HomeMy WebLinkAbout2023/04/10 - ADMIN - Agenda Packets - City Council - Study Session AGENDA
APRIL 10, 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.
6:00 p.m. 2023 ST. LOUIS PARK LOCAL BOARD OF APPEAL AND EQUALIZATION – council
chambers
Action items
1. 30 min. Convene the St. Louis Park Local Board of Appeal and Equalization
6:30 p.m. STUDY SESSION – council chambers
Discussion items
1. 60 min. American Rescue Plan Act (ARPA) spending recommendations
Recess (at approximately 7:55 pm) -- The city council will take a short recess so that those
who observe Ramadan may break their fast.
Discussion items continued
2. 30 min. Public sewer and water utilities protection program
3. 30 min. Bulk material containers in the right of way
Written reports
4. Minnehaha Greenway – Cedar Lake regional trail connection
5. 2022 housing activity report
6. Adjustment to allowable hours of construction
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: Local Board of Appeal and Equalization
Meeting date: April 10, 2023
Action agenda item: 1
Executive summary
Title: 2023 St. Louis Park Local Board of Appeal and Equalization
Recommended action: Mayor to convene the meeting, following agenda is suggested.
1.Convene the St. Louis Park Local Board of Appeal and Equalization
2.Roll Call of Board Members – Declaration of Quorum
3.Motion to Appoint Chair
4.Acknowledgement of Trained Member (Nadia Mohamed & Sue Budd)
5.a. Accept Roster of Appellants
b. Call for Any Additional Appellants
6.If necessary – Motion to set Date and Time for Continued Proceedings (Reconvene)
Suggested as April 24, 2023 prior to Study Session
7.Instruct Assessor to:
a. Inform Appellants of Reconvene Date & Board Process via Telephone and Mail
b. Inform Appellants of the County Board Application Date (May 17 Requested)
c. Re-Inspect and Re-Appraise Parcels Under Appeal
8.Completion of the Local Board Certification Form
9.Motion to Recess
Policy consideration: Local Boards and/or Open Book Meetings are required by law. The Board must
complete its business within 20 days (April 10 is day one, April 29 is therefore the deadline).
Summary: Minnesota statute requires that all properties are valued at full market value. All property
owners, tenants and those having an interest in real property are entitled to appeal their
classification and market value. The property classification is determined by the actual use of the
property. The market value is an opinion based on records maintained for every property and the
market conditions as of the date of assessment (January 2).
Financial or budget considerations: Not applicable for budgeting from the perspective of the taxing
jurisdictions. Changes made by the Board may affect the property owner’s share of the total
property tax budgets as levied for the Payable 2024 tax period.
Strategic Priority Consideration: Not applicable.
Supporting documents: Summary of duties and responsibilities
Sample letter – to be sent to each appellant on April 12
Board of Appeal and Equalization Training (state.mn.us)
Prepared by: Cory Bultema, city assessor
Reviewed by: Cheyenne Brodeen, administrative services director
Approved by: Kim Keller, city manager
Page 2 Local Board of Appeal and Equalization of April 10, 2023 (Item No. 1)
Title: 2023 St. Louis Park Local Board of Appeal and Equalization
SUMMARY OF DUTIES AND RESPONSIBILITIES
Local Board of Appeal and Equalization
Most of the responsibilities listed under the Local Board of Appeal and Equalization are statutory,
primarily found in Minnesota Statutes 274.01. Additional reference is provided by the MN
Department of Revenue Board Training Manual (updated 12-2021 – direct link on page 1).
•The valuation notices shall be in writing and sent by ordinary mail at least ten calendar days
before the meeting. The valuation notice will include the date, place and time set for the
meetings of the Local Board of Appeal & Equalization as well as the County Board of Appeal &
Equalization.
•The City Clerk shall give published notice and posted notice of the meeting. The meetings must
be held between April 1 and May 31 including reconvene meetings. The board must complete its
work and adjourn within 20 calendar days – convene date is day one. In terms of practical
compliance, the Local Board should not run later than early May in order for the County Board to
effectively operate within its statutory time window (June).
•The Local Board of Appeal and Equalization is an official public meeting similar to a City Council
public hearing and cannot convene without a quorum. The city assessor, the county assessor, or
one of their assistants are required to attend.
•At least one member present at each meeting of the Local Board of Appeal and Equalization must
be certified as having completed the Minnesota Department of Revenue (MN DOR) Board of Appeal
and Equalization training. Training is good for four board years as listed on the MN DOR record.
•The board should run the meeting as a fair and impartial review of the appeals. The property
owner is the appellant and assessing staff are the respondent. The board may ask questions to
clarify facts and background. It is suggested all appeals are heard before the Board begins
deliberations on each.
•Local Boards of Appeal and Equalization must see that all taxable property is properly valued and
classified for the current assessment year only. The board does not have the authority to reopen
prior assessments on which taxes are due and payable (taxes may not be appealed). The board
may add a property to the assessment roll if it has been omitted.
•Individual board members cannot participate in actions or discussions of appeals involving their
own property, property of relatives, or property in which they have a financial interest.
•The Local Board may not increase or decrease all assessments in a district of a given class of
property. Changes by class may be made by the County Board of Equalization.
•The Local Board may not make a market value or classification change that would benefit the
property in cases where the owner or other person having control over the property will not
permit the assessor to inspect the property and the interior of any buildings or structures.
•Although the Local Board of Appeal and Equalization has the authority to increase or decrease
individual assessments, the total of such adjustment must not reduce the aggregate assessment
by more than one percent. If the total reductions would exceed one percent, none of the
Page 3 Local Board of Appeal and Equalization of April 10, 2023 (Item No. 1)
Title: 2023 St. Louis Park Local Board of Appeal and Equalization
adjustments may be made. The assessor shall correct any clerical errors or double assessments
discovered by the board without regard to the one percent limitation.
•If an assessment was made after the local board meeting or if a taxpayer can establish not having
received the notice of market value at least five days before the meeting, they can appeal to the
County Board of Appeal and Equalization.
•The board may find instances of undervalued properties. The board must notify the owner of the
property that the value is going to be raised. The property owner must have the opportunity to
appear before the board if they so wish.
•The local boards do not have the authority to address exemption issues. Only the county assessor
(and the tax court) has the authority to exempt property. They also have no jurisdiction over
special programs for which an application process is required (Veterans Exclusion, Market Value
Homestead Exclusion, Blind/Disabled, Low Income Rental Classification, Green Acres, etc.).
•A taxpayer may appear in person, by council, or written communication to present his or her
objection to the board. The focus of the appeal should center on the factors influencing the
estimated market value or classification placed on the property.
•All changes will be entered into the record as required by the MN Department of Revenue.
•Before adjourning, the local board should prepare an official list of the changes. The law requires
that the changes be listed on a separate form. All assessments that have been increased or
decreased should be shown on the form along with their market values.
•Administrative Rules from the Department of Revenue (2013): The Assessor may not make
administrative changes to the valuation or classification less than 10 days prior to the Board. All
contemplated changes should be brought to the Board for review and approval.
•Directive from the Department of Revenue (2015): assessing staff from Hennepin County will
attend Local Board meetings. The purpose of attendance is to assure legal compliance.
•Directive from the Department of Revenue (2017): the Board is required to hear appeals from
date of the published meeting through adjournment. A comment: It had been the practice of the St.
Louis Park Board to close the roster at the completion of the initial convene meeting date as formally
published – the directive effectively eliminates roster closure until adjourned. To comply, it is
recommended that the Board decide last moment appeals on a case-by-case basis as best possible.
Action may include resolving the appeal or simply accepting the appeal with no change to preserve the
owner’s right to be eligible for the County Board.
•Following each board meeting, a letter is sent to the owner of each property in appeal. The
sample letter following the initial convene meeting is attached.
•At the convene meeting on April 10, the Board will be given two outlines to assist in conducting
an efficient and productive meeting. One will be the Agenda as the Board process is quite
specific in format. The other will be the Board appellant roster which is updated at 4:30 pm.
Page 4 Local Board of Appeal and Equalization of April 10, 2023 (Item No. 1)
Title: 2023 St. Louis Park Local Board of Appeal and Equalization
SAMPLE LETTER TO ALL BOARD ROSTER PROPERTIES
Address line 1 April 12, 2023
Address line 2
Address line 3
Re: St. Louis Park Local Board of Appeal & Equalization
Subject Address (generally three lines)
Property ID #: xx-xxx-xx-xx-xxxx
Dear :
The Board convened on April 10 and the above-referenced property has been entered onto the
appeal roster. You are receiving both a telephone call and this written communication to inform you
that the reconvene date has been scheduled for x:xx pm on April 24, 2023. The meeting will be at city
hall in the Council Chambers. Should the meeting format need to shift to virtual access, we will
inform you as soon as possible and also send you the log-in directions when they are available.
Appeals will be reviewed at this meeting. The following are important for you to know:
•The Board encourages assessing staff and owners to discuss the valuation questions to resolve
them to mutual agreement. This is an important component of the Local Board process. If the
assessing staff and you as the owner can mutually agree to resolve the matter, the agreement will
be reported to the Board. While it is common that that the Board ratifies mutual agreement,
please note that the Board is the decision maker on the issue. This method of resolution is often
preferred by property owners as it is not necessary to prepare presentation materials or to
provide testimony before the board.
•For the cases that are not resolved, the following format and process are outlined to assist you in
the next steps on how the Local Board functions.
•If your property is income producing (i.e. rental), please submit a building floorplan showing gross
and net rentable square footages, rent roll as of the assessment date, complete copy of the
executed lease(s), annual income & expense statement for the prior year and the budget
forecasted for the current year. This information will be reviewed for valuation via the Income
Approach. The information submitted will be held confidential and not released to the public.
Failure to provide the information will result in my formal request to the Board to sustain the
value due to the refusal to provide information that is highly germane to the value question.
•The Board has directed that they will review written information regarding your opinion of the
market value as of January 2, 2023 before the meeting. We strongly recommend factual
transactions (sales, rents, construction costs) that relate directly to your property. The initial
assessed market values for all property types are set using market information in the time period
just before the assessment date. This is very important in setting the assessment as the value
influences are equalized relative to the market at that point in time. The potential value
influences arising from the pandemic and/or recent interest rate changes have been viewed from
the perspective of the market in setting the 2023 assessment.
Page 5 Local Board of Appeal and Equalization of April 10, 2023 (Item No. 1)
Title: 2023 St. Louis Park Local Board of Appeal and Equalization
•Assessing staff likewise prepares written information on each open appeal and submits it to the
Board prior to the meeting. If you would like your materials to be included in the Board packet,
please provide it to me by e-mail attachment by 12:00 Noon on Tuesday April 18 to allow time for
addition to the Board packet.
•The Board has directed that they will hear testimony during the meeting. When mutual
agreement cannot be reached, the Board hears the case. You, as the appellant, are allowed about
5-10 minutes to present your written and verbal information on the market value. The assessing
staff, as the respondent, are allowed about 3-5 minutes to review their information and value
conclusion. The Board hears the information and decides the market value and/or classification
as of January 2, 2023.
•The Board has full authority to sustain, increase, or decrease individual assessments. In the event
that assessing staff revaluation review is a recommendation to the board for value increase – you
will be notified prior to the meeting.
•The Board does not have authority to reopen prior assessments. The Board does not have
authority to change current and past real estate taxes.
•If the Assessing staff has not already inspected your property within the last year, they must
complete an interior and exterior inspection to form the basis of a revaluation. Important:
Refusing access precludes the Board from taking action that would benefit the owner (MN statute
274.01).
•Upon completion of the Local Board, you will be notified via letter of the Board action. If you do
not agree with the Local Board decision, you are eligible to attend the Hennepin County Board of
Appeal & Equalization which convenes in June. An application to appear before the County Board
is requested by May 17, 2023.
If you have any further questions on the Local Board process, do not hesitate to contact me directly.
Cory Bultema, City Assessor
Assessing Office | City of St. Louis Park
5005 Minnetonka Blvd, St. Louis Park, MN 55416
Direct: 952-924-2536 | Fax: 952-924-2170
www.stlouispark.org
Experience LIFE in the Park
Meeting: Study session
Meeting date: April 10, 2023
Discussion item: 1
Executive summary
Title: American Rescue Plan Act (ARPA) spending recommendations
Recommended action: Provide direction to staff on allocation of remaining ARPA funds.
Policy consideration:
1.Does council support staff’s recommendation to allocate approximately $517,000 of
ARPA funds toward internal service and customer support projects so that the city can
continue providing high-quality service to customers and employees?
2.Does council support allocating all or a portion of the approximately $2,123,131
remaining ARPA funds in the following manner (select a, b, or c)?
a. Existing or anticipated city projects that are ARPA eligible, align with adopted
strategic priories, and provide relief to the general levy?
b.New city projects that are APRA eligible and align with adopted strategic
priorities?
c.Requests from external agencies?
Summary:
In 2022 and 2023, the city received a total of $5,317,881 from the American Rescue Plan Act
(ARPA). The city must obligate these funds for specific purposes by December 31, 2024, and
spend the funds by December 31, 2026. Treasury regulations stipulate how funds can be
expended as well as restrictions on the use of the funds. The allowable expenditures are as
follows:
•Replace lost public sector revenue
•Support the COVID-19 public health and economic response
•Invest in water, sewer, and broadband infrastructure.
The option that allows the most flexibility is using the funds for the replacement of lost public
sector revenue. This money can be spent on government services. This includes any service
traditionally provided by a government. Staff have suggested additional projects and programs
that meet the guidelines for spending and have a positive impact on our community.
Financial or budget considerations: Decisions made will have lasting financial and operational
impacts on St. Louis Park. See report for specifics and options.
Strategic priority consideration: Depending on allocation decisions, any number of the city’s
strategic priorities could be advanced.
Supporting documents: Discussion
Prepared by: Jean McGann, interim finance director
Cheyenne Brodeen, administrative services director
Reviewed by: Cindy Walsh, deputy city manager
Approved by: Kim Keller, city manager
Study session meeting of April 10, 2023 (Item No. 1) Page 2
Title: American Rescue Plan Act (ARPA) spending recommendations
Discussion
Background
The Coronavirus State and Local Fiscal Recovery Funds (SLFRF) program, a part of the American
Rescue Plan Act (ARPA), delivered $350 billion to state, local, and Tribal governments across the
country to support their response to and recovery from the COVID-19 public health emergency.
Funds were dispersed directly to local government agencies to determine how best to allocate
the funds.
In 2022 and 2023, the city received a total of $5,317,881 ARPA funds. The city must develop a
plan to spend these funds for specific purposes by December 31, 2024, and spend the funds by
December 31, 2026. Treasury regulations stipulate how funds can be expended as well as
restrictions on the use of the funds. The allowable expenditures are as follows:
• Replace lost public sector revenue
• Support the COVID-19 public health and economic response
• Invest in water, sewer, and broadband infrastructure
The option that allows the most flexibility is using the funds for the replacement of lost public
sector revenue. This money can be spent on government services. This includes any service
traditionally provided by a government. Some examples would include, but not be limited to:
• Road building and maintenance and other infrastructure
• Health services
• General government administration, staff, and administrative facilities
• Environmental remediation
• Provision of police, fire, and other public safety services (including purchase of fire
trucks and police vehicles)
The following are ineligible uses or restrictions on the funds:
• Offset a reduction in net tax revenue – If taxes are cut during this period, the city must
demonstrate how it paid for the tax cuts from sources other than ARPA
• Deposit into a pension fund
• Making debt service payments
• Replenishing or building up fund balance
• Satisfying settlements and judgments
This report outlines a plan in which to spend the funds that have been allocated to St. Louis
Park. The guiding principles that were used to develop this plan are: alignment with the city’s
strategic priorities, the ability to continue to provide high-quality services to residents that fit
our operational and service delivery needs, and reduced pressure on the general levy.
The report provides a summary of decisions-to-date regarding ARPA funds, staff
recommendations on funds needed to continue offering high-quality operations, and an outline
of potential city expenditures that would meet our city priorities while reducing pressure on the
general levy.
Study session meeting of April 10, 2023 (Item No. 1) Page 3
Title: American Rescue Plan Act (ARPA) spending recommendations
Current state
Projects and programs previously directed by council
The council previously provided direction to expend ARPA dollars in a number of ways with
flexibility to ultimately expend the dollars to maximize both ARPA and general fund revenue.
Ultimately, ARPA dollars have been or are expected to be expended as follows:
Project Total
allocation
Budget year(s) City priority
Vaccine incentives $2,750 2022 Being a leader in racial equity and
inclusion in order to create a more just
and inclusive community for all.
May 26 and June 3, 2022
watermain break
recovery
$ 1,500,000* 2022 and 2023 Providing a variety of options for people to
make their way around the city
comfortably, safely and reliably.
Various capital project
investments
$1,000,000 2023 and 2024 Providing a variety of options for people to
make their way around the city
comfortably, safely and reliably.
Hennepin County Social
Worker
$65,000 2023 Being a leader in racial equity and
inclusion in order to create a more just
and inclusive community for all.
Dakota Park Bridge $110,000** 2024 Providing a variety of options for people to
make their way around the city
comfortably, safely and reliably.
*The program closes on August 1, 2023 and final dollar figures should be available in
September 2023.
**Council previously provided direction to expend $110,000 on replacing the Dakota
Park Bridge. With the increase in total cost to $220,000, council directed staff to do
further engagement to inform their decision on replacement or rerouting. This decision
will come to the Council later this spring. If Council elects to reroute the trail rather than
reinstall a bridge, a portion of the $110,000 could be used for another program or
project.
Estimated ARPA dollars remaining for future allocation
After subtracting for previously allocated funds, staff estimates $2,640,131 of ARPA funds will
remain once the final watermain break expenses are determined.
Direction needed
Staff is requesting direction to help guide decision-making for the remaining ARPA funds. Staff
recommends capturing a portion of the remaining dollars to fund important projects that are
critical for internal services and ensuring our ability to serve customers and employees. The
final dollar amounts will continue to be refined throughout the 2024 budget process.
Internal service and customer support projects
Staff recommends allocating approximately $517,000 for internally facing projects that enable
the city to deliver high-quality public service as an employer and service-delivery organization.
Study session meeting of April 10, 2023 (Item No. 1) Page 4
Title: American Rescue Plan Act (ARPA) spending recommendations
• Financial and utility billing software ($167,000): The existing financial and utility billing
software has been in use since 2001. The city is scheduled to replace its financial and
utility billing software in 2024. The full cost of the new system is programmed to be
$467,000; $300,000 of this is already budgeted in the Capital Improvement Plan (CIP).
Staff recommends funding the remaining expense via ARPA funds.
• Financial services contract ($350,000): The upcoming financial and utility billing
software conversion and vacancies in the finance division have led the city to utilize
contract services. The contract encompasses several bodies of work, and staff
recommends funding a portion of the contract via ARPA dollars. The contract will be
brought to council on April 17 for final approval.
Strategic priority-based projects
After allocating $517,000 for internally facing projects, there is $2,123,131 remaining to
allocate. Staff suggests consideration of the following capital and operational needs that are
ARPA-eligible, advance the city’s strategic priorities, and provide relief to the general levy. Staff
has developed an option to utilize the remaining funds while meeting all three of the objectives
above.
The table below outlines staff’s best current analysis of projects that meet the criteria
established above. Council should expect specifics to continue to be refined as additional
project and funding details are solidified throughout the year.
Project + description Strategic priorit(ies) Recommended
total investment
Race Equity and Inclusion: Community
engagement to develop a race equity
and inclusion policy
Being a leader in racial equity and
inclusion in order to create a more just
and inclusive community for all.
$30,000
Civic and community engagement:
Community and civic engagement to 1)
create community identity, and 2)
guide development of and
implementation toward Vision 4.0 and
strategic planning
Creating opportunities to build social
capital through community engagement.
Being a leader in racial equity and
inclusion in order to create a more just
and inclusive community for all.
$100,000
Water infrastructure: Underwrite a
portion of needed watermain
infrastructure in 2024-2025 pavement
management projects
Providing a variety of options for people
to make their way around the city
comfortably, safely and reliably.
$693,131
Cedar/Louisiana project: Underwrite a
portion of the project, reducing needed
General Obligation bonds
Providing a variety of options for people
to make their way around the city
comfortably, safely and reliably.
$1,000,000
Energy improvements: Underwrite
additional energy improvements or
programming in city facilities;
potentially including city owned
housing units.
Continue to lead in environmental
stewardship.
$300,000
Study session meeting of April 10, 2023 (Item No. 1) Page 5
Title: American Rescue Plan Act (ARPA) spending recommendations
Alternative proposal
Alternatively, council could direct staff to come back with a plan that focuses on:
1. Different strategic priorities or criteria
2. Requests from external agencies
3. A combination of “1” and “2”
Next steps
Council is asked to provide direction on two policy questions. Staff will incorporate this
direction into the 2024 budget process.
Meeting: Study session
Meeting date: April 10, 2023
Discussion item: 2
Executive summary
Title: Public sewer and water utilities protection program
Recommended action: Direct staff to continue the development of an ordinance to support
public sewer and water utilities.
Policy consideration: Does council want to reaffirm a previous direction to staff to develop an
ordinance for establishing a public sewer and water utilities protection program.
Background information: This report was previously submitted for discussion during the August
12, 2019 study session. At that time, the council consensus was to support a public sewer and
water utilities protection program (fats, oils and grease (FOG) and backflow program) and for
staff to prepare the first reading of the ordinance. Due to the pandemic, this ordinance was not
brought forward. Staff is recommending continuing the process for implementation in 2024.
Summary: This report discusses protecting two aspects of utility infrastructure by: 1) reducing
potential for sewer backups by limiting FOG generated by food service businesses from entering
sanitary sewer lines; and 2) testing of water backflow devices to verify they are operational in
preventing public water supply contamination from private building processes. FOG generation
is primarily from commercial food preparation and dish washing. A functioning grease
interceptor should collect much of the grease. However, when clogged or not functioning
properly, FOG bypasses the interceptor and flows from the building drain into city sewer mains.
Once FOG cools, it will solidify in the pipe and cause blockage. When a blockage occurs, a
sewage back-up affecting many properties may occur. Developing a proactive annual business
licensing and inspection program to help ensure grease traps are properly sized, installed, and
operating is proposed.
Protection of potable water from contaminates originating within buildings is regulated by the
MN state plumbing code. Industrial processes, boilers, and irrigation systems often utilize
chemicals that are dangerous if consumed. Specific types of backflow valves must be installed
when these sources could allow transfer of chemicals into the municipal water supply. Backflow
valves are required to be tested annually for proper operation by the MN state plumbing code.
A water backflow valve registration and formalized testing program is proposed to satisfy the
city’s responsibility and protect the municipal water supply.
Financial or budget considerations: The license and registration programs are being proposed
as substantially fee-for-service. Details are outlined in the report.
Strategic priority consideration: St. Louis Park is committed to continue to lead in
environmental stewardship.
Supporting documents: Discussion
Prepared by: Dave Skallet, chief building official, Jay Hall, public works director
Reviewed by: Brian Hoffman, building and energy director
Approved by: Kim Keller, city manager
Study session meeting of April 10, 2023 (Item No. 2) Page 2
Title: Public sewer and water utilities protection program
Discussion
Background:
Public process
In 2019, informational notices were sent out to residents and businesses prior to the public
meetings. Meetings were held but were not well attended. At that time, staff did not receive
opposition from fog or backflow owners. When the pandemic occurred in 2020, ordinance
development and publishing for the first reading was paused.
If council would like staff to pick up this process, staff recommends utilizing the “consult” stage
of the IAP2 process.
Fats, oils and grease (FOG)
FOG generation and disposal primarily occurs through commercial food preparation and dish
washing. A properly sized and functioning grease interceptor, located either within or outside
the building, should collect and hold much of the grease. If not functioning properly however,
FOG will be discharged from the building drain and flow into city sewer mains. FOG will then
cool in the pipe and solidify, causing blockages. City sewer mains connected to businesses
discharging FOG have a history of needing more frequent cleaning.
Utility division staff maintain all sanitary sewer mains by cleaning on a regular basis of every 4-5
years. Several main lines and lift stations experiencing FOG problems need to be cleaned about
every 6-months. Total annual cost of staff hours for cleaning all the city sewers is about
$250,000. Approximately $30,000 of this staff time cost is due to the more frequent cleaning of
areas with FOG accumulation.
When FOG solidifies in a service line from a building, the sewage from that building will back
up inside through floor drains or other plumbing fixtures on the lowest level. This triggers the
owner to call a contractor for cleaning. Main line clogs have the potential to have significant
and unpleasant effects on the greater public. When a sewer main gets plugged, the flow will
back-up into other connected buildings or onto the street. This has occasionally occurred in St.
Louis Park. The following link is to a short video providing a visual of how FOG can accumulate
inside a sewer main, eventually resulting in a blockage: https://youtu.be/zm6QVqTUfjo
City staff have been called out to find the blockage and clean mains to get the system working.
Once on city streets, sewage may drain into the storm sewer system and into our lakes and
creeks, resulting in the MN Pollution Control Agency (MPCA) becoming involved to ensure
cleanup. Sewage backup in both commercial and residential buildings will often cause
significant property damage. Businesses may also need to temporarily close. A FOG blockage is
not always traceable to the source, especially with multiple restaurants in an area.
To prevent FOG from entering sewers, grease interceptors are designed to help cool the hot
FOG-laden water leaving a kitchen and trap the solidifying FOG. Grease interceptors may be
located on or beneath the kitchen floor to collect only discharge from the three-compartment
sink (where pots and pans are typically cleaned). Interceptors are also used for treating the
entire kitchen area plumbing drains. These larger interceptors are often located underground
outside the building and similar to a septic tank. State plumbing code has required installation
of a grease interceptor where grease is likely to be generated since 2009. Interceptors were
Study session meeting of April 10, 2023 (Item No. 2) Page 3
Title: Public sewer and water utilities protection program
also required during earlier years for most buildings where food service was proposed.
Hennepin County Environmental Health is delegated by the Minnesota Department of Health
to administer the state food code in St. Louis Park for food service. This includes the licensing
and inspection of approximately 150 food service establishments of various types in the city.
These establishments pay an annual license fee ranging from $230 - $1,470 based on risk class
and size. The Minnesota Department of Agriculture (MDA) licenses and inspects the remaining
establishments involved with food manufacturing and retail food sales (retail sale of packaged
food does not create FOG discharge). The state health code does not require grease trap
installation or that they be kept clean and operational, therefore neither the county or state
inspectors include grease trap installation, operation, or maintenance as part of regular
inspections.
There is currently no regulation or program in place that allows city staff to inspect grease traps
and interceptors, or to respond when resulting issues are discovered. The current state
plumbing code requires installation only during new buildings with grease production potential.
Staff is estimating that there are about 110 establishments that would require a license for FOG
generation if this program were implemented.
Many communities across the country have been utilizing inspection programs for
managing FOG for years. Communities with local wastewater treatment have significant
concerns with main-line accumulation and end-point treatment. Locally, Golden Valley has
begun a FOG management program that includes excellent educational materials.
Water backflow protection valves
Minnesota state statutes place responsibility for compliance with the Safe Drinking Water Act
on the water purveyor through the Department of Health and the Department of Labor and
Industry. The Safe Drinking Water Act and its regulations cover all potable water systems and
states that “minimum" protection should include programs that result in the prevention of
health hazards, such as cross connections.”
Protection of potable water from contaminates originating within all buildings is regulated by
the MN state plumbing code. A requirement present in the code for many years has been that
backflow valves must be installed when any equipment or connection could allow transfer of
chemicals into the water supply. A water main break, for example, can temporarily cause a
negative pressure suction, drawing contaminates into water pipes.
Most of the estimated 1,500 backflow devices currently in service are located in commercial
buildings, protecting the city water supply from soaps, fertilizers, chemicals, and acids. Some
residential buildings utilize these devices when potable water is connected directly to boilers or
irrigation systems. The degree of hazards determines the type of backflow device required to
protect the water supply. Although there are several types, the current State plumbing code
requires only following specific types of backflow valves be tested due to their complexity and
lack of signal if they fail:
• Double check valve backflow prevention assembly (DC)
• Pressure vacuum breaker backflow prevention assembly (PVB)
• Spill resistant pressure vacuum breaker (SVB),
Study session meeting of April 10, 2023 (Item No. 2) Page 4
Title: Public sewer and water utilities protection program
• Reduced pressure principle backflow prevention assembly (RP),
• Double check detector fire protection backflow prevention assembly,
• Reduced pressure detector fire protection backflow prevention assembly
State code previously required only RP type valves to be tested. The city has maintained an
inventory of these and mails annual courtesy reminder letters to property owners. Without
an ordinance specifying requirements or consequences, there is no verification and many
valves go untested.
The latest MN plumbing code adoption during 2016 created changes in types of backflow
devices and required testing. Many cities have begun evaluation of how to comply and some
have already fully implemented them. Staff has reviewed the Minneapolis, Eagan, Owatonna,
and Rochester programs during the process of developing an effective and efficient proposal.
Proposed programs:
Fog
As it affects operations and the public, utilities and building and energy inspectors have
discussed the severity of this problem in sanitary sewers for several years. Grease collectors
need to be maintained through good disposal practices and regular cleaning. Proper disposal
of collected FOG is also part of ensuring it does not enter the sanitary system.
Amending city code chapter 6 for business licensing provides a sound regulatory frame for
adding a program to help reduce FOG and would utilize the current licensing system. Permit
technicians, inspectors, and administrative staff within building and energy currently
administer the other general business license types. Commercial and industrial businesses
producing FOG with discharge to the sanitary sewer system would be added as a business
license type.
Program steps for a licensed food establishments follow best practices for maintenance of
grease traps and interceptors, are similar to our other business license programs, and would
include:
1. City sends an annual license application to each FOG-generating business during
November after the fee schedule is established.
2. Business owner/manager completes application and submits with license fee by
December 31.
3. City issues annual license with educational material.
4. Staff contact businesses during the year to schedule inspection. Frequency would
depend on size and type of grease interceptor, amount of use, and type of cooking.
5. An inspector verifies compliance or develops a plan for improvement.
Inspection to verify cleaning would occur at least annually and could be quarterly if needed.
The program would also expect businesses to establish a cleaning log with verification. While
some interceptors may require weekly or monthly cleaning, inspection at this frequency is not
needed or possible. About 100 or more of the county licensed food establishments are grease
producing and expected to be city licensed. Probably another 10 establishments under MDA
licensing would also be included. The focus will be on education to encourage
Study session meeting of April 10, 2023 (Item No. 2) Page 5
Title: Public sewer and water utilities protection program
owners/operators to maintain proper grease interceptor operation.
There may be a few businesses, due to age or changed use, which do not have a grease trap or
interceptor installed. In these businesses, the city is unable to require a retrofit installation of
grease collection device if the building remains in compliance with the code at the time of
construction. These establishments may need assistance to install the appropriate device at a
cost of $5,000 - $15,000 depending on size and location. A city loan program or property
assessment program to assist with retrofit installations should be considered. Staff has
inquired with Metropolitan Council Environmental Services about developing a grant program
for installation.
For establishments without grease interception the incidence of FOG accumulation within the
city sewer main is higher. To cover the city cost of performing added preventive sewer main
cleaning at these business locations, an annual city sewer cleaning recovery charge is proposed.
The cost of public works staff cleaning a typical sewer main that has a food establishment
service entering is several hundred dollars. A licensed FOG establishment without a grease trap
or interceptor would have a cleaning fee, potentially around $350, added to their annual
license cost. With financing incentives and facing a higher annual total license cost, the intent is
to encourage grease trap installation and best practices.
Backflow valves
The city is responsible for administering the State plumbing code and keeping the potable water
system safe. One responsibility is to ensure that all testable backflow prevention devices
connected to the water system, on public and private property, are tested yearly by a certified
tester to determine they are functioning properly.
Developing a program to verify testing must account for various considerations. These
include: 1) many irrigation system valves are re-installed each spring; 2) the code requires the
12-month testing interval begin when each valve is installed or replaced; 3) valves are used in
both residential and commercial buildings; 4) some buildings have several valves, some
installed at different times.
The simplest and lowest cost method for meeting the requirements is a registration program for
tracking each of the over 1500 backflow valves. Program steps would include:
1. City sends owner a letter and educational material 60-days before valve test due date as
established by anniversary of installation or last test and test form.
2. Owner contacts a certified tester to complete testing of the valve.
3. Contractor completes testing form and either the contractor or owner mails
form with registration fee to city.
4. If the valve fails, a licensed plumber would obtain a permit from the city and either
repair or install a new valve.
5. City records test data and follows up with owners on valves not being tested within 12-
months.
6. New valves installed during construction projects are added to the inventory with date
of operation. Education materials will be distributed to the owner with certificate of
occupancy.
Study session meeting of April 10, 2023 (Item No. 2) Page 6
Title: Public sewer and water utilities protection program
A testing certification can be obtained by a licensed plumber or other person completing
training and passing an examination. Only a MN licensed plumber is authorized to perform
repairs or replacement of the valves. Property owners would be responsible for hiring a
contractor of choice. The cost will vary and is set by the individual tester. Staff has been told it
may amount to a couple of hundred dollars for a single valve on a site, and less for multiple
valves when done simultaneously.
Financial considerations
The license and registration programs are being proposed as substantially fee-for-service. With
sensitivity toward small businesses still in recovery and homeowners that may have a backflow
prevention device, moderate license and registration fees are proposed that would generate
about 70% - 80 % of the approximately $80,000 - $120,000 in total annual city expenditures to
create and operate the programs. Due to the safety benefits provided to all city infrastructure
users, about thirty percent of the total program cost is proposed to be transferred annually
from the water and sewer funds to provide a neutral outcome on the general fund.
The responsibilities for creating educational materials, mailings, license processing, customer
interaction, inspections, and follow-up would be achieved collectively by primarily building and
energy staff with public works assistance. The combined duties for both programs amount to
adding a full-time office assistant position and utilizing current inspectors to perform the on-
site FOG inspections. Annual staffing, benefit, equipment/software costs are up to $100,000.
Staff’s recommendation for annual license and registration fees will be based on what
percentage of cost recovery is considered reasonable. Initial analysis indicates that an annual
FOG license of $350 and a backflow valve registration fee of $25-$30 each would generate
about $70,000 - $80,000 a year depending on actual number and established fee. The remaining
$20,000 - $30,000 could justifiably be an internal transfer from the water and/or sewer funds.
The staffing costs and fee adjustments will be incorporated into the 2024 budget process if
proceeding with these programs.
Next steps
Unless other direction is provided by council, staff will move forward with the 2019 council
direction to complete an ordinance for establishing these programs and associated fees. The
programs would ideally become effective in January 2024 to coincide with licensing renewals.
Meeting: Study session
Meeting date: April 10, 2023
Discussion item: 3
Executive summary
Title: Bulk material containers in the right of way
Recommended action: The purpose of this report is to provide the council background on this
topic and discuss the potential options to allow bulk material containers in the right of way.
Policy consideration: Does council wish to allow bulk material containers in the right of way?
Summary: Prior to 2001, the public works department issued permits for bulk material
containers. This was done administratively without specific authorization via city ordinance.
During 2001, permitting was codified and the permit issuance/enforcement function was
assumed by the inspections department. Examples of bulk material containers are roll-off
containers, dumpsters, tubs, pods, or soft-sided dumpster bags.
In 2003, staff and council discussed the pros and cons of bulk material permitting as it existed in
the city. Eventually, it was decided to discontinue bulk material permitting and the code was
updated, prohibiting these items in the right of way. Some of the thoughts behind that action
were:
1. Road safety
2. Resident complaints over bulk material containers on streets
3. Damage to streets, sidewalks and alleys
Based on a discussion with the city attorney, there are no provisions in our city ordinance that
would allow this section of the code to be waived. The Zoning Code has provisions to allow for
variances; however, the city ordinance does not.
In the ensuing years, staff has received feedback that this code does not meet community
needs. There are parcels in the city that do not have space to place bulk material containers on
private land. Due to this, staff would like council to reconsider the issue of allowing bulk
material containers to be placed in the right of way.
Financial or budget considerations: If it is determined that bulk material containers should be
allowed in the right of way, a fee for services would be established to recover city costs.
Strategic priority consideration: Not applicable.
Supporting documents: Discussion
Prepared by: Debra Heiser, engineering director
Reviewed by: Phillip Elkin, engineering services manager;
Jay Hall, public works director;
Kala Fisher, public services superintendent/deputy public works director;
Brian Hoffman, building and energy director
Approved by: Kim Keller, city manager
Study session meeting of April 10, 2023 (Item No. 3) Page 2
Title: Bulk material containers in the right of way
Discussion
Background
Prior to 2001, the public works department issued permits for bulk material containers. This
was done administratively without specific authorization via city ordinance. In 2001, permitting
was codified and the permit issuance/ enforcement function was assumed by the inspections
department. Examples of bulk material containers are roll-off containers, dumpsters, tubs,
pods, or soft-sided dumpster bags.
In 2003, staff and council discussed the pros and cons of bulk material permitting as it existed in
the city. Eventually, it was decided to discontinue bulk material permitting and the code was
updated in 2003, prohibiting these items in the right of way. Some of the thoughts behind that
action were:
1. Road safety
2. Resident complaints over bulk material containers on streets
3. Damage to streets, sidewalks and alleys
Based on a discussion with the city attorney, there are no provisions in our city ordinance that
would allow this section of the code to be waived. The Zoning Code has provisions to allow for
variances; however, the city ordinance does not.
Existing city code
The city code that prohibits bulk material containers in the right of way is located in Chapter 22-
Solid Water Management. It reads:
Sec. 22-61. Purpose.
The purpose of this Article is to establish minimum standards for bulk material containers
(e.g. dumpster, tub, pod, or soft-sided dumpster bag), and to prohibit placement of such
containers on city property. (Ord. No. 2529-17, 12-18-17)
Sec. 22-62. Regulations.
1. Container labeling. Bulk material containers shall be clearly labeled with the name
and phone number of the container owner.
2. Container location. Bulk material containers shall not be located on any city property
or right-of-way including streets, alleys, boulevards, or sidewalks. Containers shall be
placed in a location that will ensure the least possible obstruction to pedestrian and
vehicular traffic, as well as provide for the safety of the general public and residents
living in the area.
3. Container specifications.
(1) Bulk material containers shall be watertight.
(2) Bulk material containers that are used to collect solid waste on a permanent
basis, such as those located at multi-family or commercial properties, and are
emptied onsite by a licensed solid waste collector are required to have a lid or
cover that is kept closed when not in use or be stored inside a building or
enclosure with a roof.
4. Materials collected. Materials collected in a bulk material container shall not exceed
three feet in height from the top of the container, and shall not spill out to create a
public nuisance.
5. Duration of time allowed. Bulk material containers that are used:
Study session meeting of April 10, 2023 (Item No. 3) Page 3
Title: Bulk material containers in the right of way
(1) To collect construction demolition debris shall not be located on an individual lot
or parcel for more than six months during any 12-month period when an active
building permit is in place with the city.
(2) To collect solid waste on a temporary basis shall not be located on an individual
lot or parcel for more than 14 days during any 12-month period.
Current considerations
Staff has received feedback that this code does not meet community needs. There are parcels
in the city that do not have adequate space to place bulk material containers on private land.
Due to this, staff are requesting council to reconsider the issue of allowing bulk material
containers to be placed in the right of way. Staff believes that the concerns surrounding the
negative impacts of this can be addressed.
Currently, this ordinance is enforced on a complaint basis, along with education for customers
who proactively call staff.
Other community restrictions
To help inform this conversation, staff reached out to other communities. Many neighboring
cities allow bulk material containers in the right of way. Many of those that do not allow bulk
material containers in the right of way also do not actively enforce the requirement. Here is a
summary:
City Ordinance
Bloomington Allowed if there is not adequate space on private property
Crystal Allowed if there is not adequate space on private property
Edina Not allowed
Golden Valley Allowed
Hopkins Allowed if there is not adequate space on private property
Minneapolis Allowed
Minnetonka Allowed if there is not adequate space on private property
New Hope City code is silent - staff practice is to prohibit
Plymouth Not allowed
St. Paul Allowed
Options for permitting criteria
There are multiple potential ways to permit bulk material containers in the right of way. Staff
have identified the following three critical criteria to consider. These criteria can be mixed and
matched to develop nine potential permitting paths.
1. Parcel’s access/space
concerns
a) Allow regardless of
access/space on private
property
b) Allow only if there is not
adequate access/space on
private property
2. Type of container a) Allow all container types b) Allow only a subset of the
container types
3. Time and seasonality
limitations
a) No limitations in these
areas
b) Limitations established in
these areas
Study session meeting of April 10, 2023 (Item No. 3) Page 4
Title: Bulk material containers in the right of way
Staff recommendation
Staff recommends creation of an ordinance to permit bulk material containers in the public
right away for the following reasons:
• Prohibiting all bulk material containers in the right of way is not practical since we do
not have the resources to enforce this prohibition.
• This updated ordinance would be responsive to our customers’ needs.
• Staff is confident that the concerns raised in 2003 could be addressed through permit
conditions.
Staff further recommends a policy development process to assess the criteria outlined above
and formulate a more specific staff recommendation, including an implementation plan,
permitting schema, and enforcement plan.
Financial considerations
If bulk material containers are allowed in the right of way, a permitting process would be
developed that ensures that city staff costs to monitor the program would be covered by
permit fees.
Next steps
If the council is supportive of changing the city ordinance to allow bulk material containers in
the right of way, the following steps will be completed:
• Staff from engineering, fire, police, public works, and building and energy will begin the
process of analyzing the conditions under which bulk material containers would be
allowed in the right of way.
• A draft policy will be developed, along with costs and implementation.
• The attorney will be consulted to understand the city code changes that would be
needed to implement.
This information can be brought back to council later this year for review and consideration.
Meeting: Study session
Meeting date: April 10, 2023
Written report: 4
Executive summary
Title: Minnehaha Greenway – Cedar Lake regional trail connection
Recommended action: The purpose of this report is to provide the council background on this
trail connection and to inform the council on how staff will move forward with the Minnehaha
Creek Watershed District on this project.
Policy consideration: No policy consideration at this time.
Summary: Minnehaha Creek Watershed District (MCWD) has completed the preliminary design
of a trail that connects Meadowbrook Road to the Cedar Lake Regional Trail. This is a
continuation of the trail and boardwalk system located along the creek east of Meadowbrook
Road.
This trail was first identified during the Metropolitan Council’s preliminary design of Southwest
Light Rail and the station area planning by Hennepin County Community Works over a decade
ago. This trail connection is now feasible due to the recent reconstruction of the freight, light
rail and regional trail bridges that span Minnehaha Creek. The bridges were widened to allow
enough space for a trail to pass under the railroad right of way adjacent to the creek.
MCWD has applied for funding from Hennepin County’s Transit Orientated Development grant
program for this trail connection, a trail connection with the 325 Blake Road Redevelopment in
the city of Hopkins and creek restoration in these areas. These connections from the local
system to the regional trail system will benefit the residents of both communities and increase
access to the regional trail system.
Financial or budget considerations: This trail connection is in the city’s Capital Improvement
Plan (CIP) for construction in 2035. The total cost estimate for the project is $885,000. The costs
are proposed to be shared 50/50. If grant funds are received, these costs will be reduced. If
MCWD is successful at receiving funding from Hennepin County, they have asked that we move
trail construction up in our CIP for construction in 2025.
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
Location map
Prepared by: Jack Sullivan, engineering project manager
Reviewed by: Debra Heiser, engineering director
Approved by: Kim Keller, city manager
Study session meeting of April 10, 2023 (Item No. 4) Page 2
Title: Minnehaha Greenway – Cedar Lake regional trail connection
Discussion
Background
The Minnehaha Greenway Cedar Lake Regional trail connection was first identified as part of
the SWLRT Community Works station area planning that began in 2009. The idea was advanced
during the preliminary design of the SWLRT. At that time, the city and watershed advocated for
widening the abutments for the bridges that span Minnehaha Creek at this location to provide
enough space for a trail adjacent to the creek. There were efforts to include this as a locally
requested capital improvement as part of the final design of the SWLRT. However, no action
was taken by the watershed or the city to include it in the final project. The city did add this trail
segment to the Connect the Park implementation plan.
All three bridges (freight rail, light rail and regional trail) have been reconstructed with
additional width for the trail and the majority of work at this location is now complete. MCWD
is moving forward with preliminary design work for creek restoration, a trail connection in
Hopkins and this trail connection.
The Minnehaha Creek Watershed District and the City of St. Louis Park have collaborated on
trail projects adjacent to Minnehaha Creek in the past. The system of asphalt and boardwalk
trails that follow the creek between Louisiana Avenue and Meadowbrook Road near the
Municipal Service Center was built in 2014.
This project would extend that existing trail system and connect to the Cedar Lake Regional
Trail and to the recent trail improvements at Louisiana Avenue near Methodist Hospital.
Financial considerations
The total estimated cost for the project is $885,000. The costs are proposed to be shared 50/50.
If grant funds are received, these costs will be reduced.
Schedule
With the opening of the Green Line Extension being delayed, the uncertainty of opening day
operations and other priorities in the Connect the Park plan, staff moved the anticipated
construction of this trail to 2035. If MCWD is successful with receiving grant funding from
Hennepin County, they have asked us to move the project up in our CIP for construction in
2025.
Next steps
Staff will continue to work with MCWD over the coming months to develop preliminary design
plans for the Minnehaha Greenway tail connection.
Staff will update the council after Hennepin County’s Transit Orientated Development awarded
grants are identified later this summer.
325 Blake Stormwater
& Greenway
325 Blake Rd N
Gateway to Greenway
Trailhead
Minnehaha Creek
Preserve & Boardwalk
Minnehaha Creek
Greenway
Blake Road Station
Proposed Greenway to Cedar
Lake Regional Trail Connection
1
7
612
612
615
615667
49049317
Louisiana Ave Station
Legend
325 Blake Road Stormwater & Greenway
Proposed Greenway to Cedar Lake Regional
Trail Connection
Transit Route
Transit Stop
Southwest LRT
Southwest LRT Station
Regional Trail
Trail / Bikeway
¯
0 500 1,000250
Feet
325 Blake Road / Greenway to Cedar Trail TOD Grant Application Attachment 1: Transit Map
Study session meeting of April 10, 2023 (Item No. 4)
Title: Minnehaha Greenway – Cedar Lake regional trail connection Page 3
4
Figure 1: Existing conditions of the assessed reach.
Study session meeting of April 10, 2023 (Item No. 4)
Title: Minnehaha Greenway – Cedar Lake regional trail connection Page 4
Meeting: Study session
Meeting date: April 10, 2023
Written report: 5
Executive summary
Title: 2022 housing activity report
Recommended action: The purpose of this report is to update council on city housing programs
and activity. This report is informational only. No action is required.
Policy consideration: None at this time
Summary: The housing activity report is prepared by staff annually and has been presented to
council each year since 2005. The first two pages provide a brief overview of the detailed
report. The report provides information on housing policies and initiatives, historical trends,
affordable housing data and information on housing programs in St. Louis Park.
Approximately every five years, the housing authority contracts to have a comprehensive
housing study conducted by an independent consultant. The last housing study was completed
in 2017 and is currently being updated. The housing study is expected to be completed later
this summer and will be shared with council at that time.
The policies and programs in the housing activity report can be found on the St. Louis Park city
website.
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: 2022 housing activity report
Prepared by: Marney Olson, housing supervisor
Reviewed by: Karen Barton, community development director
Approved by: Kim Keller, city manager
Page 1
2022 Housing Activity Report
2022 Housing Activity Report
The purpose of this report is to provide city policy makers with an overview of housing program activity during
2022. The report provides information on new initiatives and updates as well as historical trends, program
descriptions, and data on city and federally funded housing programs and activity that are in-line with the city’s
housing goals.
Report Overview
1.City housing policies, pg. 3
a.Inclusionary Housing (30%, 50% and 60% AMI)
b.Tenant Protection Ordinance (60% AMI and below)
c.Affordable Housing Trust Fund
d. NOAH preservation strategies:
i.4D tax incentive program (60% AMI and below)
ii.Multifamily rental rehab program (60% AMI and below)
iii.Legacy program (60% AMI and below)
2.Remodeling activity, pg. 8
a.Housing rehab projects (general remodeling) remained steady in 2022. Most projects were financed
without using city loans.
b.The city’s Architect Design Services and Remodeling Advisor Services continued to be great tools for
residents.
c.Major remodeling projects continue to be strong in 2022. There were 62 additions and 107 major
remodels in 2022 with average valuations at $151,000 and $75,500 respectively.
d.The Construction Management Plan (CMP) program has been in place since November 2014. In 2022
there was a decrease in the number of projects requiring a CMP with only 25, down from 43 in 2021.
CMP letters were sent in 2022 for the following projects:
i.19 major additions
ii. five demo/rebuilds, and
iii.one new construction only built for a project on an empty lot.
A map is included in the report showing the location of these projects.
3.Affordable home ownership and Community Development Block Grants, pg. 16
a.The Down Payment Assistance (DPA) program has been utilized at maximum capacity since it replaced
the Live Where You Work program in 2019. The city provided loans to eight first-time homebuyers in
St. Louis Park (120% AMI) in 2019, 10 loans in 2020 and 2021 (100%/115% AMI) and 12 in 2022.
b.The city launched the first-generation homeownership program in late 2021. The first loan closed in
September 2022.
c.West Hennepin Affordable Housing Land Trust added one home in St. Louis Park in 2022 and now has
22 affordable homes in the community.
d.CDBG funds were used to fund the deferred loan program for low-income residents in St. Louis Park
and the West Hennepin Affordable Housing Land Trust (WHAHLT), doing business as Homes Within
Reach (80% AMI).
e.The city provides an emergency repair grant for low-income homeowners in St. Louis Park. There
were five emergency repair grants issued in 2022 (50% AMI).
Study session meeting of April 10, 2023 (Item No. 5)
Title: 2022 housing activity report Page 2
Page 2
2022 Housing Activity Report
4. Housing Matrix, pg. 19
a. Owner-occupied properties (properties without a rental license) comprise 55% of the housing market,
with rental properties (units with a rental license) at 45%.
b. The single-family home ownership rate remained steady at 93%.
c. There are nearly 1200 units of senior housing in St. Louis Park.
d. Maxfield Research completed their most recent rental study in the end of 2017. Of the 7,000 rental
units surveyed, 49.3% are affordable at 60% AMI or below. Maxfield Research is in the process of
updating the study and the report will be completed and presented in 2023.
e. The 2022 affordable ownership purchase price was $355,600 and 53% of homes in St. Louis Park are
assessed at or below this affordability limit. These homes are comprised of single-family,
condominiums, and townhomes.
5. Foreclosures, pg. 23
a. The foreclosure rate remains extremely low with only seven residential foreclosures in 2022.
6. Federally funded housing programs (30% AMI) and city rental assistance (50%), pg. 24
a. The St. Louis Park Housing Authority affordable rental housing and rental assistance programs served
approximately 500 households with rental assistance in 2022. Income eligibility limits are 50% AMI for
the housing choice voucher (HCV) program and 80% for public housing, although the majority of
households served in public housing and the HCV program are below 30% AMI. 81% of households
served by the HCV and public housing programs (housing authority rental assistance programs) are at
or below 30% AMI and 15% are between 31-50% AMI. All federally funded housing programs are
counted as 30% AMI units because households typically pay 30% of their income towards rent.
b. Family Unification Program and Mainstream Vouchers (50% AMI and below).
c. The St. Louis Park Housing Authority, in partnership with Hennepin County, has continued
administering the Stable HOME rental assistance program which provides housing assistance to
homeless or previously homeless individuals and families in Suburban Hennepin County. 41
households were served in 2022. (50% AMI)
d. Kids in the Park program – increased funding and is currently serving 20 families (50% AMI and
below).
e. Lou Park Apartments – 20 tenants residing at Lou Park with project-based vouchers were transitioned
to tenant-based vouchers administered by the Housing Authority (50% and below AMI).
f. Annually, the city provides funds to STEP for emergency rental assistance. In 2022, STEP received
$65,000 in rental assistance, in addition to administrative and program-specific funding.
Households served by federally funded housing authority rental assistance programs as of 12/31/2022
30% AMI 50% AMI 60% AMI 80% AMI Over 80% AMI
Number of
Households
385 73 7 5 4
Percentage of
Households
81.2% 15.4% 1.5% 1.1% 0.8%
Study session meeting of April 10, 2023 (Item No. 5)
Title: 2022 housing activity report Page 3
Page 3
2022 Housing Activity Report
1. City housing policies
The City of St. Louis Park has undertaken new initiatives and has made updates to current policies to address
affordable housing needs in the community.
Inclusionary housing
In June 2015, the city council adopted an Inclusionary Housing Policy that requires the inclusion of affordable
housing units for lower income households in new market rate multi-unit residential developments receiving
financial assistance from the city. The goal of the Inclusionary Housing Policy is to increase the supply of
affordable housing and promote economic and social integration.
Updates to the inclusionary housing policy since the adoption of the policy include:
• 2017; increased the percentage of required affordable units and added a requirement that developments
covered by the policy must not discriminate against tenants who pay their rent with government provided
Housing Choice Vouchers or other public rent subsidies.
• 2018; increased the percentage of required affordable units at 60% AMI, added a 30% AMI option, and
changed the ownership to require a payment in lieu. Payment in lieu provides the city the opportunity to
create long-term affordable homeownership housing, as opposed to the home only being affordable to
the initial buyer. The income limit eligibility for existing tenants was amended in 2018 to be consistent
with the tax credit income limits.
• 2019; in an effort to expand the eligibility of developments obligated to comply with the policy
requirements and ensure that any NOAH units lost due to multi-family residential development are
replaced, the policy was again updated to apply to market rate multi-unit residential developments that
receive financial assistance from the city, seek PUD land use approvals or request a comprehensive plan
amendment and added a one for one replacement of NOAH units being demolished or converted to a use
other than lower-income dwelling units. Properties required to comply with the inclusionary housing
policy include:
a) new developments that create at least 10 multi-family dwelling units; or
b) any mixed-use building that creates at least 10 multi-family dwelling units; or
c) renovation or reconstruction of an existing building that contains multi-family dwelling
units that includes at least 10 dwelling units; or
d) any change in use of all or part of an existing building from a non-residential use to a
residential use that includes at least 10 dwelling units.
• 2021; based on the council’s interest in creating rental opportunities for larger size families and the need
to clarify language related to parking requirements, the policy was updated to require developments with
50 or more units to include a minimum number of family size units (three bedroom or larger) in the
development. Parking requirements were also updated in situations where underground or enclosed
parking is the only on-site parking option available for residents and requires a discount from the market
rate fee.
Table 1: Inclusionary housing policy requirements
Initial Policy Current Policy
Rental Projects
• 10 % of units at 60% AMI
• 8% of units at 50% AMI
• 20% of units at 60% AMI
• 10% of units at 50% AMI
• 5% of units at 30% AMI
Ownership Projects 10% of units at 80% AMI Payment in lieu
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Table 2: Affordable units created and approved
Development Total
Number
of Units
Total Number
of Affordable
Units
Affordability
Level
O-bedroom
Affordable
Units
1-bedroom
Affordable
Units
2-bedroom
Affordable
Units
3-bedroom
Affordable
Units
Completed projects
Shoreham 148 30** 50% 4 13 13
4800 Excelsior 164 18 60% 1 10 7
Central Park
West Phase 1
119 in
SLP
(199
total)
6* 60% 1 2 2 1
Elan West End 164 5* 50% 1 1 2 1
The Quentin 79 8 50% 3 4 1 0
Elmwood
70 17 60% 5 12
Urban Park
Apartments
61 0
Parkway 25 112
Via Sol (PLACE) 217 22
130
50%
80%
66 53 17 16
Parkway
Residences –
rehab
24 24 50% 1 15 8
Parkway Place 94 0
Parkway Flats 6 6 60% 6
Totals 1,258 266 N/A 77 103 68 18
Under construction
Parkway
Commons
37 0
Caraway 207 8* 60% 2 3 2 1
Volo at Texa
Tonka
112 23 50% 7 12 4 0
Rise on 7
(approved
2021)
120 19
82
19
30%
60%
80%
57 39 24
Arbor House 114 5
5
104
30%
50%
60%
27 50 37
Risor - 3510
Beltline (2021)
170 18 50% 1 11 5 1
Corsa (formerly
Beltline
Residences)
250 25 50% 5 15 3 2
Mera (formerly
9920 Wayzata)
233 47 50% 10 19 16 2
Totals 1189 355 N/A 25 103 68 18
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Approved
OlyHi 315 32
31
50%
60%
18 23 18 4
Union Park
Flats
60 16
27
17
30%
50%
60%
10 5 30 10 - 3 BR
5 - 4 BR
Parkway Plaza 73 0
Beltline Station
Dev. Bldg 1
152 0
Beltline Station
Dev. Bldg 2
82 5
77
30%
60%
15 45 22
Beltline Station
Dev. Bldg 3
146 0
Totals 828 205 N/A 28 43 93 41
*Central Park West Phase 1 and Phase 2 and Luxe were not subject to the Inclusionary Housing Policy but
voluntarily included affordable units
**Shoreham is a tax credit property resulting in 20% of units affordable at 50% AMI
***Parkway Residences, Parkway Place, Parkway Flats, Parkway Commons and Parkway Plaza were all approved
under Parkway Residences and all of the affordable units are in Parkway Residences and Parkway Flats
Housing Dashboard
The City of St. Louis Park is committed to promoting quality multifamily development and affordable housing
options for low- and moderate-income households. The multifamily housing dashboard shows the total number of
rental units and the number of affordable units created since the inclusionary housing policy was adopted. The
dashboard does not reflect the total number of rentals and affordable rental units in the city. The dashboard also
includes a second tab, affordable housing goals, that shows the progress the city is making towards the affordable
housing goals set by the Metropolitan Council.
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Tenant Protection Ordinance
The city council adopted a tenant protection ordinance in 2018. The tenant protection ordinance requires a three-
month period following the ownership transfer of a NOAH multifamily residential property during which the new
owner would be required to pay relocation benefits to tenants if the rent is increased, existing residents are
rescreened, or non-renewals are implemented without cause. NOAH properties are defined as buildings where at
least 18% of the units have rents affordable to households with incomes at or below 60% Area Medium Income
(AMI) to match the inclusionary housing policy affordability requirements at the time the policy was adopted.
The ordinance does not prohibit a new owner from taking the management actions listed above; however, the
owner would be required to provide resident relocation benefits if they do take any of those actions during the
tenant protection period and a tenant decides to move as a result. The three-month protection period provides a
period for residents to work with housing support resources and seek alternative housing if they are facing
unaffordable rent increases, new screening criteria requirements that would be problematic for them, or a thirty-
day non-renewal without cause notice to vacate. The ordinance requires the new owner of a NOAH building to
provide notice of the ordinance protections to tenants of affordable housing units within 30 days of the sale of
the building. The three-month tenant protection period begins once the notice has been given to the tenants.
NOAH properties required to comply with the tenant protection ordinance:
• 8 in 2018
• 3 in 2019
• 2 in 2020
• 2 in 2021
• 2 in 2022
Affordable housing trust fund
The city council approved establishing a local affordable housing trust fund in 2018. Housing trust funds are
distinct funds established by city, county or state governments that receive ongoing dedicated sources of public
funding to support the preservation and production of affordable housing. Housing trust funds can also be a
repository for private donations.
The Minnesota Legislature passed a bill in 2017 that allows local communities to establish housing trust funds.
The housing trust fund may be established by ordinance and administered by the city. Money in a housing trust
fund may only be used to:
• pay for administrative expenses not to exceed 10% of the balance of the fund;
• make grants, loans, and loan guarantees for the development, rehabilitation, or financing of housing;
• match other funds from federal, state, or private resources for housing projects; or
• provide down-payment assistance, rental assistance, and homebuyer counseling services.
The city may finance the fund with any money available to a local government, unless expressly prohibited by
state law. The primary sources of funding for the city’s trust fund is an annual budgeted allocation of HRA Levy
funds and pooled tax increment financing.
Land banking
Land banking is the practice of aggregating parcels of land for future sale or development. The Economic
Development Authority (EDA) has purchased parcels near the Beltline and Wooddale stations to facilitate future
redevelopment which will include housing. The EDA also purchased one single-family home on Minnetonka Blvd in
2018, one in 2019 and two additional homes in 2020 for future redevelopment to provide affordable
homeownership opportunities to low-income households.
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NOAH Preservation (Naturally Occurring Affordable Housing)
Housing staff continue to participate in a Regional Housing Workgroup to review and discuss strategies for
preservation of NOAH. Preservation strategies including the multifamily rental rehab program, Legacy program and
4d were approved in 2018 and implemented in 2019 to preserve NOAH properties. In addition to the preservation
programs listed below, the city added a one-for-one replacement requirement for NOAH properties that are
required to comply with the inclusionary housing policy.
Legacy program – 60% AMI and below
Investors are buying NOAH apartment properties across the Twin Cities, often renovating the properties, and then
increasing the rents. The City of St. Louis Park created the legacy program to encourage multifamily NOAH property
owners in our community who are thinking about selling their property to consider connecting with a socially driven
investor who will preserve the affordability of their development.
The city created a legacy program brochure outlining how an owner can make a difference by providing a legacy of
affordable housing in St. Louis Park. The brochure was mailed to all class B and C multifamily rental properties and
share the program through the St. Louis Park Area Rental Coalition (SPARC) e-newsletter.
In 2021, the city expanded the Legacy program to include single family homes to connect potential sellers with
Homes Within Reach to expand the land trust program in St. Louis Park and preserve affordable homeownership in
the community. Homes Within Reach has communicated with homeowners about the program and one home was
sold directly to Homes Within Reach in 2022 through the legacy program and will remain an affordable
homeownership opportunity in perpetuity.
4d - 60% AMI and below
St. Louis Park’s 4d affordable housing incentive program helps preserve affordable homes in the city by providing
financial incentive to qualified apartment owners for state property tax reductions if they agree to keep 20 percent
or more of their rental units affordable and limit rent increases to a maximum of 5%. The program also offers grants
to help owners make energy efficiency and safety improvements to their properties.
This program was developed, approved, and marketed in 2018 to preserve affordable housing in St. Louis Park. One
apartment building applied for 4d in 2019. No additional properties applied as of Dec. 31, 2022; however, staff were
working with multiple properties in 2022 for application in 2023.
Multifamily rental rehab program - 60% AMI and below
The multifamily rental rehab program provides moderate rehabilitation assistance to eligible owners of St. Louis
Park multifamily residential rental properties with three or more units. The targeted properties are NOAH
properties that have been maintained, are in good standing, and wish to make improvements to their properties.
Buildings must be at least 30 years old and meet the St. Louis Park definition of a NOAH property. The maximum
loan amount per qualified rent restricted unit is $5,000 with a maximum loan per building/development of $50,000.
Loans have 0% interest and are due upon the sale of the property. Owners must restrict the rents for a 10-year term
or until the sale or transfer of the ownership of the property.
The goal of this program is to provide a rehab incentive for NOAH properties to improve their property without
raising rents above the 60% AMI rent level. No properties participated in this program in 2019. Staff began
evaluating the program in 2020 and modifying the program in 2021. In 2022, housing staff worked with the city’s
environment and sustainability staff on a grant to evaluate housing and energy efficiency programs for multifamily
properties to identify barriers to the use of the current programs and identify what changes would make the
programs more beneficial to both property owners and tenants. One multifamily rental rehab loan closed in 2022
and additional properties have expressed interest in the loan in 2023.
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2. REMODELING ACTIVITY
Residential permitted activity measures remodeling and maintenance activity. This section shows historical trends
of remodeling activity.
Permit Trends
“Alteration Residential” or General Remodeling
General remodeling work includes residential projects with permit valuations less than $37,500. The average
value per job in 2022 is just under $10,000, a slight decrease compared to 2021. The number of permits has
remained relatively constant over the last several years. Permits include a wide range of projects including
remodeling of existing spaces, window and door replacement, drain tile, insulation, foundation work, etc.
Chart 1: Trend of General Remodeling Permits valued under $37,500
Roofing and Siding Activity
Reroofing and residing permits are tracked separately. In 2020 the number of permits started to increase with a
larger jump in 2021. 2022 was nearly identical to 2021 in number of permits for both reroofing and residing.
Chart 2: Reroofing and Residing Permits
1011 1091 1084 1074 1203 1170
983 996 1044 1001 1018
0
500
1000
1500
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022Number of Permits IssuedYear
Maintenance & Minor Remodeling Permits
Alteration Residential (Minor)
140 161 131
104 80 107 163 162 296
591 590
73 83 70 47 86 62 85 63 122 205 205
0
500
1000
1500
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022Number of Permits IssuedYear
Reroofing and Residing Permits
Reroof Reside
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Additions and Major Remodeling
The number of major remodeling permits (valued at more than $37,500) and additions were consistent with last
year. The average permit valuation for additions during 2022 was $151,000, which is approximately $12,000 less
than the average permit valuation in 2021. The 2022 average valuation for major remodels was $75,500 which is
an increase in the average value of $12,000 compared to 2021.
Chart 3: Number of Addition and Major Remodeling Permits
Permit Valuation
The following chart shows historical remodeling permit valuation for additions, major remodels, remodeling and
maintenance, garages/decks, reroofs, and siding. Permits with additional valuations were issued for plumbing,
heating, and electrical work (not shown here). 2021 had an exceptionally high permit valuation of $40.3 million.
There was a decrease in 2022 down to $33 million; however, that is more consistent with previous years.
Chart 4: Permitted Residential Remodeling
71
67 73 70 59 62
67 49 49 63
6244
53
69 70 65 77
69 82 85
104 107
0
40
80
120
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022Number of Permits IssuedYear
Addition and Major Remodel Permit Activity
Addition Residential Major Remodels
$25
$16.8
$21 $23 $25.2 $26 $28 $24.6
$33$31.4
$40.3
0
20
40
60
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022Permit Valuation -Million $Year
Residential Remodeling Permit Valuation
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City Housing Improvement Services, Loans Trends and Program Descriptions
Home Improvement Services.
The city’s architectural design service, remodeling advisor and Home Energy Squad Visits are great programs for
residents who are considering a remodel or energy improvements to take advantage of. Despite COVID-19, there
was an increase in Home Energy Squad visits in 2020, in part due to promotion by the Environment and
Sustainability division and the CEE Home Energy Squad intercity challenge that St. Louis Park won in 2020 and
were second in 2021 on a per capita basis.
Architectural Design Service – no income restrictions
This service provides an architectural consultation for residents to assist with brainstorming remodeling
possibilities and to raise the awareness of design possibilities for expansions. Residents select an approved
architect from a pool developed in conjunction with the MN Chapter of the American Institute of Architects. All
homeowners considering renovations are eligible for this service; however, to ensure committed participants,
residents make a $25 co-pay.
Remodeling/Rehab Advisor – no income restrictions
This service helps residents improve their homes (either maintenance or value-added improvements) by providing
technical help before and during the construction process and tips on hiring contractors. All homeowners are
eligible for this service regardless of income. Resident surveys indicate that homeowners value the service and
would recommend it to others. The city contracts with the Center for Energy and Environment (CEE) for this free
service to homeowners.
Home Energy Squad visit – no income restrictions
The Home Energy Squad program is a comprehensive residential energy program designed to help residents save
money and energy and stay comfortable in their homes. The program, which began in March 2012, is
administered by the Center for Energy and Environment (CEE). Depending on whether the resident chooses a
“Saver”-level visit or a “Planner”-level visit, the city pays 50 percent of the $70 or $100 visit and the resident pays
the other 50 percent. The program leverages funds from Xcel Energy, Center Point Energy, and CEE. Free home
energy visits are available to low-income households (which was updated in 2021 from 60% AMI to 80%). The
city’s portion of the visit costs are funded using the Climate Investment Fund.
The Home Energy Squad expert evaluates energy saving opportunities and installs the energy-efficiency materials
the homeowner choses including door weather stripping, water heater blanket, programmable thermostat, LED
light bulbs, high efficiency shower heads, and faucet aerators. They will also perform diagnostic tests including a
blower door test to measure the home for air leaks, complete an insulation inspection, safety check the home’s
heating system and water heater and help with next steps such as finding insulation contractors. All single family,
duplex, triplex and quadplex homeowners are eligible. The Home Energy Squad visits qualify residents for CEE’s
low interest financing and utility rebates, and they also notify residents of city loan and cost share opportunities.
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Chart 5: Technical, Design and Home Energy Visits
Construction Management Plan
The city recognizes that many households are looking for larger homes and supports keeping families in the city.
As a result, the city has seen significant additions and/or tearing down of existing homes and rebuilding larger
homes. St. Louis Park is a fully built community, so these major additions and construction of new homes can
impact the surrounding neighbors.
Effective November 15, 2004, major additions (second story additions or additions of 500 square feet or more),
demolitions and new construction projects need to comply with the Construction Management Plan (CMP) per
City Code 6-71. Major additions, tear downs and new construction are required to send a written neighborhood
notification to neighbors within 200 feet of the property. Demolitions and/or new construction also require a
neighborhood meeting and site signage.
In 2022, the following neighborhood notifications were sent: 19 major additions, five demo/rebuilds, and one new
build on vacant land. This is the lowest number of CMP projects since the CMP program was initiated. The total
permit valuation for CMP projects in 2022 was $7,775,842.
Chart 6: CMP Activity
29 37 41 22 31 33 39
52
47 36 18
69 69 95
69 76 76 83
51 45 30 37
122
153
173
125
170
109 85 130 166
128 112
0
50
100
150
200
250
300
350
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022Number of VisitsYear
Technical Home Improvement Services
Architect Services Remodeling Advisor Home Energy Visits
32
37
33 33
17 19
38
1918
10 9 7 8 11
4 53
6 3 2
0
2 2 13101
2 1 0 00
5
10
15
20
25
30
35
40
2015 2016 2017 2018 2019 2020 2021 2022
Number of CMP ProjectsYear
Construction Management Plan Activity
Additions Demo/New Build New Build Demo only
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2022 Housing Activity Report
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Home Remodeling Fair and Tour
Both the Home Remodeling Fair and Tour were cancelled in 2020 and 2021 due to the pandemic. In 2021, the
West Metro Home Remodeling Fair formalized the partnerships between the cities of Golden Valley, Minnetonka,
and St. Louis Park and the St. Louis Park school districts through a Joint Powers Agreement in preparation for the
2022 and future fairs. After the two-year hiatus, the home remodeling fair returned in February 2022. The fair was
sold out to exhibitors and also included seminars, an “idea center” with city and other public information booths,
and an “ask the pro” area for meeting with architects, designers and landscape architects.
The Minneapolis St. Paul Home Remodeling Tour expanded its geographic area to include first ring suburbs in
2022. With the expansion of what is now known as the MSP home tour and the decrease in applications for the St.
Louis Park tour, as well as continued uncertainties around the pandemic, the city did not resume the home
remodeling tour in 2022 and will instead focus on partnering with the MSP tour in future years.
City Loans and Rebates
The following chart shows the number of Move Up Loans, Discount Loans, and Energy Rebates issued in recent
years.
Discount Loan Program – serves households with incomes at or below $156,000
The city buys down the interest rate on the Minnesota Housing Finance Agency’s community fix up loan for the
city’s discount loan program. The discount loan program has a maximum loan amount of $35,000. In 2020,
interest rates dropped below the rate of the city’s subsidized rate, resulting in no loan applications for this
program in 2020. This continued in 2021, so there were no discount loans in 2021 or 2022. The city will resume
the buy down program in 2023.
Move-up Transformation Loan – 100/115% AMI
The purpose of the move-up loan is to encourage residents to move-up (expand their home) instead of moving
out (to another community). The program provides deferred loans for 25% of the applicant’s home expansion
project cost with a maximum loan of $25,000. The loan has a 0% interest rate and is deferred until the property is
sold. If the homeowner remains in the home for 30 years, the loan is forgiven.
The move-up loan has been underutilized the last several years with only two loans closed in 2022. Changes were
made to income limits and maximum loan amount for 2023. Staff will monitor whether these changes to the
program increase utilization.
Energy Efficient Rebates – no income restrictions
Xcel Energy and CenterPoint Energy offer a variety of rebate options for homeowners, including for heating,
cooling and energy efficient appliances. The city matches those utility rebates for energy efficient furnaces, water
heaters and air conditioners, as well as air sealing and insulation projects. Households with incomes at or below
$134,900 are eligible for a 50 percent match; households above that household income are eligible for a 25
percent match. In 2023, the program will be replaced with the Climate Champions for Homes program, which
pairs a Home Energy Squad visit with higher matching rebates for energy efficiency measures. Rebates are funded
using the city’s Climate Investment Fund.
Due to a change in funding sources for 2021, the 50% energy efficient rebate match added an income limit of
115% AMI ($120,650) which reduced the number of rebates in 2021. In 2022, funding for this program shifted to
the climate investment fund which again allowed all income levels to be eligible for the rebate.
Study session meeting of April 10, 2023 (Item No. 5)
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Chart 7: Use of City Financial Incentives
Move-Up in the Park loans are deferred until the sale of the home or forgiven after thirty years.
Table 3: Move-Up Transformation Loans Paid off in the last five years
Year Number of Loans Paid Off Amount of Loans
2018 3 $66,432
2019 1 $16,250
2020 5 $114,327
2021 4 $77,876
2022 0 $0
Total paid off $274,885
6 6 6 7 10 6 3 6
1 2 226221713116565
0 0
73
113
166
143
108
101
125
94
112
63
95
0
25
50
75
100
125
150
175
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022Number Loans -RebatesYear
Loans and Rebates
Move up loans Discount loans Energy Rebates
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Table 4: Housing programs participation and costs
YEAR
Move-Up
Loans
Discount
Loans
Architectural
Design
Services
Remodeling
Advisor
Services
Energy
Efficient
Rebates
Home Energy
Squad
Down Payment
Assistance Loan Total City Cost
2006 27 $591,264 88 $186,205 102 $22,950 157 $20,410 $820,829
2007 27 $620,000 50 $74,000 62 $12,400 179 $23,270 $729,670
2008 18 $330,937 55 $114,129 49 $11,025 130 $16,900 $472,991
2009 17 $329,650 52 $106,000 12 $7,200 126 $16,380 22 $4,095 $463,322
2010 9 $209,769 64 $86,263 30 $6,750 89 $11,510 42 $7,820 $322,112
2011 10 $226,877 22 $29,213 29 $6,525 82 $10,250 83 $15,465 $288,330
2012* 6 $106,232 26 $31,276 29 $6,525 69 $8,970 73 $13,748 112 $7,320 $174,071
2013 6 $145,071 22 $33,063 37 $8,325 69 $8,970 113 $26,000 153 $10,650 $232,079
2014 6 $138,740 17 $26,079 41 $9,225 95 $12,350 166 $37,575 173 $11,390 $234,223
2015 7 $173,000 13 $17,577 22 $4,950 69 $15,525 143 $37,610 125 $6,250 $254,912
2016 10 $231,057 11 $27,001 31 $6,975 76 $17,100 108 $29,304 170 $8,510 $319,947
2017 6 $137,950 6 $5,907 33 $7,425 76 $17,100 101 $22,951 109 $5,450 $266,173
2018 3 $75,000 5 $12,904 39 $8,775 83 $18,865 125 $30,112 85 $4,250 $149,906
2019 6 $142,350 6 $16,577 52 $11,700 51 $11,475 94 $25,631 130 $6,500 8 $87,621 $301,584
2020 1 $25,000 5 $7,506 47 $10.575 45 $10,125 112 $27,491 166 $8,300 10 $135,428 $224,425
2021 2 $50,000 0 0 36 $8,125 30 $7,500 63 $16,662 128 $6,370 10 $127,900 $216,557
2022 2 $39,210 0 0 18 $4,050 37 $9,250 92 $19,922 112 $5910 12 $177,590 $255,932
Detailed descriptions of each of the programs are listed at the end of the report.
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3. AFFORDABLE HOME OWNERSHIP, COMMUNITY DEVELOPMENT BLOCK
GRANTS AND EMERGENCY RENTAL ASSISTANCE
Home ownership - down payment assistance program – 100%/115% AMI and below
The down payment assistance program (DPA) provides down payment/closing cost assistance for
purchasing a home in St. Louis Park to first-time homebuyers, or those that have not owned a home in
the last three years. The loan is a zero percent, interest deferred loan up to $15,000, not to exceed five
percent of the purchase price. An additional $5,000 is available for employees of St. Louis Park
businesses and St. Louis Park renters. Income restrictions apply. 10 DPA loans were administered in
2020 and 2021 and 12 DPA loans in 2022.
First generation program
It’s recognized that historical and institutional racism has disproportionately created housing challenges
and disparities for Black communities, as well as members of communities who do not identify as white,
and other underserved low-income communities. Additionally, the income and education gap between
households of color and white households has resulted in difficulty for Black and African American
people and households of color to obtain mortgages, leading to ongoing wealth accumulation equity
issues.
The first-generation homeownership program is designed to address these historic injustices and
inequities and to support inclusive and equitable communities by facilitating affordable homeownership
and providing a means for wealth-building. The goal is to address housing disparities and build power in
communities most impacted by housing challenges and disparities through an innovative program to
address housing challenges for Black communities as well as members of communities who don’t
identify as white, and other underserved low-income communities.
To be considered for the program, a buyer must be a first-generation homeowner meaning they have
never owned a home and parents must have never owned a home. The program is available to
homebuyers with a maximum household income at or below 80% of area median income. The loan
amount is based on the household’s income and the purchase price of the home, with a maximum loan
amount of $75,000. The loan is zero-interest and is forgiven at 5% per year over a 20-year owner
occupancy period. Housing staff have partnered with several non-profits on the development of the
program as well as outreach to first generation homeowners. These non-profits work with first time
home buyers and are also dedicated to advancing homeownership equity in Minnesota and serve a high
population of prospective home buyers who are black, indigenous, and people of color.
The program was launched in November 2021 and the first loan was closed in September 2022.
Housing Improvement Area (HIA)
The HIA is a finance tool to assist with the preservation of the city’s existing townhome and
condominium housing stock. An HIA is a defined area within a city where housing improvements are
made, and the cost of the improvements are paid in whole or in part from fees imposed on the
properties within the area. The Association borrows low interest money from the city, improvements
are completed, and unit owners repay the loan through fees imposed on their properties and collected
with property tax payments. To date, nine HIA’s have been established and nearly fourteen million
dollars of improvements have been made to 1,310 units.
Bridgewalk Condominium Homeowners’ Association submitted an application in 2021 and was approved
by the city council in February 2022. Work began in late summer 2022 on nearly $6 million in needed
improvements to the property.
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Emergency Repair Grant (50% AMI)
The city offers emergency repair grants for households below 50% AMI to make immediate emergency
repairs such as furnace replacement, roof repair, plumbing or electrical emergencies, etc. Five
emergency grants were issued in 2022. The maximum grant amount is $4,000. Sustainable Resources
Center administers this program for the city and works with low-income homeowners who have emergency
needs that impact the health, safety and livability of their home.
Community Development Block Grant (CDBG) (80% AMI)
The CDBG calendar year runs from July 1 – June 30th. FY2022 CDBG allocations included:
• $137,562 for the Low-Income Deferred Loan Program administered by Hennepin County
• $30,000 for West Hennepin Affordable Housing Land Trust
Low-income deferred loan program
Hennepin County administers the low-income deferred loan program for St. Louis Park and other
suburban cities in Hennepin County. This program is a 15-year deferred loan for low-income
homeowners that is forgiven after 15 years if the homeowner remains in the home. The waiting list
continues to grow for this program so additional city funding was budgeted for 2023.
West Hennepin Affordable Housing Land Trust, dba Homes Within Reach (HWR (80% AMI)
Homes Within Reach is a program of West Hennepin Affordable Housing Land Trust that purchases
properties, rehabilitates, and then sells the home to qualified low to moderate income
households. Buyers pay for the cost of the home only and lease the land for 99 years. City funds are
leveraged with CDBG, Hennepin County Affordable Housing Incentive Fund (AHIF), HOME Partnership,
Metropolitan Council, Minnesota Housing, and other funds.
Homes Within Reach uses the community land trust model to create and preserve affordable
homeownership for families in suburban Hennepin County. To date, Homes Within Reach has purchased
22 homes in St. Louis Park, including one in 2022.
Twin Cities Habitat for Humanity (80% AMI)
The city has partnered with Habitat for Humanity over the years to acquire nine blighted properties for
rehab or tear-down for new construction. The city last assisted Habitat with the purchase of a property
in 2011. The Twin Cities Habitat for Humanity is expanding their services to include financing which may
serve more St. Louis Park residents than their traditional program.
Study session meeting of April 10, 2023 (Item No. 5)
Title: 2022 housing activity report Page 18
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2022 Housing Activity Report
4. HOUSING MATRIX AND DEVELOPMENT
The housing matrix shows the numbers and percentages of housing types, tenure (owner or rental),
affordable units, senior-designated units, and large single-family homes. The matrix is a guide to
evaluate future housing development proposals.
• 11,715 units (45% of all housing units) in St. Louis Park have a rental license.
• The chart shows percentages of rental vs. owner-occupied units over time. Prior to 2017, the chart
reflects homestead vs. non-homesteaded properties. Starting in 2017, the chart uses rental licenses
to count the number of rental properties in St. Louis Park since not all non-homesteaded properties
are rental.
• 93% of single-family detached homes were owner-occupied (did not have a rental license), and 84%
of condos/townhomes were owner-occupied (no rental license)
• The city hired Maxfield Research to update the city’s comprehensive housing analysis. The report
was completed and presented to council in 2018. The city entered into an agreement with Maxfield
to update the study in 2022.
Single-family owner-occupied houses
As a fully built city, the number of single-family homes remains relatively constant from year to year. The
percentage of owner-occupied units has been tracked over the years for both single-family homes as well
as condos and duplexes.
Chart 8: Percentage of Owner-Occupied Units
*Rental license data used beginning in 2017
Investor-owned single-family homes
In addition to interest in the percentage of single-family homes that are rented, the number of investor-
owned properties has become a new focus as the number of investor-owned single-family houses has
increased across the metro area. At the November 28, 2022 city council study session, the council
discussed the impact of a single-family rental density cap in St. Louis Park. Council directed staff to monitor
91 89 89 90 89 93 94 94 93 93 93
70 67 66 67 67
78 79 81 83 80 84
0
50
100
2012 2013 2014 2015 2016 2017*2018*2019 2020 2021 2022Percentage
YEAR
% Owner Occupied Units
Single Family Detached Homes Condos & Townhomes
Study session meeting of April 10, 2023 (Item No. 5)
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2022 Housing Activity Report
the number of single-family rental licenses and investor-owned properties in St. Louis Park to determine
if future action is needed.
The Minneapolis Federal Reserve has created a tool to track investor-owned properties. The percentage
of investor-owned properties in St. Louis Park is below the percentage for Hennepin County; however,
city staff will monitor both the number of SF rental licenses and investor-owned properties in St. Louis
Park and how it compares to Hennepin County and the metro.
The Federal Reserve tool reports the following investor-owned properties in St. Louis Park in 2022:
• 10+ investor-owned properties: 187 properties (1.6)
• 5+ investor-owned properties: 235 (2%)
• 3+ investor-owned properties: 298 (2.6%)
The heat map below shows the distribution of single-family rentals throughout the community. The
central neighborhoods have more rentals by density.
Single family rentals heat map
Study session meeting of April 10, 2023 (Item No. 5)
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2022 Housing Activity Report
Family-size single-family homes
One of the city’s housing goals is to increase the number of family-size homes available in the city.
“Family-size single-family homes” are defined as exceeding 1,500 square feet of living space, having 3 or
more bedrooms, 2 or more baths, and at minimum a 2-car garage. According to the Assessing
Department, 2,472 – or 21% – of SLP single family homes meet this threshold. This is an increase of 31
homes since 2020 and is most likely due to additions, demo/rebuilds, and remodels. Although this size
home is not considered large when compared to newly constructed housing, in St. Louis Park 74% of
single-family homes have a foundation size less than 1,200 square feet and 45.4% of single-family homes
have less than 1,200 square feet above ground.
Senior housing
Table 5: Senior housing table
SENIOR RENTAL
Project name Address No. of
Units
Occp. Date Type of Senior
Hamilton House 2400 Nevada Ave S 108 1976 Public Housing (Senior
Preference)
Menorah West Apts 3600 Phillips Parkway 45 1986 Affordable/Subsidized
Menorah Plaza 4925 Minnetonka
Blvd
151 1981 Affordable/Subsidized,
Assisted Living Offered
Parkshore Place 3663 Park Center Blvd 207 1988 Senior
Knollwood Place 3630 Phillips Parkway 153 1987 Senior
TowerLight 3601 Wooddale Ave 43
29
33
2012 Senior
Assisted Living
Memory Care
Roitenberg Family 3610 Phillips Parkway 52/24 2002 Assisted Living/Memory
Care
Parkwood Shores 3633 Park Center Blvd 68
23
2001 Assisted Living
Memory Care
Comfort Residence
at St. Louis Park
7115 Wayzata Blvd 12
10
2014 Assisted Living
Memory Care
The Elmwood 5605 W 36th St 53
17
2021 Market rate senior
17 affordable senior @
60% AMI
TOTAL SENIOR RENTAL UNITS: 1028 units
SENIOR HOME OWNERSHIP
Project name Address No. of
Units
Occp. Date Type of Senior
Aquila Commons 8200 W 33rd St 106 2012 Coop
Village in the Park 3600 Wooddale 60 2007 Senior Living
TOTAL SENIOR OWNER UNITS 166 units
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2022 Housing Activity Report
Affordable Housing
The Metropolitan Council sets the affordability limits at 80% of the area median income for both rental
and ownership housing. In 2022, the metro area median income (AMI) for a household of four was
$118,200. Under these limits, a family of four can earn up to $89,400 (80% AMI) to qualify for affordable
housing. Below is a chart showing the number of market-rate affordable (naturally occurring affordable
housing) multifamily rental units in St. Louis Park with affordable levels from 30% AMI to 80% AMI based
on the Maxfield Research update from 2017. Maxfield Research is currently working on an update to the
study which will be completed in 2023.
Among the 7,000+ market-rate units in 2017 that were inventoried by Maxfield Research by unit mix
and monthly rents, 7.9% of the units are considered naturally occurring affordable housing to
households at 50% AMI, and an additional 41.4% of the naturally occurring units are affordable at 60%
AMI. These combined represent 49.3% of the market-rate rental housing inventory as naturally
occurring affordable at 50% to 60% AMI.
The St. Louis Park Housing Choice Voucher (HCV) program has 311 vouchers that can be utilized in
market-rate rentals reducing the rents to 30% of a voucher holder’s income; the average HCV client’s
income is below 30% AMI.
Table 6: Multifamily rental units by AMI from 2017 Maxfield Research report
# of bedrooms 30% AMI 50% AMI 60% AMI 80% AMI
Efficiency 0 106 204 123
1 bedroom 20 370 2466 807
2 bedroom 19 198 879 929
3 bedroom 6 20 48
Total 39 680 3559 1906
Source: Maxfield Research & Consulting, LLC (2017)
Affordable housing rental projects
The multifamily housing dashboard shows the total number of rental units and the number of affordable
units created since the inclusionary housing policy was adopted.
Affordable homeownership
• The 2022 affordable ownership purchase price is at or below $355,600, which is the affordable
homeownership purchase price for households at 80% AMI. The matrix also shows the data for
single-family homes, condos, and townhomes valued at $276,100 or less, which is the 60% AMI
affordable ownership purchase price.
• In 2022, 53% (8,079) of the single-family homes, condos, and townhomes in St. Louis Park were
considered affordable at or below 80% AMI based on valuation data from the city’s assessor. The
Metropolitan Council includes the following assumptions in determining the affordable ownership
price:
o Fixed-interest, 30-year home loan
o Interest rate of 3% (this is the interest rate offered in April 2022 by the Minnesota Housing
Finance Agency to first-time home buyers with no origination fee).
o A 28% housing debt-to-household income ratio
o A 3.5% down payment
o A property tax rate of 1.00% of the property sales price
o Mortgage insurance at 0.85% of unpaid principal
o $100/month for hazard insurance
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2022 Housing Activity Report
Table 7: St. Louis Park Housing Matrix
December 31, 2021
Housing Units by Type Large Single Family Homes, Affordable, and Senior Housing
Housing
Type Housing Units
Owner
Occupied (No
Rental
License)
Rental*
(Licensed)
Family sized
single family
homes over
1500 square
feet
2022
Affordable
Market Rate
(NOAH) SF,
Condo and
TH Units**
60% | 80%
2017 Maxfield
Research
Affordable
Market Rate
(NOAH)
Rental Units**
60% | 80%
Rent restricted
units (60% and
below) *Does
not include
tenant based
vouchers***
Senior
Designated
Single
Family
Detached 11,693 45% 10,890 803 2,472 800 5,040
37 public
housing
Duplex 436
2% 155 281
Condos
and
townhomes 3,561 14% 2986 575 2,667 3,039 60
Apartments 10,056 39% 10,056 4278 6184 598 1028
COOPs 114
<1%
114 106
Totals 25,860 14,145 55% 11,715 45% 2,472 21%
3467
23%
8079
53%
4278
46%
6184
67% 635 5% 1194 5%
% of SF
Homes
% of SF,
Condo & TH
% of
Multifamily % of Rental
% of Total
Housing
Units
*The rental unit numbers are sourced directly from rental licenses through the building and energy department..
**Met Council revised the affordable housing income standards and now considers both rental and owner occupied housing units affordable at 80% AMI. This chart
shows all single family homes, condos and townhomes with an assessed value based on 60% and 80% AMI. The chart also shows multifamily rental units affordable at
60% AMI and 80% AMI based on Maxfield Research data. More data is on the previous page related to affordable rents based on the number of bedrooms in a unit.
***Rent restricted units include project based vouchers, public housing, and inclusionary housing units. This does not include the tenant based Housing Choice
Vouchers (Section 8), Kids in the Park, or Stable HOME vouchers which are not tied to a specific unit.
Data source: St. Louis Park Community Development, Building and Energy, and Assessing departments and Maxfield Research & Consulting.
Study session meeting of April 10, 2023 (Item No. 5)
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2022 Housing Activity Report
5. FORECLOSURES
Foreclosures are measured by the number of sheriff sales. The number of residential foreclosures in St.
Louis Park and throughout Hennepin County has been declining since 2010 and remains low with only 7
foreclosures in 2022.
Chart 9: St. Louis Park Residential Foreclosures by Year
The trend chart below shows foreclosure by housing type over time.
Chart 10: Residential Foreclosures by Housing Type
*Townhome & DB = Townhome and Double Bungalow/Duplex
122
59 54 47
31 36
19 15
4 4 7
0
40
80
120
160
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022Number of Sherrif Sales Year
Residential Foreclosures by Year
82
45 39
28
21 25 16 11 3 2 6
30
9 14 15 6 9 2 4 1 1 11051442100100
40
80
120
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022Number Sherrif SalesYear
Residential Foreclosures by Housing Type
Single Family Detached Condos Townhome & DB
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2022 Housing Activity Report
6. FEDERALLY FUNDED HOUSING PROGRAMS AND CITY FUNDED RENTAL
ASSISTANCE
The St. Louis Park Housing Authority (HA) administers programs that ensure the availability of safe and
desirable affordable housing options in the St. Louis Park community. These programs include the Public
Housing program, Housing Choice Voucher rental assistance program, the family self-sufficiency
program, Stable HOME, and Kids in the Park programs. The HA currently serves over 560 eligible, low-
income households through their housing programs.
Public Housing – restricted to households at or below 80% AMI; however, the majority of public
housing residents have incomes below 50% AMI, with a significant number below 30% AMI
The Housing Authority (HA) owns Hamilton House, a low-rise apartment building (108 one-bedroom
units and two two-bedroom caretaker units) built in 1975, and 37 scattered site single-family units
(three to five bedrooms) acquired or constructed between 1974 and 1996. Hamilton House is
designated for general occupancy; however, priority is given to elderly and disabled applicants. The
single-family scattered units house families with children. The HA also holds the HUD Annual
Contributions Contract (ACC) and maintains a waiting list for 12 two-bedroom Public Housing apartment
units located at Louisiana Court.
The average annual income for households at Hamilton House is $15,727 which is below 30% AMI. The
average income for the scattered site single-family homes and Louisiana Court public housing units is
$48,170. Family sizes in Louisiana Court and the scattered site houses range from two to 11 people per
home. 75% of public housing households have incomes below 30% AMI, and 15% have incomes
between 31 and 50% AMI. 4% of public housing households have incomes at 60% AMI,34% at 80% AMI,
and 3% above 80% AMI. If a household’s income rises above the limit, on the second anniversary of
being over income (100% AMI), households are given notice that they are no longer eligible for public
housing and need to move on from the program. Public housing residents pay 30% of their income
towards rent. The 2022 operating expense for Public Housing was $1,227,204 and an award of $344,314
for the 2022 Capital Fund Program (CFP).
Table 8: Public Housing
Public Housing Total
Units
1-BR 2-BR 3-BR 4-BR 5-BR
Hamilton House 108 108
Scattered Site Single Family 37 17 17 3
Louisiana Court,
Metropolitan Housing
Opportunity (MHOP) Units
12
12
Total (bedroom size) 108 12 17 17 3
Total 157
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2022 Housing Activity Report
Housing Choice Voucher Program (HCV) – 50% AMI or below
The HA is allocated a total of 357 Housing Choice Vouchers from HUD. This rent assistance program
provides rent subsidies for low-income individuals and families in privately owned, existing market rate
housing units. The rent subsidy is paid directly to the owner of the rental property by the Housing
Authority (HA) with funds provided by HUD. The HA administers tenant-based, project-based and newly
awarded special program vouchers as noted below. 54 vouchers of the HA’s allocation are designated
for use in four privately owned developments (Excelsior & Grand, Vail Place, Wayside, and Perspectives)
and are referred to as project-based vouchers. The average income of voucher holder households in St.
Louis Park is $14,855 which is below 30% AMI. HCV participants pay 30% of their income towards rent
and can choose to pay up to 40%. The 2022 operating expense for HCV was $3,715,299. Despite the
number of HCV units allocated to a Housing Authority by HUD, HAs are limited in the number of
vouchers that can be administered by the budget authority allocated by HUD.
Family Unification Vouchers (FUP)
The Housing Authority (HA) was awarded 12 Family Unification Vouchers (FUP) at the end of 2019 and
an additional 15 units in 2020. FUP is a program in which Housing Choice Vouchers (HCVs) are provided
to lease decent, safe, and sanitary housing in the private housing market to:
• Families for whom the lack of adequate housing is a primary factor in either: the imminent
placement of the family’s child(ren) in out of home care or the delay in the discharge of the
child(ren) to the family from out of home care. There is no time limitation on family FUP
vouchers, or
• Youth who are at least 18 years or and not more than 24 years old who: left foster care at age
16 or older to will leave foster care within 90 days and are homeless or at risk of homelessness.
FUP vouchers used by youth were previously limited by statute to 36 months of housing
assistance. The CARES Act has changed the limit to 60 months.
The HA is partnering with Hennepin County on this program. 27 FUP vouchers were utilized in 2022.
Foster Youth to Independence (FYI) – New vouchers awarded – 50% AMI and below
The Foster Youth to Independence (FYI) initiative was announced in 2019. The FYI initiative allows Housing
Authority’s (HA) who partner with a Public Child Welfare Agency (PCWA) to request targeted Housing
Choice Vouchers (HCVs) to serve eligible youth with a history of child welfare involvement that are
homeless or at risk of being homeless. Rental assistance and supportive services are provided to qualified
youth for a period of up to 36 months.
Hennepin County contacted the HA with a request to partner in the administration of the FYI program.
The HA will administer the rental assistance vouchers for the participants, while the county is responsible
for providing or engaging service agencies to provide the required support services. In addition to St. Louis
Park, Hennepin County has entered into agreements with three additional metro area HAs and is seeking
to issue up to 100 vouchers. The regulations overseeing the issuance and administration of the FYI rental
vouchers are the same as those for Housing Choice Vouchers (HCV) with the exception of the 36-month
limit on assistance. HUD is the funding source for both the housing assistance and the administration fees
for the program, similar to the HCV program.
The program was initially only available to HAs that did not administer FUP vouchers, but it has since been
expanded to all HAs with an HCV Annual Contributions Contract (ACC). Funding is available either
competitively though an FYI Notice of Funding Availability (NOFA) or noncompetitively on a rolling basis.
Hennepin County is receiving vouchers through the noncompetitive process. HAs are limited to 25
vouchers in a fiscal year with the ability to request an additional 25 vouchers for those HAs with 90 percent
or greater utilization of these vouchers. The City of St. Louis Park was offered 25 vouchers. The first referral
Study session meeting of April 10, 2023 (Item No. 5)
Title: 2022 housing activity report Page 26
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2022 Housing Activity Report
came in fall 2022. The SLPHA received three referrals in 2022 and all three youth were issued vouchers
and leased up.
Mainstream
The Housing Authority (HA) was awarded seven additional Mainstream vouchers via the CARES Act in
2020, adding to the eight mainstream vouchers awarded previously. 10 additional Mainstream vouchers
were awarded in 2022 bringing the agency’s total number of Mainstream vouchers to 25. These
Mainstream vouchers provide vouchers to assist non-elderly persons with disabilities who are
transitioning out of institutional or other segregated settings, at serious risk of institutionalization,
homeless, or at serious risk of homelessness. It was designed to further the goals of the Americans with
Disabilities Act (ADA) by helping persons with disabilities live in the most integrated setting. Families or
individuals with a Mainstream voucher must have a household member at least 18 years of age and less
than 62 years of age with a disability at the time of eligibility determination. 16 mainstream vouchers
were utilized in 2022.
Lou Park Apartments
Lou Park is an apartment complex in St. Louis Park owned and managed by Bigos Management. Bigos
notified tenants that in 2018 they would be completing a contract transfer of their 32 project-based
units to another property. As of July 1, 2019, tenants were eligible to request to move to the new
property or remain at Lou Park using an enhanced voucher administered by the St. Louis Park Housing
Authority. This added 32 additional vouchers to the Housing Authority’s allocation. Initially, 31 tenants
chose to utilize the tenant protection voucher at Lou Park. As of December 31, 2022, 20 remained at Lou
Park, the remainder have chosen to use their voucher to move to a different complex.
Perspectives
Perspectives is a community non-profit organization located in St. Louis Park that provides supportive
housing to low-income families that are homeless and are dual diagnosed (chemical and mental health
diagnosis). Perspectives is one of the largest therapeutic supportive housing programs for women and
children in Minnesota, housing approximately 75 women and 130 children and has been operational in
St. Louis Park for 28 years.
HUD notified Perspectives in 2020 that their recent application for funding renewal of the rental subsidy
was not selected for funding and their funding would expire 9/30/2020. Perspectives, Inc. made a
request to the Housing Authority (HA) for an allocation of twelve (12) project-based units (PBV); two
one-bedroom and 10 two-bedroom units. These PBV units would replace current income-based rent
subsidies funded through HUD’s Continuum of Care Permanent Rental Assistance program. The HA
board approved the additional project-based vouchers and the approval of the contract at the
September 2020 meeting. The effective date of the contract for the PBV funding is October 1, 2020, and
the initial term of the contract will be five years.
In spring of 2022, Perspectives was notified by HUD that their continuum of care grant would not be
renewed. This grant had been funded for 30 years and subsidized 11 units in their property at Louisiana
Court. They requested that the HA project base an additional 10 vouchers at Louisiana Court. In April
2022, the HA board approved this request, bringing the total number of project-based vouchers at
Perspectives to 22.
Wayside
The Housing Authority (HA) has provided project-based assistance (PBA) to Wayside House properties
located at 1341 and 1349 Jersey Avenue South since 2003. Wayside provides supportive housing and
programming for women in recovery. Wayside currently has 16 project-based vouchers and they self-
subsidize rents on four of their units.
Study session meeting of April 10, 2023 (Item No. 5)
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2022 Housing Activity Report
Excelsior and Grand
In 2001, Excelsior & Grand and the St. Louis Park Housing Authority project-based 18 two-bedroom
housing choice vouchers in the development. The contract for project-based units expired March 31,
2023 and Excelsior & Grant elected not to renew the contract.
Tenants were notified in February 2022 that the project-based units were expiring and that they would
receive tenant-based Housing Choice Vouchers. Housing Authority staff worked with the property
management to prepare tenants for the change and help them successfully transition to new units of
their choice in other developments.
Table 9: HCV Lease-Up Report
Housing Choice Voucher Lease up report
12-31-2022
Vouchers
leased
Vouchers
allocated by HUD
Housing Choice Voucher
Regular HCV
VASH (vouchers awarded April 2022)
FUP
FYI
Tenant Protection (Lou Park)
Total HCV vouchers
144
9
25
3
20
201
184
15
27
3
20
249
Project Based Vouchers
Excelsior and Grand
Wayside
Perspectives
*22 total at Perspectives but 10 counted in
the FUP and Mainstream totals
Vail Place
Total Project Based Vouchers
10
14
12
8
44
10
16
12
8
46
Port Outs 62
Mainstream
*Additional vouchers awarded Nov 2022
15
1
15
10
St. Louis Park Voucher Total 323 357
Vouchers searching for a unit as of
12/31/22
16
The Housing Authority receives an allocation of vouchers from HUD and they are issued based on
maximizing the amount of funding available. HUD does not fund the Housing Choice Voucher program at
100% so the HA is unable to utilize as many vouchers as HUD allocates.
Stable HOME Rental Assistance Program – 50% AMI
The Stable HOME program provides rent assistance to low-income singles and families who were
homeless or would otherwise be at risk of homelessness. Rent assistance is limited to three years.
During the three years, participants must establish good rental histories. They must also work to
improve their earnings enough to where they do not need rental assistance. The program is
administered by the Housing Authority, but participants are free to choose a rental unit anywhere in
Hennepin County except Minneapolis. Participants are referred to the program by Hennepin County.
This program is funded with federal HOME funds allocated to the county. 43 families throughout
suburban Hennepin County were served by this program 2022.
Study session meeting of April 10, 2023 (Item No. 5)
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2022 Housing Activity Report
Kids in the Park Rent Assistance Program – 50% AMI and below – city funded
Kids in the Park provides rent assistance to households with school-age children for up to four years.
Participants receive a flat, monthly rental assistance subsidy that decreases annually over the four-year
period. Eligible households must have an income at or below 50% of the area median income, a child
attending school in St. Louis Park, one parent or guardian that works a minimum of 28 hours per week,
live in rental housing in St. Louis Park, and comply with their lease. Families with disabled and elderly
heads of household do not need to comply with the work requirement and due to COVID 19 the Housing
Authority temporarily waived the 28 hour per week work requirement for all households. The program
was developed in partnership with the St. Louis Park Emergency Program (STEP) and the St. Louis Park
School District. The Kids in the Park program began serving nine families in December 2017. In 2018, 14
families were served; in 2019, 17 families were served; and in 2020 that number increased to 20
families. In 2022, the Kids in the Park program remained at 20 families.
Emergency rental assistance
Annually, the City of St. Louis Park provides funding to the St. Louis Park Emergency Program (STEP) for
emergency rental assistance. STEP provides rental assistance for residents of St. Louis Park who have an
unexpected crisis and cannot pay rent. The crisis mut be able to be resolved with the ability to pay next
month’s rent. Documentation is requested at the time of application. Priority is given to those with gross
incomes at or below 50% AMI. STEP also receives Community Development Block Grant funds through
the Hennepin County Consolidated RFP for emergency assistance.
The City of St. Louis Park provided $65,000 in funding to STEP for emergency rental assistance in 2022.
Information about STEP, county and state emergency rental assistance programs was shared with
property owners and managers utilizing the SPARC e-newsletter. The information was also shared on
the city’s website and via social media for residents of St. Louis Park.
Study session meeting of April 10, 2023 (Item No. 5)
Title: 2022 housing activity report Page 29
Meeting: Study session
Meeting date: April 10, 2023
Written report: 6
Executive summary
Title: Adjustment to allowable hours of construction
Recommended action: Staff recommends limiting the construction hours and amending the
existing ordinance to reflect the change.
Policy consideration: Does council support changing the allowable hours for construction
activities from 10 p.m. to 8 p.m. on weekdays, weekends and holidays to reduce after-hours
noise?
Summary: Construction activities are currently allowed between the hours of 7 a.m. and 10
p.m. weekdays, and 9 a.m. to 10 p.m. on weekends and holidays, intending to limit disturbance
for neighbors. The source of construction noise may be a contractor working on a business or
residents working on their home. The allowance for construction noise until 10 p.m. in
neighborhoods may be unreasonable to some residents.
Because council and staff have received complaints about construction noise after 8:00 p.m.,
staff has reviewed the current ordinance.
Staff recommendation: A review of nearby cities shows several communities with construction
hours ending earlier than 10:00 p.m. Staff recommends changing the city hours of construction
from 10:00 p.m. to 8:00 p.m. Reducing construction hours in St. Louis Park would lessen the
time of disturbance to the community.
Financial or budget considerations: None.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Discussion
Prepared by: Michael Pivec, property maintenance & licensing manager
Reviewed by: Brian Hoffman, building & energy director
Cindy Walsh, deputy city manager
Approved by: Kim Keller, city manager
Page 2 Study session meeting of April 10, 2023 (Item No. 6)
Title: Adjustment to allowable hours of construction
Discussion
Background: St. Louis Park has several restrictions and prohibitions related to noise. Maximum
general noise levels are set by receiving land use districts, while hourly restrictions are specific
for certain operations including domestic power equipment (e.g., lawn care and snow removal
equipment), construction activities, garbage collection, and parties.
In the ordinance, construction activities are defined as those “involving the use of power
equipment, manual tools, movement of equipment, or other activities.” Noise restrictions
specific to construction activities have been set at 7 a.m. until 10 p.m. weekdays and 9 a.m.
until 10 p.m. weekends and holidays. These hours have remained the same for many years.
Construction activities include a resident working on the interior or exterior of their home,
building a deck or fence, or a contractor remodeling a residence.
There have been complaints from residents regarding construction activities occurring in the
later part of the evening, such as roofing contractors completing a project or a homeowner
trying to complete home projects after work. This has raised some concern that continuing to
allow construction activities until 10 p.m. may be unreasonable for residents. Compliance of
noise ordinance codes is managed by the Building and Energy department, however,
complaints occurring in the evening are generally responded to by police and takes staff
resources away from other tasks.
Present considerations: A review of existing hours for construction-related activities was
conducted by staff. Staff researched seven nearby communities and found end times for
construction activities varied from 6 p.m. to 10 p.m. Three of those communities allow activities
until 10 p.m., while others end at 7 p.m. and 8 p.m. (see table below).
Construction Noise Hours
Weekdays Saturday Sunday Holiday
Golden Valley 7 a.m. – 10 p.m. 7 a.m. – 10 p.m. 7 a.m. – 10 p.m. 7 a.m. – 10 p.m.
Edina 7 a.m. – 7 p.m. 9 a.m. – 5 p.m. 9 a.m. – 5 p.m.
9 a.m. – 5 p.m.
(no work, projects
>$50,000)
Eden Prairie 7 a.m. – 7 p.m. 7 a.m. – 7 p.m. Not allowed Not allowed
Bloomington 7 a.m. – 10 p.m. 9 a.m. – 9 p.m. Not allowed Not allowed
Richfield
(>85 dBa) 7 a.m. – 8 p.m. 8 a.m. – 8 p.m. Not allowed Not available
Minnetonka 7 a.m. – 10 p.m. 7 a.m. – 10 p.m. 7 a.m. – 10 p.m. 7 a.m. – 10 p.m.
Minneapolis
(for contractors)
(for residents)
7 a.m. – 6 p.m.
7 a.m. – 8 p.m.
Not allowed
9 a.m. – 6 p.m.
Not allowed
9 a.m. – 6 p.m.
Not allowed
9 a.m. – 6 p.m.
Page 3 Study session meeting of April 10, 2023 (Item No. 6)
Title: Adjustment to allowable hours of construction
The current city ordinance permits construction noise until 10 p.m. on weekdays, weekends
and holidays. Adjusting that time to 8 p.m. would reduce evening construction by 2 hours and
lessen the impact on the community, as well as free up staff time currently spent responding to
construction complaints.
Next steps: If council wishes to adjust the hours allowed for construction activities, staff will
amend Sec. 12-124 (c) and present as a first reading.