 2023
Under construction
Project, location &
developer Project Description Tentative
Schedule
Arbor House
3801 Wooddale Ave. S.
Real Estate Equities LLC
Redevelopment of former Aldersgate Church property
adjacent to Burlington Coat/Micro Center and Highway 100.
All affordable housing development includes 114-units, with
205 parking stalls, of which 117 stalls would be underground.
• Five units affordable to households at 30% AMI
• Five units affordable to households at 50% AMI
• 104 units affordable to households at 60% AMI
Estimated total development cost $30.1 million
Awarded $17.5
million in LIHTC
bonds January
2022.
Construction
commencement
August 2022.
Bremer Bank
7924 Hwy. 7
Frauenshuh The retail building containing Knollwood Liquor and Papa
Murphy’s Pizza to be removed and replaced with a two-story,
5,850 square foot office building to be occupied by Bremer
Bank.
Construction
commencement
November 2022.
Study session meeting of January 23, 2023 (Item No. 2) Page 7
Title: Quarterly development update – 1st Quarter 2023
Under construction
Project, location &
developer Project Description Tentative
Schedule
Caraway
(Formerly Luxe
Residential)
5235 Wayzata Blvd.
(Phase VI of
Central Park West)
Greystar Real Estate
Partners
Redevelopment of former Olive Garden property in The West
End area.
Luxe Residential is a six-story, 207-unit, apartment building
(including eight units affordable to households at 60% AMI)
along with two levels of underground parking. The
development also includes a new pocket park along 16th
Street and pedestrian improvements connecting the
apartment building to the rest of The West End area.
Estimated construction cost: $51.8 million
Construction
commencement
October 2021 to be
completed by
September 30,
2023.
Corsa
(Formerly Beltline
Residences)
3440 Beltline Blvd.
Opus Group
Five-story, 250-unit mixed-use, mixed income development
with two retail spaces totaling 7,445 square feet and
six live/work units. 10% of the units (25) will be affordable to
households at 50% AMI.
Estimated total development cost: $78.1 million
Construction
commencement
March 2022 to be
completed by
October 2023.
Study session meeting of January 23, 2023 (Item No. 2) Page 8
Title: Quarterly development update – 1st Quarter 2023
Under construction
Project, location &
developer Project Description Tentative
Schedule
Mera
(Formerly 9920
Wayzata)
9808 & 9920 Wayzata
Blvd.
Bigos Management
Redevelopment of former Santorini’s restaurant property at
northwest quadrant of I-394 & US 169.
Six-story, 233-unit, mixed income apartment building with
20% (47) of the units affordable to households at 50% AMI.
Estimated total development cost: $68.6 million
Construction
commenced
September 2022 to
be completed by
July 2024.
Parkway Residences
W 31st St. between
Inglewood Ave. &
Glenhurst Ave.
Sela Group & Affiliates
Multi-phase redevelopment includes four, multi-family
buildings with 211 units. The affordable housing includes 24
rehabilitated units at 50% AMI, and six new units at 60% AMI.
Phase II: Parkway Commons: Four-story, 37-unit apartment
building.
Estimated development cost: $14.6 million
Phase III: Eleven-story, 73-unit apartment building.
Estimated development cost: $36.2 million
Estimated total development cost (all phases): $91.4 million
Phase III (Parkway
Commons)
Anticipated
completion
February 2023.
Phase III
commencement
Spring 2024.
Study session meeting of January 23, 2023 (Item No. 2) Page 9
Title: Quarterly development update – 1st Quarter 2023
Under construction
Project, location &
developer Project Description Tentative
Schedule
Rise on 7
8115 Hwy. 7
CommonBond Redevelopment of former Prince of Peace church property
across from Shops at Knollwood. Includes a four-story,
120-unit, all affordable apartment building with income
restrictions ranging between 30%-80% AMI along with a
6,600 square foot “affordable” early childhood center.
Estimated total development cost: $40.7 million
Awarded $17.7
million in LIHTC
bonds January
2022.
Construction
commencement
August 2022 to be
completed by
August 2024.
Risor
3510 Beltline Blvd.
Roers Company Six-story, 170-unit apartment building with 4,100 square feet
of ground floor commercial space and 14 ground floor live-
work units. The development will be an age restricted (55+)
community with 10% (18) of the units affordable to
households at 50% AMI.
Estimated construction cost: $56.5 million
Construction
commencement
April 2022.
Study session meeting of January 23, 2023 (Item No. 2) Page 10
Title: Quarterly development update – 1st Quarter 2023
Under construction
Project, location &
developer Project Description Tentative
Schedule
VIA Sol
SE quadrant Hwy. 7 &
Wooddale Ave.
5855 Hwy. 7
PLACE Mixed-use, mixed-income, transit-oriented development
including a five-story, 217-unit apartment building (65 market
rate units, 22 units affordable to households at 50% AMI, and
130 units affordable to households at 80% AMI),
e-generation, wind turbine, solar panels, and one-acre urban
forest.
Estimated total development cost: $88.4 million
Commenced
January 2020.
Closed on
additional
financing January
2022.
Apartments
complete August
2022.
Complete
E-Generation
building by
June 30, 2023.
Volo at Texa-Tonka
NE corner Texas Ave. &
Minnetonka Blvd.
Paster Development
Mixed income redevelopment includes 101 apartment units
in a three- to four-story building, and 11 walk-up style
townhome units located in two two-story buildings on the
northern end of the site. Twenty percent (23) of the units
would be affordable to households at 50% AMI.
Estimated total development cost: $26.6 million
Construction
commencement
September 2021
to be completed by
Spring 2023.
Certificate of
Occupancy issued
for 11 townhome
units Q4, 2022.
Study session meeting of January 23, 2023 (Item No. 2) Page 11
Title: Quarterly development update – 1st Quarter 2023
Recently completed developments
Project, location &
developer Project Description Tentative
Schedule
10 West End
(Phase IV of
Central Park West)
1601 Utica Ave. S.
Excelsior Group and
Ryan Co.
Award winning eleven story, 343,000 square foot Class A,
LEED certified, office building with 3,500 square feet of
ground floor commercial space, 5,000 square feet of shared
outdoor amenity space and 1,214 stall parking structure.
Estimated construction cost: $55.8 million
Completed
January 2021.
The Elmwood
5605 W. 36th St.
Main Street Companies
Five story, 70-unit, mixed-use, mixed income, age restricted
development (53 market rate and 17 units affordable to
households at 60% AMI), 4,400 square feet of ground floor
office/commercial space.
Estimated total development cost: $24.6 million
Completed
August 2021.
Study session meeting of January 23, 2023 (Item No. 2) Page 12
Title: Quarterly development update – 1st Quarter 2023
Recently completed developments
Project, location &
developer Project Description Tentative
Schedule
Louisiana Crossing
3745 Louisiana Ave.
Loffler Companies
Loffler Companies is renovating the 132,485 square foot
former Sam’s Club building. The Midwest’s largest office-
technology and IT-services company is consolidating its
headquarters and warehouse operations at this new location
resulting in over 500 jobs. Loffler is leasing out 30,000 square
feet in the building and may eventually sell the south end of
the 13-acre property for multifamily housing.
Estimated construction cost: $TBD
Warehouse
operations moved
in Q4, 2021.
Office renovation
completed in
Q4, 2022.
Parkway Residences
W 31st St. between
Inglewood Ave. &
Glenhurst Ave.
Sela Group & Affiliates
Multi-phase redevelopment includes four, multi-family
buildings with 211 units. The affordable housing includes 24
rehabilitated units at 50% AMI, and six new units at 60% AMI.
Phase I:
• Parkway Place: Four-story, 95-unit apartment building.
• Parkway Flats: Six-unit apartment building.
• Rehab of 24 NOAH apartment units.
Estimated development cost: $40.6 million
Parkway Place &
rehab commenced
May 2020
completed
April 30, 2022.
Parkway Flat
commenced
October 2021
completed
October 2022.
Study session meeting of January 23, 2023 (Item No. 2) Page 13
Title: Quarterly development update – 1st Quarter 2023
Recently completed developments
Project, location &
developer Project Description Tentative
Schedule
The Quentin
4900 Cedar Lake Rd.
Crowe Companies LLC
Project included the removal of three substandard buildings
and construction of a five story, 79-unit sustainable
apartment building that includes two levels of structured
parking. The housing includes eight units affordable to
households at 50% AMI.
Estimated total development cost: $21.3 million.
Completed
August 2021.
Xchange Medical Office
6009 Wayzata Blvd.
Davis Group Three-story, Class A, medical office development fronting
I-394. Ear Nose & Throat Specialty Care (ENTSC) and Surgical
Care Affiliates (SCA) anchor the 77,996-square foot medical
office building. Includes one level of underground parking
with 51 stalls and 253 surface parking stalls on the building’s
south side.
Estimated construction cost: $13 million
Completed
November 2021.
Study session meeting of January 23, 2023 (Item No. 2) Page 14
Title: Quarterly development update – 1st Quarter 2023
Recently completed developments
Project, location &
developer Project Description Tentative
Schedule
Nordic Ware
expansions
Buildings 8 & 9
5005 CSAH 25
Dalquist Properties LLC
21,853-square-foot warehouse and loading dock addition to
Building 8. 45,000 square foot warehouse and loading dock
addition to Building 9 along with a small café and outdoor
patio on the property’s south side facing the regional trail.
Estimated construction cost: $11.6 million
Completed
Q2, 2022.
Meeting: Study session
Meeting date: January 23, 2023
Written report: 3
Executive summary
Title: Application for financial assistance – Union Park Flats
Recommended action: This staff report outlines Project for Pride in Living’s (PPL) application
for financial assistance in connection with its proposed Union Park Flats redevelopment.
Policy consideration: Is the EDA/city council willing to consider entering into a redevelopment
contract to provide a 40-year deferred loan for $450,000 from the Affordable Housing Trust
Fund to enable the project to achieve financial feasibility?
Summary: Nonprofit Redeveloper, Project for Pride in Living (PPL) (“Redeveloper”), has a
purchase agreement to acquire approximately the north half of the block at 3700 Alabama Ave,
which is owned and occupied by Union Congregational Church. PPL’s proposed plans call for the
removal of the church’s education building and adjacent parking lot and construction of a
three-story apartment building providing 60 units of affordable multi-family housing.
The proposed $28.5 million project includes a mix of studios, one- two- three- and four-
bedroom units. All units would be affordable to households between 30% of the area median
income (AMI) to 60% AMI, exceeding the city's Inclusionary Housing Policy requirements. The
development includes 16 deeply affordable units at 30% AMI and 15 family-sized units. The EDA
received a staff report outlining PPL’s original request for financial assistance in June 2020 and
an update in April 2022. At both times, the EDA approved resolutions of support to provide
financial assistance to the development. PPL is now ready to move forward with formal
approvals of the pledged financial assistance. Provided in this report is an analysis of PPL’s
financial request utilizing the city’s 2021 updated TIF policy criteria and the recommended level
of assistance even though there is no TIF assistance being recommended.
Financial or budget considerations: PPL has been awarded $19.57 million in tax credit funding
from Minnesota Housing Finance Agency (MHFA) and funding through various grants. Despite
these sources, PPL maintains the project’s proforma exhibits a funding gap. Consequently, PPL
applied for financial assistance from the EDA/city to address the remaining gap. Ehlers, the
EDA’s financial consultant, and staff reviewed the project’s proforma and determined that
$450,000 in financial assistance is warranted to enable the project to proceed. Given the
relatively modest amount of assistance required staff is recommending the assistance be
derived from the Affordable Housing Trust Fund (AHTF), in lieu of creating another TIF district.
PPL would repay the outstanding balance in full, plus interest at the earlier of 40 years, at sale,
or at refinance or re-syndication of the project. The project meets the city’s requirements for
providing AHTF financing.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion
Prepared by: Jennifer Monson, redevelopment admin., Keith Dahl, municipal advisor, Ehlers
Reviewed by: Greg Hunt, economic development manager
Karen Barton, community development director, EDA executive director
Approved by: Kim Keller, city manager
Study session meeting of January 23, 2023 (Item No. 3) Page 2
Title: Application for financial assistance – Union Park Flats
Discussion
Site information: The proposed redevelopment site (6027 37th Street West and approximately
the north half of 3700 Alabama Avenue South) is located along the south side of 37th Street
West between Alabama and Brunswick Avenues in the Elmwood neighborhood. It is occupied
by Union Congregational Church’s single-story education building and adjacent parking lot.
The redevelopment site is approximately 1.2 acres and is underutilized from a market value
perspective, given the multi-story office building across the street to the north, the multi-family
residential development (Village in the Park) to the east and its approximate 3-block proximity
to the future SWLRT Wooddale Avenue Station.
Proposed redevelopment location:
Proposed redevelopment site for Union Park Flats
Site area (acres): 1.19 acres
Current use: religious institution Surrounding land uses:
Neighborhood: Elmwood North: General Industrial
East: Multi-family residential, office
South: single-family residential
West: single-family residential
Project site
Oxford Street
West 37th Street
Church site
Study session meeting of January 23, 2023 (Item No. 3) Page 3
Title: Application for financial assistance – Union Park Flats
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.
Previous actions Governing body Date
Approved an amendment to the 2040 Comprehensive
Plan Future Land Use Map and approved a preliminary
and final plat.
City council June 15, 2020
EDA approved a resolution of support for TIF assistance
not to exceed $600,000
EDA July 6, 2020
Approved the 2nd Reading of the preliminary and final
planned unit development ordinance
City Council July 6, 2020
PPL applied to MHFA for tax credits and were not
selected.
PPL Summer 2020/
January 2021
PPL applied to MHFA for tax credits PPL Summer 2021
MHFA awarded tax credits to PPL’s Union Park Flats
development
MHFA January 2022
Ehlers, the EDA’s financial consultant, reexamined PPL’s
request for TIF, and recommended changing the city’s
financial assistance from TIF to AHTF
Ehlers/EDA January 2022
EDA approved a resolution of support for AHTF
assistance not to exceed $450,000
EDA April 2022
PPL submitted another application to MHFA for
additional tax credits due to rising interest rates and
construction costs, taking into account adjustment to
the city’s financial assistance from TIF to AHTF
PPL Summer 2022
MHFA awarded additional tax credits to Union Park Flats MHFA Fall 2022
Detailed summary of past actions: On July 6, 2020, the EDA approved a resolution of support
for tax increment financing assistance (TIF) in an amount not to exceed $600,000 to support
PPL’s proposed all-affordable housing development at 3700 Alabama Avenue; Union Park Flats.
The city council also approved a comprehensive plan amendment, a preliminary and final plat
and approved the zoning for the development via a preliminary and final planned unit
development.
In January 2022, PPL was awarded tax credits from MHFA, however several factors, including
tax classification changes, interest rate increases, and rising construction costs required them to
apply for additional tax credits. At this time, Ehlers, the EDA’s financial consultant, reexamined
PPL’s financial request and recommended altering the city’s financial assistance. Rather than
establishing a new TIF district for the project, Ehlers recommended providing assistance via the
Affordable Housing Trust Fund (AHTF). Per Ehlers, providing funding through the AHTF, rather
than TIF, would be more cost effective for the project and would help lower the project’s total
development costs.
On April 4, 2022, the EDA approved a resolution of support for PPL’s second application to
MHFA and pledged to provide up to $450,000 in financial assistance through the AHTF. In fall
2022, PPL was awarded additional tax credits from a rollover of unused funds from previous
years. PPL is now requesting the EDA/city council formally resume the process of providing
Study session meeting of January 23, 2023 (Item No. 3) Page 4
Title: Application for financial assistance – Union Park Flats
financial assistance to the proposed project. Provided in the staff report below is an analysis of
PPL’s financial request utilizing the city’s updated TIF policy criteria (adopted Fall 2021).
Present considerations: Nonprofit Redeveloper Project for Pride in Living (PPL) (“Redeveloper”)
has a purchase agreement to acquire 6027 37th Street West and approximately the north half of
3700 Alabama Avenue South from the Union Congregational Church. PPL’s proposed plans call
for the removal of the church’s education building and adjacent parking lot and construction of
a three story, 60-unit apartment building. Walk-up units with covered porches would be located
along the public streets. Pedestrian walkways, a play area, and an educational stormwater
pollinator garden would be located on the building’s southside. Structured parking would be
provided below grade and would be accessed from Alabama Avenue. The development will also
provide a meeting room available for use by the community, located on the first floor along 37th
Avenue. An affiliate of PPL would own and manage the new housing for the long term. Union
Congregational intends to use the land sale proceeds to preserve and renovate the church’s
sanctuary to make it more welcoming and accommodating.
Rendering of proposed Union Park Flats
Union Park Flats will be a single-phase, all-affordable residential development and will include a
combination of studio, one-, two-, three- and four-bedroom units, including 16 deeply
affordable units at 30% area median income. There are 15 units designed for larger families
including ten three-bedroom units and five four-bedroom units.
Unit Type 30% AMI 50% AMI 60% AMI Total units
Studio 10 10
1-bedroom 4 1 5
2-bedroom 1 21 8 30
3-bedroom 1 2 7 10
4-bedroom 3 2 5
Total 16 27 17 60
Study session meeting of January 23, 2023 (Item No. 3) Page 5
Title: Application for financial assistance – Union Park Flats
Upon closing on its financing, the development team plans to commence construction in spring
2023 and complete construction by summer 2024. Project for Pride in Living would own and
manage the development for the long term.
Inclusionary housing: The redevelopment’s focus is to provide affordable housing for families,
with units ranging from studios to four-bedrooms. The units would be considered affordable to
households at incomes ranging from 30% of the Area Median Income (AMI) (or $35,190 for a
household of 4) to 60% of AMI (or $70,380 for a household of 4). This level of affordability
exceeds the city’s Inclusionary Housing Policy requirements. The development will be 100%
affordable for 26 years and PPL has agreed to provide at least 40% of the units affordable at
60% AMI for 50 years, also exceeding the city’s policy.
Climate Action Plan: The proposed Union Park Flats will exceed with the city's Green Building
Policy (as amended in 2018) by meeting SB 2030 goals and following the Enterprise Green
Communities Criteria ('GCC'). The project has a goal of obtaining over 105 points through the
GCC, compared to 35 points for a typical GCC project. Some of the project's specific sustainable
elements are explained below.
• Reuse of a likely brownfield site (former parking lot with possible contamination and
buried debris from decades-old demolition).
• Access to bus and light transit at the Wooddale Avenue LRT Station approximately three
blocks away. This frequent transit service reduces the need for single-occupancy
vehicles and vehicle miles traveled to reduce vehicle emissions.
• Access to bike lanes (i.e. along Alabama Avenue) and regional trails.
• A new, advanced stormwater management system will replace the highly impervious
parking lot that covers much of the site currently. Stormwater will be held on site for re-
use in irrigation, preserving potable water for domestic use with a goal of 50% of
irrigation needs covered by re-used stormwater.
• The project will meet SB 2030 requirements. Exactly how the project will achieve the
required performance standard will be determined through energy modeling and
building design, but areas that will be considered as part of the energy design package
will include: mechanical systems; electrical systems and controls; building envelope,
including insulation, roof and windows.
• Water Sense labeled toilets, showerheads, and faucets.
• Low volatile organic compound and asthmagen-free interior finish materials.
• Construction waste recycling.
• The building has been sited to take advantage of a “high spot” along 37th Avenue for the
primary first-floor building entrance, and a “low spot” along Alabama Avenue for the
vehicular access to lower-level parking. PPL has allowed for a low-slope garage entrance
ramp that does not need to be heated for safety reasons - to melt winter snow and ice –
which would save energy.
• The project received grant funding from the Metropolitan Council which will be funding
a solar photovoltaic array.
Additional community design attributes: Additional urban design elements that enhance the
neighborhood include:
Study session meeting of January 23, 2023 (Item No. 3) Page 6
Title: Application for financial assistance – Union Park Flats
• Buildings are appropriately scaled to blend into the existing neighborhood and feature
underground versus surface parking.
• Extensive landscaping and hardscaping.
• A new mid-block sidewalk with pedestrian amenities including benches, shade trees,
and lighting.
• Extensive bike parking, bike storage, and repair stations--including bike facilities that
serve the community.
• Pedestrian-scaled and designed to encourage community interactions at the street
level.
• A variety of quality, exterior building materials in natural colors, abundant windows, and
decorative lighting.
• A community room located on the first floor of the building along 37th Avenue that will
be available for use by the community.
Racial equity and inclusion: PPL predominantly serves people disproportionately affected by
systemic inequities. 88% of PPL’s residents are Black, Indigenous, or People of Color (BIPOC).
Knowing that Minnesota has some of the highest racial disparities in the U.S. in various
measures of life, PPL has been on a deliberate journey to advance race equity since 2015.
PPL’s strategic plan recognizes the importance of diversity, equity, and inclusion. Since 2016,
PPL has invested in assessments and training to make the hard conversations about race part of
their everyday culture. They used the Intercultural Development Inventory (IDI) to understand
their cultural competence and created development plans for each employee. Their Diversity,
Equity, and Inclusion staff committee, along with a director of equity and engagement, have
created a robust training and dialogue process to continue this growth. In 2018, they adopted
an equity statement that states, “PPL strives to be an equitable and inclusive organization
committed to elevating the voices of the communities we serve that are disproportionately
affected by systemic inequities.”
PPL’s strategic DEI goals include:
• Continue to define what we mean by DEI and racial equity.
• Leverage assessment tools to boost cultural competency.
• Grow partnerships.
• Adopt a DEI/racial equity framework and strengthen the internal equity culture.
At the end of 2020, 59% of PPL staff were BIPOC, 30% of PPL leadership staff were BIPOC, and
36% of PPL’s Board were BIPOC. PPL is beginning to see an organic shift as staff across the
organization leverage their learning to improve PPL’s practices and implement equity-advancing
strategies.
The Developer: PPL has developed more than 2,500 affordable housing units, both rental and
for-sale, over its’s nearly 50-year history of renovating and building homes. PPL’s mission “is to
build the hope, assets, and self-reliance of individuals and families who have lower incomes by
providing transformative affordable housing and career readiness services.” Some similar
recent PPL developments include: Oxford Village in Hopkins, that was completed in 2017 and
provides 51 units of affordable family-sized housing, Maya Commons, a 50 units development
in Minneapolis which was completed in 2020, Hawthorne EcoVillage Apartments a 75 unit
Study session meeting of January 23, 2023 (Item No. 3) Page 7
Title: Application for financial assistance – Union Park Flats
development in Minneapolis, and Hamline Station a 108 unit development in St. Paul. PPL also
just closed on two projects at Highland Bridge on the old Ford Motors site in St. Paul.
Financial need: The proposed project will be funded using Low-Income Housing Tax Credits,
and a combination of other sources including those from: Metropolitan Council Livable
Communities Demonstration Account, MN Brownfields, MN Housing’s deferred loan program,
Hennepin County’s Affordable Housing Incentive Fund, Environmental Response Fund
programs, and Transit-Oriented Development programs, and a first mortgage maximized by the
MN Housing LMIR program. There are a number of extraordinary costs, including building
demolition and removal, site contamination from a previous 8,000-gallon fuel oil tank that was
removed in 1989, buried debris from homes demolished on the site in the 1980s, and
structured parking, that are associated with the redevelopment which would prohibit the
project from happening in the reasonably foreseeable future without additional public financial
assistance. These extraordinary redevelopment costs, along with the all-affordable nature of
the development and proposed sustainable features create a gap in the project’s financial
proforma. To mitigate the project’s estimated financial gap, PPL applied for $1.16 million in tax
increment financing (TIF) assistance*. On July 6, 2020, the EDA approved a resolution of
support for tax increment financing assistance in an amount not to exceed $600,000 contingent
upon verification of financial need based on the project’s final proforma.
*TIF uses most of the increased future property taxes generated by a new development to
finance certain qualified development costs incurred by that project for a limited period of time
to enable it to achieve financial feasibility.
In January 2022, PPL was awarded tax credits from Minnesota Housing Finance Agency (MHFA).
Developers are awarded tax credits, through a competitive application process, and then sell
them to investors to generate equity for the construction of affordable housing. Without the
tax-credit incentive to investors, affordable apartment projects would not be constructed since
they do not generate sufficient cashflow to pay operating expenses, debt service, and provide
an investor a reasonable return on investment. After the MHFA award, Ehlers reexamined PPL’s
financial request and recommended altering the city’s financial assistance. Rather than
establishing a new TIF district for the project, Ehlers recommends providing assistance via the
Affordable Housing Trust Fund (AHTF). Per Ehlers, providing funding through the AHTF, rather
than TIF, would be more cost effective for the project and would help lower the project’s total
development costs.
Due to construction cost increases, rising inflation, interest rates hikes and an adjustment to
the city’s financial assistance, PPL submitted a second application from MHFA for additional tax
credits in summer 2022, and were awarded additional MHFA funding in fall 2022, for a total of
$19.57 million in tax credits.
Public financial assistance analysis: Since the city’s AHTF is funded, in part, through pooled TIF,
staff and Ehlers analyzed PPL’s financial request based on general industry standards for land,
construction, and project costs; tax credit pricing, deferred developer fees; rents; operating
expenses; fees; underwriting and financing criteria; and project cash flow. Based on this
analysis, Ehlers consulted with staff to determine the extent to which the proposed project
continues to show a financial gap justifying the provision of AHTF assistance.
Study session meeting of January 23, 2023 (Item No. 3) Page 8
Title: Application for financial assistance – Union Park Flats
Extraordinary Costs Amount ($)
Demolition $142,000
Asbestos Abatement Work $262,825
Soil Remediation Work $172,394
TOTAL Extraordinary Costs $577,219
Construction/Extraordinary Costs: The estimated total development cost (TDC) to construct
the proposed Union Park Flats development is over $28.5 million or $474,000 per unit.
Proposed level of assistance: The recommended level of assistance for the project was
determined by analyzing private sources of financing, the project’s extraordinary site
development costs, construction costs, required energy and sustainability improvements, and
comparison to other tax credit projects. Ehlers concluded that AHTF assistance in the amount of
$450,000 is necessary to enable the proposed development to become financially feasible.
This level of assistance would sufficiently close the remaining financial gap to allow the
proposed development to proceed. The Developer has indicated the recommended level of
assistance is acceptable.
Consistent with previous EDA redevelopment agreements, a "lookback" provision will be
incorporated into the redevelopment agreement with the developer. The lookback will be tied
to sale, refinance, or re-syndication of the project. If one of those events were to occur, the
AHTF loan would be required to be repaid in full with interest.
AHTF Deferred Loan: A deferred loan in the amount of $450,000 would be provided to PPL for
the construction of affordable housing units. PPL would repay the outstanding balance in full,
plus interest at the earlier of 40 years, at sale, or at refinance or re-syndication of the project.
Analysis of development’s conformity with the city’s TIF Policy: There will be no new TIF
districts established to provided funding to Union Park Flats. However, the AHTF is funded in
part through pooled TIF. As such, the following table lists the objectives, qualifications, and
guidelines for the use of tax increment financing as specified in the city’s TIF Policy as amended
in December 2021, as well as how and whether the proposed development meets the majority
of those standards.
TIF Policy Compliance Table*
Factor Requirement/Guideline Proposed Project Met?
Applicable TIF
District
Redevelopment/Renewal & Renovation/
Housing/Economic Development
Not applicable. NA
Statutory TIF
district
requirements
Housing District
40% of the units affordable at 60% AMI
20% of the units affordable at 50% AMI: or
10% of the units affordable at 30% AMI
Not applicable. NA
Use of TIF Proposed costs are statutorily eligible for
reimbursement through proposed TIF district.
Not applicable. NA
Study session meeting of January 23, 2023 (Item No. 3) Page 9
Title: Application for financial assistance – Union Park Flats
TIF Objectives TIF Policy requires projects to meet over half
of applicable objectives for use of TIF.
Proposed project meets
nearly all the EDA’s
Objectives for the use of
TIF.
Yes
Minimum
Qualifications
Applicable Strategic Priorities. Proposed project
provides broad range of
housing and
neighborhood-oriented
development.
Yes
Meets Green Building Policy requirements. Development will
exceed the Oct 2018
Green Bldg Policy
requirements, and will
be designed to exceed
Green Community
standards.
Yes
Meets Inclusionary Housing Policy
requirements (if applicable).
Development will
exceed the Oct. 2021
Inclusionary Housing
Policy requirements.
Yes
Meets Diversity, Equity, and Inclusion Policy. The Developer’s
construction practices,
and ongoing
management will meet
the intent of the city’s
diversity, equity, and
inclusion policy.*
Yes*
Consistent with city's Comprehensive Plan and
Zoning Ordinance, or approvals pending.
Proposed project is
consistent with the city's
Comprehensive Plan and
Zoning Ordinance.
Yes
Removes contamination, blight and/or will not
generate significant environmental problems.
The project will not
generate significant
environmental
problems, and will
remove existing
contamination.
Yes
Helps facilitate desired development that
would not occur without assistance.
Proposed assistance
would facilitate desired
affordable development
and would not occur
without such assistance.
Yes
Developer provided necessary documentation
to evaluate TIF need and proposed project.
Developer provided
necessary
documentation to
evaluate proposed
project and financial
request.
Yes
Determined not financially feasible "but-for"
the use of tax increment financing.
Ehlers determined the
proposed project is not
financially feasible "but-
Yes
Study session meeting of January 23, 2023 (Item No. 3) Page 10
Title: Application for financial assistance – Union Park Flats
for" the use of city
financial assistance.
Developer has experience and capability to
construct proposed project.
Developer has extensive
experience and
capability to construct
the proposed project.
Yes
Developer plans to retain ownership of project
long enough to stabilize occupancy (if
applicable).
PPL plans to retain
ownership of the project
through stabilization
and will continue to
manage the property.
Yes
Meets all Minimum Qualifications. The development meets
all Minimum
Qualifications
Yes
Desired
Qualifications
Incorporates Livable Communities, New
Urbanism, TOD, Sustainable Design principles
(i.e., mixed-use, urban design, human scale,
walkable, public spaces, and sustainable
design features).
Proposed project
incorporates Livable
Communities, New
Urbanism, and TOD
design principles.
Yes
High quality development (sound architectural
design, quality construction and materials).
Proposed project will
incorporate high quality
design and materials.
Yes
Provides rents at deeper affordability levels
such as 30% or 50% AMI (if applicable).
60 units (100%) will
have rents affordable to
households between
30% to 60% AMI.
16 units @ 30% AMI
27 units @ 50% AMI
17 units @ 60% AMI
Yes
Provides units for larger families (i.e., 3- & 4-
bedroom units (if applicable)).
10 3-bedroom units and
5 4-bedroom units are
proposed.
Yes
Complements and/or adds value to
neighborhood by providing public elements or
placemaking features (if applicable).
The project has been
scaled and designed to
blend in with the
adjacent neighborhood.
Yes
Proposed development will likely stimulate
further investment in surrounding
area/neighborhood.
The redevelopment may
stimulate some
reinvestment in
commercial area to the
north and will provide
funding for
improvements to the
existing union
congregational church.
Yes
Provides new, or retained, employment (if
applicable).
The development will
provide funding for the
church to retain 2.6 FTEs
through the land sale
Yes
Study session meeting of January 23, 2023 (Item No. 3) Page 11
Title: Application for financial assistance – Union Park Flats
and the residential
component will provide
2 new employment
opportunities: 1
property manager and 1
maintenance technician.
The increase in market value of the property
after redevelopment is more than 8 times the
original market value.
The estimated market
value of the site after
redevelopment is 4.09
times the original
market value.**
No**
Will have a positive community impact. Proposed project will
have a significant
positive impact by
providing 60 affordable
living units, including
deeply affordable and
family-sized units.
Yes
Will not place extraordinary demands on city
services.
City departments
determined proposed
project will not place
extraordinary demands
on city services.
Yes
Will not likely generate significant
environmental problems and/or cleans-up
existing contamination.
The development will
not generate any
environmental problems
and will clean up
existing contamination.
Yes
Land price for project site is within market
range.
Land price for the
project site is
reasonable under
current market
conditions.
Yes
Ratio of private to city investment (TIF and
grants) is more than $5 to $1.
Proposed private to city
investment is $53 to $1.
Yes***
The proposed amount of TIF assistance or
term of the TIF Note is within range of similar
developments which received TIF assistance.
Not applicable. Funding
is being provided
through the AHTF
However, the proposed
amount of financial
AHTF assistance and
terms of repayment is
within range of similar
developments.
N/A
Proposed TIF assistance will be provided on a
pay-as-you-go-basis.
Not applicable. Funding
is being provided
through the AHTF.
NA
Meets the majority of Desired Qualifications. The development meets
the majority of Desired
Qualifications
Yes
Study session meeting of January 23, 2023 (Item No. 3) Page 12
Title: Application for financial assistance – Union Park Flats
*Planning applications were submitted and approved prior to the adoption of the diversity
equity and inclusion policy (March 2022). Therefore, the development team is not required to
adhere to this policy. However, staff will work with the development team to meet the intent of
the policy during construction and ongoing management. Project for Pride in Living has
extensive experience leading in Race, Equity and Inclusion initiatives and will continue to lead
by example during the construction and operation of Union Park Flats. See section above
pertaining to Race Equity and Inclusion.
**The increase in market value of the property after redevelopment is less than 8 times the
original market value. However, once sold to PPL, the property will no longer be tax exempt,
making the market value for taxing entities greater than $0. Taking this into consideration, the
value of the property will likely increase significantly more than if the tax-exempt church was
sold to another entity to be used “as is”.
*** While total development costs are slightly under $28.5 million, PPL has a considerable
amount of public sources of financing from other governmental and quasi-governmental
entities. The amount of private sources (i.e., first mortgage, tax credit equity, and deferred
developer fee) is approximately $23.9 million. This amount was used for the ratio of private to
city investment above.
Union Park Flats meets the requirements for the provision of financial assistance under the
AHTF. Additionally, it meets the majority of the objectives, qualifications, and guidelines as
specified in the TIF Policy. Therefore, staff recommends approval of a $450,000 deferred loan
to PPL from the AHTF to facilitate the proposed development.
Summary and recommendations: Based upon its analysis of the developer’s proforma for
Union Park Flats, Ehlers determined that the proposed development has a verified financial gap
and is not financially feasible but-for the provision of city financial assistance through the AHTF.
To offset this gap, it is proposed that the city consider utilizing a $450,000 deferred loan from
the AHTF which would be repaid in full, plus interest at the earlier of 40 years, at sale, or at
refinance or re-syndication of the project.
Providing financial assistance to the proposed Union Park Flats development achieves the
following:
• Provides the city with a quality, multi-family all-affordable housing development
consistent with many goals of the 2040 Comprehensive Plan, city’s strategic priorities
and council preferences.
• Further diversifies the city’s housing stock with an additional 60 all-affordable multi-
family units, including 16 deeply affordable units at 30 percent area median income, and
ten three-bedroom and five four-bedroom units, exceeding the city’s Inclusionary
Housing Policy requirements.
• Provides a community room along 37th Avenue that is available for community uses.
• Includes numerous sustainable features exceeding the city’s 2018 Green Building Policy
requirements.
• Brings the subject properties to significantly higher market value than they are
currently.
Study session meeting of January 23, 2023 (Item No. 3) Page 13
Title: Application for financial assistance – Union Park Flats
• Utilizes the city’s affordable housing trust fund to assist future affordable housing
developments and programs.
• Redevelops an underutilized portion of a church property, allowing the church to
reinvest in its building, bringing the structure up to current building and fire codes.
PPL’s proposed Union Park Flats development meets the provision of Affordable Housing Trust
Fund dollars per the AHTF Policy. Additionally, it has been demonstrated that the proposed
development is not financially feasible but-for the provision of city financing. Lastly, due to the
large amount of public dollars invested via other entities, the proposed amount of assistance is
substantially less than other all-affordable housing developments in which the EDA previously
invested. Given these findings, staff supports providing a $450,000 deferred loan for eligible
costs associated with the construction of Union Park Flats. The deferred loan would be repaid
plus interest at the earlier of 40 years, at sale, or at refinance or re-syndication of the project.
Next steps: Provided the EDA/city council support providing such financial assistance as
outlined in this report, the EDA/city council will be asked to begin the formal process of
preparing a contract for private development with PPL for the allocation of the affordable
housing trust fund dollars. The next steps in the financial assistance approval process would be
as follows:
1. Negotiation of business terms for the provision of Affordable Housing Trust Fund
dollars.
2. EDA/city council review of proposed business terms of the redevelopment contract.
3. EDA/city council consider approval of the contract for private development.
Previous/future actions Governing body Date
EDA approved a resolution of support for TIF assistance
not to exceed $600,000
EDA July 6,
2020
EDA approved a resolution of support for AHTF
assistance not to exceed $450,000
EDA April 2022
EDA received a report outlining PPL’s formal request for
financial assistance
EDA Jan 23,
2023
EDA/city council will receive a report outlining the
business terms for the provision of AHTF assistance
EDA February
2023
EDA/city council will consider the Contract for Private
Development with PPL
EDA/City council March
2023
Meeting: Study session
Meeting date: January 23, 2023
Written report: 4
Executive summary
Title: Dakota Park bridge improvements – project update (city project no. 2122-1806) – Ward 1
Recommended action: None at this time. This report is intended to provide an update and
overview of the Dakota Park bridge improvement project prior to proceeding with public
engagement.
Policy consideration: Does the city council support staff presenting multiple options to the
community for replacing the bridge in Dakota Park?
Summary: The pedestrian bridge in Dakota Park has been programmed for replacement since
2018 after a formal bridge inspection recommended replacement due to the poor condition of
the bridge and footings. The replacement of approximately 350 feet of sanitary sewer near the
pedestrian bridge is also recommended to be completed to prevent sewer backups. Due to the
proximity of these two projects, staff has combined them into one project.
During the Nov. 14, 2022 council study session discussing the 2023 capital improvement plan
and city budget, staff shared that inflation and material costs have increased the estimate to
replace the bridge by $220,000. To cover the cost, staff recommended utilizing $110,000 in
American Rescue Plan Act (ARPA) funds and storm utility funds for the remainder. The
approved 2023 CIP included the updated funding.
Council shared concerns regarding the increase in the bridge replacement cost estimate. To
address these concerns, staff explored design options that would reduce the cost of the project
while still providing the connection. This report provides information on these additional design
options.
Due to the concerns shared with staff regarding the increased cost for the bridge replacement,
we are requesting council direction prior to starting community engagement for this project.
Financial or budget considerations: This project is included in the city's capital improvement
plan (CIP). The total cost for the project is estimated to be $961,500 and includes both bridge
and sanitary sewer replacement. The project will be paid for using park improvement, ARPA,
and utility funds. Detailed information on the estimate can be found in the discussion section of
the report.
Strategic priority consideration: St. Louis Park is committed to providing a variety of options for
people to make their way around the city comfortably, safely and reliably.
Supporting documents: Discussion
Exhibit A
Prepared by: Jack Sullivan, engineering project manager
Jason West, parks and recreation director
Reviewed by: Debra Heiser, engineering director
Approved by: Kim Keller, city manager
Study session meeting of January 23, 2023 (Item No. 4) Page 2
Title: Dakota Park bridge improvements – project update (city project no. 2122-1806)
Discussion
Background
The Dakota Park bridge improvement project includes:
• replacement of the bridge that connects the playground to the dog park and spans over
a stormwater retention area.
• replacement of approximately 350 feet of sanitary sewer pipe that runs under the south
softball field just north of the pedestrian bridge.
These two improvements are combined into one project due to their proximity to each other
and to limit the impact on the park and ballfields. See Exhibit A attached to this report for more
information on the location of the work within Dakota Park. Additional information on each of
the improvements can be found in the following discussion.
Bridge replacement
There is a pedestrian bridge that connects the Dakota Park playground to the dog park that
spans over a stormwater retention area. This bridge is a 65-foot single-span pedestrian truss
with a 6-foot walkway width (see Figure 1). The bridge was placed on a shallow timber
abutment and it is unknown if there are any deeper foundations to support the bridge. The
bridge was relocated from an unknown location in St. Louis Park and installed in Dakota Park
sometime in the 1990s.
Figure 1 - Existing bridge
Bridge inspection
The consultant firm of WSB & Associates, Inc. completed an inspection in 2016 that revealed
deterioration of the steel truss and wood deck. They recommended continuing to monitor the
bridge annually for deterioration and placing the bridge in the city’s capital improvement plan
(CIP) for complete replacement. The initial cost estimates to replace the bridge were added to
the city’s CIP in 2018 based on a feasibility report from WSB & Associates, Inc.
The bridge was last inspected in the summer of 2021; there has not been a significant change in
condition. However, due to the condition of the bridge and the foundation, they continue to
recommend the replacement of the bridge as the deterioration of the main steel truss
members is not repairable.
Study session meeting of January 23, 2023 (Item No. 4) Page 3
Title: Dakota Park bridge improvements – project update (city project no. 2122-1806)
On-going observations and repair
The Parks and Recreation department makes regular checks of the wooden deck to ensure a
safe traveling surface. They completed the most recent repairs to the deck in 2021 to create a
safe walking surface and extend the life of the bridge deck.
Due to the structural strength and narrow width of this bridge, it is challenging to clear snow
from the bridge and maintain the same level of winter maintenance as the other trails within
Dakota Park. Snow is removed by hand shoveling, which takes many staff hours.
Bridge replacement schedule
This bridge was initially planned to be replaced at the same time as the construction of the new
Dakota-Edgewood Trail bridge that spans the BNSF Railroad. However, during project
development, it was determined that park access and circulation would be negatively impacted
if this bridge was under construction at the same time as the larger bridge over the BNSF
railroad. Once construction of the Dakota-Edgewood Trail bridge was complete, staff started
preliminary design to replace this bridge. It was during the preliminary design that public works
staff requested the replacement of a sanitary sewer main near the pedestrian bridge.
Sanitary sewer main replacement
Public works determined that a 350-foot segment of sanitary sewer had sagged and required
replacement. The current line requires weekly monitoring to ensure that flow is not backing up
in the pipe. The line experiences backups about once a year that require jetting. If not
addressed, a backup on the main could potentially result in a backup into the basements of
homes that rely on this line for service.
The sanitary sewer runs from the pedestrian bridge north under the west softball field to a
larger main that runs between the west and east softball fields. See Exhibit A for the location of
the sanitary sewer replacement.
Combining the two improvements
Due to their proximity, staff has combined the bridge and sanitary sewer replacement into one
project to minimize disturbance to the park and provide some overall cost savings.
The project is planned to start in August of 2023 after the summer softball season is complete.
This will minimize impacts to the softball leagues that use the west field. Reconstruction of the
sanitary sewer is anticipated to be completed in the fall of 2023 to allow time to reestablish the
turf outfield. The bridge would be installed near the end of the sewer work.
Dakota bridge replacement options
Staff has evaluated three different design options for consideration. The three options are: no-
build, timber boardwalk, and the prefabricated steel truss bridge. More information on each of
these options can be found below.
No-build
With this option, the existing bridge would be removed entirely. The connection would be
achieved by constructing a multi-use trail on the west side of the stormwater retention area
south to 27th Street and then over to the existing trail on the east side of the stormwater
retention area. The existing sidewalk along the south side of the park would be widened from 6
feet to 10 feet for consistency with the park trail network. The trail reroute would be designed
to meet ADA requirements and is shown in Figure 2. This design would provide a similar trail
connection without spanning the stormwater retention area.
Study session meeting of January 23, 2023 (Item No. 4) Page 4
Title: Dakota Park bridge improvements – project update (city project no. 2122-1806)
Figure 2 – No-build, trail reroute
Timber boardwalk
The existing bridge would be removed and replaced with a timber boardwalk that includes a
timber deck and railing. This structure would be rated for 5 tons to allow snow removal
machinery, such as a pickup truck, to remove the snow from the deck. An example of this type
of structure is shown in Figures 3 and 4. This structure would have pier foundations at 20-foot
intervals across the stormwater retention area.
Figure 3 – Timber boardwalk with wood railing
Study session meeting of January 23, 2023 (Item No. 4) Page 5
Title: Dakota Park bridge improvements – project update (city project no. 2122-1806)
Figure 4 – Timber decking on boardwalk
Prefabricated steel truss bridge
This is the option that is included in the 2023 CIP. The existing bridge would be removed and
replaced with a prefabricated steel truss bridge that includes a timber deck and metal railings.
This would be a similar look to the existing bridge. This structure would be rated for 5 tons to
allow snow removal machinery, such as a pickup truck, to remove the snow from the deck. An
example of this type of structure is shown in Figure 5.
Figure 5 – Prefabricated steel truss bridge with timber decking
Study session meeting of January 23, 2023 (Item No. 4) Page 6
Title: Dakota Park bridge improvements – project update (city project no. 2122-1806)
Financial or budget considerations
Bridge replacement cost
Since the initial feasibility report was completed in 2018, there has been additional information
available that helped create an updated cost estimate. During the design and construction of
the Dakota-Edgewood Trail bridge, soil borings were done, and the poor soils in the area
require significant structural support. The need for deep foundations for this bridge were not
included in the early feasibility estimates. In addition, the inflationary cost associated with
steel, concrete and construction activities has created an increase in the cost estimate.
Park and recreation staff is recommending that if a new bridge be built, that it be designed to
allow for snow removal by a pickup plow truck to provide the same level of winter maintenance
as the rest of Dakota Park. This requires a width of 10 feet and structural strength of at least 5
tons.
Both the timber boardwalk and the prefabricated steel truss bridge can be expected to have a
service life of 75 years with programmed maintenance. However, the city can also expect that
they will require different maintenance intervals during their lifespan, with the boardwalk
requiring more work than the steel truss bridge. Should council provide staff direction to move
forward with including the steel truss option in community engagement, staff will conduct
more specific forecasting as part of the technical anayisys. This deeper understanding of each
structure’s maintenance costs would be a factor in the final staff recommendation.
During the Nov. 14, 2022 council study session discussing the 2023 CIP and city budget, staff
shared that inflation and material costs have increased the project estimate by $220,000. To
cover the cost, staff recommended utilizing American Rescue Plan Act (ARPA) funds for
$110,000 of this gap and storm utility funds for the remainder. The approved 2023 CIP included
the updated funding.
To address concerns about the cost of the steel truss bridge, staff began exploring design
options that would reduce the project cost. To provide a year-round, maintainable system
within the park, staff evaluated a no-build and a timber boardwalk design.
The estimated costs for each design option can be found in the table below. The estimate from
Nov. 14, 2022 was for the installation of a prefabricated steel truss bridge.
Bridge design options Estimated installation cost
No-build – remove the bridge and build a trail connection $192,100
Timber boardwalk $436,500
Prefabricated steel truss bridge $545,000
Sanitary sewer main replacement cost
The cost to replace the sanitary sewer main is estimated to be $416,500. This is included in the
CIP and will be paid for using sanitary sewer utility funds. This work is necessary and is
recommended to be completed regardless of what bridge design option is chosen.
Next Steps
Due to the impacts to the west softball field, there is some coordination that is required to
minimize the impacts of the sanitary sewer construction. Staff is recommending a decision on
Study session meeting of January 23, 2023 (Item No. 4) Page 7
Title: Dakota Park bridge improvements – project update (city project no. 2122-1806)
the bridge design occur yet this spring to provide enough time to coordinate schedules and to
complete the project in 2023.
Staff is requesting council direction prior to starting community engagement for this project. If
the council has concerns with staff sharing the option in the CIP, due to cost, staff would
remove it from consideration prior to sharing it with the community.
Depending on the direction provided by council, staff would bring bridge options to community
members in early February and then to the Parks and Recreation Advisory Commission at their
February meeting.
The feedback from these meetings would be summarized and a recommendation regarding
which option to build would be provided to council for consideration.
Exhibit A - Dakota Park Bridge Improvements
GEORGIA AVE S26TH ST W
27TH ST WFLORIDA AVE SBRUNSWICK AVE SDAKOTAAVESCOLORADO AVE SEDGEWOOD AVE S0 500 1,000250
Feet 1/18/2023
Peter Hobart
Elementary School
Nelson Park
Sanitary sewer
work
Dakota Park
Bridge
Nelson Park
Dog Park
East Field
Keller Field
West Field
Study session meeting of January 23, 2023 (Item No. 4)
Title: Dakota Park bridge improvements – project update (city project no. 2122-1806)Page 8
Meeting: Study session
Meeting date: January 23, 2023
Written report: 5
Executive summary
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
Recommended action: Review proposed business terms for the EDA’s purchase and
redevelopment contract with Wooddale Station LLC related to the proposed OlyHi
development scheduled for formal consideration at the February 6, 2022, EDA meeting.
Policy consideration: Are the proposed business terms for financial assistance for the OlyHi
development (formerly named Wooddale Avenue Station) consistent with the EDA’s
expectations and are they acceptable?
Summary: Saturday Properties and Anderson Companies, collectively known as Wooddale
Station LLC, (“Developers”) have a preliminary development agreement with the EDA and city
for the SWLRT Wooddale Ave. Station site located at the northeast corner of Wooddale Ave.
and 36th Street W. They also have a purchase agreement to acquire the neighboring property at
8502 36th St. W. Upon assembly, the proposed $105 million OlyHi development would include:
• Two, six-story mixed-use, mixed income buildings with underground parking.
• A total of 315 multi-family housing units including 252 market rate units and 63
affordable units. Specifically, 10% (32) of the units would be affordable to households at
50% AMI and 10% (31) of the units would be affordable to households at 60% AMI,
exceeding the city’s inclusionary housing policy requirements.
o 69 units would be marketed toward people aged 55 and over.
• 12,000 SF of neighborhood commercial space (including a space for community
gatherings).
• Underground parking linking the two buildings.
• A 17,000 SF public plaza adjacent to the Wooddale Ave. Station.
Financial or budget considerations: The Developers would purchase the EDA property located
at 5950 W 36th St. for $3 million. As noted in the November 22, 2021, EDA staff report, there
are considerable extraordinary costs associated with the site and other costs associated with
meeting city expectations and requirements. The Developers previously indicated that OlyHi’s
financial proforma exhibited a gap preventing it from achieving a market rate of return
sufficient to attract financing and applied to the EDA for tax increment financing (TIF)
assistance. Upon examination of the project’s pro forma, the EDA’s financial consultant
determined that up to $12.18 million in TIF assistance is warranted to enable the major transit-
oriented development to proceed. It is estimated that the project’s TIF Note would be paid off
in approximately 18.5 years. Such assistance would derive from the establishment of a new
redevelopment TIF district and be provided via a pay-as-you-go TIF Note.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion.
Prepared by: Jennifer Monson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Karen Barton, community development director/EDA executive director
Approved by: Kim Keller, city manager
Study session meeting of January 23, 2023 (Item No. 5) Page 2
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
Discussion
Site information: The proposed redevelopment site is located in the Elmwood neighborhood on
the northeast corner of Wooddale Avenue South and 36th Street West. The site is immediately
south of the METRO Green Line Extension/Southwest Light Rail (SWLRT) Wooddale Avenue
Station. Two properties comprise the 3.26-acre site including:
• 5802 36th Street W (owned by Standal Properties)
• 5950 36th Street W (owned by the St. Louis Park Economic Development Authority)
SWLRT Wooddale Avenue Station Redevelopment Site
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
EDA conducted a formal Request for Proposals (RFP) for the SWLRT
Wooddale Station Redevelopment Site
August 2020
EDA selected Saturday Properties/Anderson Companies to develop the
SWLRT Wooddale Station Redevelopment Site
December 2020
EDA entered into a preliminary development agreement with
Wooddale Station LLC (Saturday Properties/Anderson Companies)
February 2021
EDA received a report outlining Wooddale Station LLC’s TIF application November 2021
Wooddale Station LLC secured a purchase agreement to acquire 5802
36th Street West
November 2021
Wooddale Station LLC hired DJR architecture January 2022
Study session meeting of January 23, 2023 (Item No. 5) Page 3
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
The EDA and city approved the first amendment to the Preliminary
Development Agreement
March 2022
Wooddale Station LLC submitted planning applications for a
preliminary and final plat and preliminary and final PUD for their
proposed OlyHi development
May 2022
Wooddale Station LLC received city council approval for the OlyHi
development planning applications
August 2022
Detailed summary of past actions: In August 2020, the EDA conducted a formal Request for
Proposals (RFP) to solicit transit-oriented development proposals for the EDA-owned property
at 5850 36th Street West. The RFP envisioned the site and station area to be an active, vibrant,
and connected place where people can affordably live, work, and recreate with the
opportunities and advantages of proximity to LRT. The site is expected to become an important
community hub for mixed-income housing, neighborhood business, and transit including:
• Affordable multifamily housing that exceeds the city’s Inclusionary Housing Policy
requirements and facilitates multicultural and intergenerational living (i.e., includes larger
size units).
• Smaller scale, affordable, ground floor commercial spaces conducive for neighborhood
businesses.
• Attractive, bold and creative architecture.
• Building and site designs that incorporate numerous “green” elements including
renewable energy sources designed to achieve near net zero carbon emissions at the site
and serve as a showcase for environmental sustainability.
• Numerous accommodations for pedestrians, bicyclists, transit riders, and automobiles,
including electric bikes, electric vehicles, and possibly car sharing.
• A public plaza and community space with unique community landmark and features.
• High quality site amenities and public art.
• Connections to nature through green features such as enhanced landscaping, green roofs,
or living wall systems.
The EDA also sought a development proposal that seamlessly integrates with the adjacent
SWLRT Wooddale Avenue Station and connects to the surrounding Elmwood neighborhood.
At the December 14, 2020, study session, the EDA determined Saturday Properties/Anderson
Companies’ (“Developers”) proposal most closely aligned with the city’s vision, development
objectives and preferred programming for the site. Subsequently the EDA entered into a
Preliminary Development Agreement with the Developers on February 16, 2021.
The EDA received a staff report on November 22, 2021 outlining Wooddale Station LLC’s
application for tax increment financing (TIF) and staff’s recommendation for $12.18 million in
such assistance. The Developers then secured a purchase agreement for the adjacent 5802 36th
Street West property and staff worked with consulting firm LHB to complete a blight analysis of
the subject properties.
Wooddale Station, LLC hired DJR Architecture in early 2022 to design the proposed buildings
and site. DJR Architecture has worked extensively in St. Louis Park and were the architects for
Study session meeting of January 23, 2023 (Item No. 5) Page 4
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
the Bridgewater Bank Corporate Center which was one of Finance and Commerce’s Top
Projects in 2020, and Parkway 25 which is the city’s first and only LEED certified residential
building.
A first amendment to the preliminary development agreement was approved by the EDA in
March 2022 allowing city staff and development team additional time to reach a mutually
acceptable purchase and redevelopment agreement. City staff and the Developers have
subsequently negotiated proposed business terms of this agreement which are provided later
in this report.
The Developers received city approvals for a preliminary and final plat and a preliminary and
final PUD for the development in August 2022. In addition, the Developers have applied for and
received grants totaling $2.5 million from a combination of various sources including DEED, the
Metropolitan Council and Hennepin County.
Present considerations: Wooddale Station, LLC proposes the “OlyHi” development at the
SWLRT Wooddale Station site. The $105.3 million development includes:
• Two, six-story mixed-use buildings with underground parking.
• A total of 315 multi-family housing units including:
o 252 market rate units
o 63 affordable units. Specifically, 10% (32) of the units would be affordable to
households at 50% AMI and 10% (31) of the units would be affordable to
households at 60% AMI. This exceeds the requirements of the city’s inclusionary
housing policy (as amended October 2021).
69 units would be marketed toward people aged 55 and over.
• 12,000 SF of neighborhood commercial space all of which will be built out in advance to
reduce upfront costs to small business tenants and at least one micro storefront
(potentially more) which would cost less to rent given its size.
• A ground floor community room available for neighborhood meetings.
• A 17,000 SF public plaza adjacent to the Wooddale Ave. Station for public events, site
amenities, and public art.
• A sustainably constructed building, utilizing Enterprise Green Communities with the
Minnesota Overlay as its design criteria, including 12,000 SF of solar photovoltaic panels
on the roof.
Study session meeting of January 23, 2023 (Item No. 5) Page 5
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
Rendering of proposed OlyHi Development
The development will exceed the requirements of the city’s Green Building Policy (as amended
July 2020) and the Developers will follow Enterprise Green Communities utilizing the Minnesota
Overlay as its design criteria. The development will pursue goals to achieve energy efficiency
within the building envelopes and increased indoor environmental quality to enhance occupant
health and productivity. The buildings will also utilize green products and materials during
product sourcing and manufacturing. Some specific strategies that will be utilized throughout
the buildings include:
• Stormwater improvements to the site.
• 12,000 SF of solar photovoltaic panels to be installed on the roof.
• The use of low flow plumbing fixtures in the residential units facilitated the goal of
reaching 30% below the EPA Energy Policy Act of 1992.
• Water reduction for landscaping irrigation.
• Exterior bike racks as well as interior secured bicycle storage for the residents will be
incorporated for improving connectivity to the community.
• Low VOC materials following the South Coast Air Quality Management District
standards, which is the most comprehensive and restrictive standards in the US.
• To minimize building occupant exposure to potentially hazardous particulates and
chemical pollutants, walk-off mats will be provided at the front and side entries on level
1 and all areas with potential hazardous exhaust are well ventilated (garages, laundry
rooms, bathrooms etc.).
• All residential and designated amenity areas will be designed to maximize the
daylighting potential allowing for more than 75% daylight of fully occupied spaces.
• The interior design will allow all occupied spaces to be located on the exterior wall with
a window, while the bathrooms, closets and utility spaces are located along the interior
central corridor. The use of an open floor plan in the unit design will facilitate the goal of
providing views for 90% of the fully occupied spaces. The amenity spaces will be located
along long expanses of glass to create a view through the building and a connection for
the residents to the outdoor amenities. All commercial spaces will be provided with
large window openings to allow view and daylight.
Study session meeting of January 23, 2023 (Item No. 5) Page 6
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
• Separate chutes for collection of trash and recycling for each dwelling unit and shared
community rooms will be incorporated into the design.
• The project will be a smoke-free building. No smoking policy in all common and
individual living areas and within a 25-foot perimeter around the exterior.
• All insulation will be installed on top of the roof sheathing to keep moisture out of the
roof truss cavities.
• All rooftop parapet walls will be filled with closed cell spray foam insulation to prevent
moisture and thermal issues at the roof connection.
• LED lighting will be used at all locations throughout the building. As well as motion
sensor lighting in all common area spaces.
• Electric vehicle charging stations will be installed and the transformer sized for future
increase in amount.
OlyHi would be a single-phased residential development. Pending approval of its financing, the
Developers plan to commence within 30 days of the Developer’s acquisition of the EDA
property and will be substantially complete within 24 months following commencement.
St. Louis Park based-Saturday Properties would own and manage the development for the long
term.
Developers’ request for tax increment financing assistance: There are considerable
extraordinary costs associated with the subject redevelopment properties. Specifically, the two
structurally substandard, 1950's era buildings on site (containing asbestos) need to be
remediated and removed. Additionally, the site is environmentally challenged, requiring
abatement and soil remediation with the removal of the contaminated soil off-site. These
extraordinary redevelopment costs, along with the cost of structured parking, roof-top solar, a
large public plaza adjacent to LRT, and 63 affordable housing units (with below market rents for
25 years) created a gap in the project’s proforma. The extent of these extraordinary costs
adversely impacts the project’s pro forma to the point where it could not achieve a reasonable
market rate of return to attract financing.
To offset this gap, the Developers applied to the EDA for tax increment financing (TIF)
assistance. The EDA received a staff report detailing the TIF Application at the November 22,
2021 study session along with a recommendation for an appropriate amount of financial
assistance.
Level and type of financial assistance: In summary, the Developers’ sources and uses
statement, income and expense estimates, financing assumptions, cash flow projections, and
investor rate of return (ROR) related to the proposed mixed use, mixed income development
were reviewed by staff and Ehlers, the EDA’s financial consultant. Based upon its analysis of the
Developers’ financial proforma, Ehlers determined the proposed development would not be
reasonably expected to occur on the site but/for the provision of up to $12.18 million in tax
increment assistance.
This is a considerable financial request, yet the numerous public benefits achieved in return
(consistent with the EDA’s original development objectives) far exceed what is required under
city policies, including 63 affordable units, additional sustainability features and solar energy
Study session meeting of January 23, 2023 (Item No. 5) Page 7
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
generation, affordable commercial space, as well as interior and exterior public community
spaces and public art.
Tax increment financing assistance: The TIF assistance would be committed to reimburse the
Developers for a portion of its Public Redevelopment Costs (which include the costs of asbestos
abatement, site demolition and clearance, soil remediation and disposal as well as construction
of affordable housing). Upon completion of the building and verification of the Developers’
qualified Public Redevelopment Costs, tax increment generated from the increased value of the
property would be provided to the Developers 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 18.5 years with increment generated by the development.
This deviates from the preferred term of no more than 15 years under the TIF Policy, however,
the increased development costs (such as construction materials and labor costs as well as
higher interest rates) and the numerous public benefits garnered in return qualify as mitigating
circumstances under which the preferred term can be exceeded.
Proposed business terms: The following is a summary of the proposed key business terms
between the EDA and Wooddale Station LLC (“Developers”), consistent with EDA Policy, best
practices and previous discussions with the EDA/city council. The Redevelopment Property
consists of the property shaded red in the aerial photo below.
“Redevelopment Property” for proposed OlyHi development
1. The Developers agree to acquire the “Third-Party Property” located at 5802 36th Street
West.
Study session meeting of January 23, 2023 (Item No. 5) Page 8
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
2. The EDA owns property required for the construction of the Minimum Improvements
(“EDA Property”) and will convey title to and possession of the EDA Property to the
Developers subject to the following:
• The purchase price for the EDA Property shall be $3,000,000.
• The EDA's obligation to convey the EDA Property to the Developers is subject to
satisfaction of the following terms and conditions:
o The Developers having closed on permanent financing at or before
Closing on transfer of title to the EDA Property from the EDA to the
Developers 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 with proof of funds available to finance construction of
the Minimum Improvements of the Development.
o The EDA having received Construction Plans for the Minimum
Improvements that have been approved by the City, based on a
determination of the EDA, all permits are ready to be issued, and all
required City fees in connection therewith have been paid.
o The Developers having approved the state of title to the EDA Property.
o Closing shall occur within 30 days of satisfaction or waiver of the above
conditions but no later than November 30, 2023, unless extended by
agreement of the parties.
o At Closing, the Developers agree to pay all outstanding property taxes,
special assessments, and all outstanding administrative costs owed to the
EDA.
o The EDA Property will be sold to the Developers on an “As Is” basis.
o The Developers acknowledge 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.
o The Agreement will include provisions relating to the indemnification of
the City and the Authority relating to the environmental condition of the
Property subject to final negotiation of such language with the
Developer.
3. The Developers agree to construct a mixed-use, mixed-income, transit-oriented
development on the Property with one building containing approximately 69 units of
multifamily rental housing and approximately 12,000 square feet of ground floor
commercial space, and a second building containing approximately 245 units of
multifamily rental housing including 6 live/work units.
4. The EDA agrees to reimburse the Developers for a portion of its Public Redevelopment
Costs (defined as the costs of site demolition and clearance, soil remediation and
correction as well as construction of affordable housing) incurred during construction of
the Development through tax increment financing (TIF) up to $12,180,000.
5. The EDA agrees to issue a tax increment revenue note (“TIF Note”) to the Developers in
the maximum principal amount of $12,180,000 payable from available tax increment,
Study session meeting of January 23, 2023 (Item No. 5) Page 9
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
generated by the Development on a “pay-as-you-go” basis, over a period of
approximately 18.5 years. The TIF Note will bear interest at the lesser of 5% or
Developers’ actual permanent financing interest rate. The TIF Note would not constitute
a business subsidy because the Developers’ net costs of acquisition of and site
improvements on the Redevelopment Property will meet the housing exception under
Minnesota statutes.
6. In order to provide the tax increment to the Developers, the EDA agrees to establish a
new redevelopment TIF district consisting of two parcels: 5802 36th Street West and
5950 36th Street West.
7. The EDA will issue the TIF Note to the Developers upon completion of the Minimum
Improvements and Developers providing the EDA with a statement specifying the Public
Redevelopment Costs incurred by the Developers related to the Development along
with evidence that each identified Public Redevelopment Cost has been paid or incurred
by the Developers.
8. The TIF assistance will be subject to a "look back" analysis to be performed by Ehlers,
the EDA’s financial consultant. The look back provision ensures that if the
Development’s total Public Redevelopment Costs are lower or if the project performs
financially better upon stabilization than the Developers’ estimates, the EDA shares
economically in the success of the project by reducing the amount of TIF assistance
provided.
9. Construction of the Development is to commence within 30 days of the Developer’s
acquisition of the EDA property and will be substantially complete within 24 months
following commencement.
10. Developers will construct the Development as approved under the city’s PUD and
maintain it in good condition until the Contract terminates.
11. Developers will comply with the city’s Inclusionary Housing Policy in effect at the time of
its preliminary development agreement (February 16, 2021). Specifically, Developers
agree to a 25-year covenant designating at least 63 units affordable as follows: 32 units
reserved will be affordable to households at or below 50% AMI and 31 units affordable
to households at or below 60% AMI. The distribution of the affordable units will be in
each building, and there will be a variety of bedroom options:
Study session meeting of January 23, 2023 (Item No. 5) Page 10
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
Affordability Type Summary
Affordability Studio Alcove 1-
BR
2-
BR
3-
BR
1BR
Live /
Work
2BR
Live /
Work
Total
East
Building
60% AMI 3 6 9 3 2 0 1 24
50% AMI 3 6 9 4 2 1 0 25
Subtotal 6 12 18 7 4 1 1 49
West
Building
60% AMI 0 0 2 5 0 0 0 7
50% AMI 0 0 2 5 0 0 0 7
Subtotal 0 0 4 10 0 0 0 14
Total 60% AMI 3 6 11 8 2 0 1 31
50% AMI 3 6 11 9 2 1 0 32
Total 6 12 12 17 4 1 1 63
12. Developers will use reasonable efforts to meet the following Minority or Women Business
Enterprises (MWBE) goals and workforce participation goals of the city:
Participation Goals Women BIPOC
Business Enterprises 6% 13%
Workforce 20% 32%
Participation goals would be applied to the Developers’ redevelopment project as a whole
and pertain to the total amount of construction and related contracts. The Developers
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 MWBE about contracting
opportunities; to document steps taken to comply with participation goals and the results
of actions taken; and to provide quarterly compliance report(s), all as more particularly
set forth in the Contract. Failure to achieve these goals would not constitute a breach or
default by the Developers.
13. Developers will comply with the City’s Green Building Policy in effect at the time of the
Developers’ preliminary redevelopment agreement with the EDA (i.e., February 16,
2021). The Developers will follow Enterprise Green Communities utilizing the Minnesota
Overlay as its design criteria. Among the sustainability features to be included are:
a. Stormwater improvements to the site.
b. 12,000 SF of solar photovoltaic panels to be installed on the roof.
c. The use of low flow plumbing fixtures in the residential units facilitated the goal
of reaching 30% below the EPA Energy Policy Act of 1992.
d. Water reduction for landscaping irrigation.
e. Exterior bike racks as well as interior secured bicycle storage for the residents
will be incorporated for improving connectivity to the community.
f. Low VOC materials following the South Coast Air Quality Management District
standards, which is the most comprehensive and restrictive standards in the US.
g. To minimize building occupant exposure to potentially hazardous particulates
and chemical pollutants, walk-off mats will be provided at the front and side
Study session meeting of January 23, 2023 (Item No. 5) Page 11
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
entries on level 1 and all areas with potential hazardous exhaust are well
ventilated (garages, laundry rooms, bathrooms etc.).
h. All residential and designated amenity areas will be designed to maximize the
daylighting potential allowing for more than 75% daylight of fully occupied
spaces.
i. The interior design will allow all occupied spaces to be located on the exterior
wall with a window, while the bathrooms, closets and utility spaces are located
along the interior central corridor. The use of an open floor plan in the unit
design will facilitate the goal of providing views for 90% of the fully occupied
spaces. The amenity spaces will be located along long expanses of glass to create
a view through the building and a connection for the residents to the outdoor
amenities. All commercial spaces will be provided with large window openings to
allow view and daylight.
j. Separate chutes for collection of trash and recycling for each dwelling unit and
shared community rooms will be incorporated into the design.
k. The project will be a smoke-free building. No smoking policy in all common and
individual living areas and within a 25-foot perimeter around the exterior.
l. All insulation will be installed on top of the roof sheathing to keep moisture out
of the roof truss cavities.
m. All rooftop parapet walls will be filled with closed cell spray foam insulation to
prevent moisture and thermal issues at the roof connection.
n. Rooftop solar array of approximately 12,000 square feet.
o. LED lighting will be used at all locations throughout the building. As well as
motion sensor lighting in all common area spaces.
p. Sustainable features required under the City’s Planning Development Contract.
Electric vehicle charging stations will be installed and the transformer sized for
future increase in amount.
14. Developers will retain a management company with experience in the management of
multifamily rental housing developments. Developers will retain Saturday Properties as
their property management company.
15. Developers will comply with the city’s Planning Development Contract and install all
improvements thereunder.
16. Developers will provide a minimum of one micro storefronts (defined as a commercial
space a maximum of 1,500 square feet in size only for a small local business) and will make
best faith efforts to include two addition micro storefronts within the Development’s
commercial space.
17. Developers will provide a ground-floor community room in the West Building to be made
available for community meetings/gatherings for at least the term of the TIF District.
18. Developers will provide a total of approximately 408 parking spaces (360 reserved for
residential units and 48 reserved for commercial spaces) in accordance with the approved
construction plans with the city.
Study session meeting of January 23, 2023 (Item No. 5) Page 12
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
19. Developers agree to participate in the city’s Special Service District No. 6 and become
subject to special service charges levied on the commercial properties within the
Minimum Improvements (based on amount of commercial front footage).
20. The Agreement will include language requiring the Developer to indemnify the Authority
for any costs or claims for benefits or payments under Minn. Stat. Sections 117.50 to
117.56 arising out of the relocation or displacement of any person as a result of the
implementation of the Agreement subject to final negotiation of such language with the
Developer.
21. Developers and EDA mutually agree to enter into a Minimum Market Value Assessment
Agreement setting a minimum property tax value for the Development.
22. Developers agree 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.
23. Developers agree 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, fair labor laws, and public health laws and regulations).
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 Developers’ 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.
24. Developers agree to pay reasonable administrative costs incurred by the EDA, including
consultant and attorney fees, in connection with the Development.
25. If Developers default under the Contract, the EDA may (among other things) terminate
the TIF Note and the Contract.
26. 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.
The above terms will serve as the basis for, and will be incorporated into, a purchase and
redevelopment contract with the Developers. Such terms are subject to further definition,
revision and/or refinement by the EDA’s legal counsel. A copy of the draft purchase and
redevelopment contract will be available for review in the community development
department.
Next steps: Staff will work with the EDA’s legal counsel and Wooddale Station LLC to finalize the
formal purchase and redevelopment contract based on the proposed business terms and any
Study session meeting of January 23, 2023 (Item No. 5) Page 13
Title: Business terms – purchase and redevelopment contract for OlyHi development (Ward 2)
input received by the EDA. Formal consideration of the proposed purchase and redevelopment
contract is anticipated in March 2023.
Previous/future actions Governing
body
Date
Resolution approving the development’s
conformance with the general plans for the city
Planning
Commission
Nov. 16, 2022
Public hearing and Purchase Agreement between
EDA and Wooddale Station LLC for the OlyHi
Development
EDA March 2023
Approval of Purchase Agreement and
Redevelopment Contract
EDA March 2023
Approval of Purchase Agreement and
Redevelopment Contract (consent)
City Council March 2023