HomeMy WebLinkAbout25-014 - ADMIN Resolution - City Council - 2025/01/21Resolution No. 25-014
Approving record of decision and the negative declaration of need for an
environmental impact statement for the West End Office Park Development
East of Park Place Boulevard and North of Parkdale Drive
Whereas, Hempel Real Estate (“proposer”) proposes to redevelop four parcels in St. Louis
Park to construct 659 new residential units and 21,800 square feet of commercial space to
create the West End Office Park Development; and
Whereas, the project crosses the threshold of a mandatory environmental assessment
worksheet (“EAW”) by having a total of more than 375 attached units in a mixed residential and
commercial development per Minnesota Rules, part 4410.4300, subpart 32; and
Whereas, the EAW was prepared by Kimley-Horn using the form approved by the
Minnesota Environmental Quality Board (EQB) for EAWs in accordance with Minnesota Rules,
part 4410.1300; and
Whereas, Short Elliot Hendrickson, Inc. provided a third-party impartial review of the EAW
on behalf of the city; and
Whereas, the City of St. Louis Park submitted a copy of the EAW to all public agencies on
the EAW distribution list and published EAW availability in the EQB Monitor on November 26,
2024, in accordance with applicable state laws, rules, and regulations; and
Whereas, the EAW comment period lasted from November 26, 2026 to December 26,
2024, and three (3) regulatory agencies and no members of the public submitted written
comments during the comment period; and one comment after the public comment period
from Minnesota Department of Transportation and
Whereas, the City of St. Louis Park acknowledges the comments received from the
Minnesota Pollution Control Agency, Metropolitan Council, and the Minnesota Indian Affairs
Council; Minnesota Department of Transportation; and
Whereas, city staff reviewed the proposed record of decision and finds it to be consistent
with the evidence submitted to the city and the applicable statutes and regulations, to the best
of their knowledge, and recommends the city council approve the findings of fact and record of
decision dated January 21, 2025 and determine that no environmental impact statement (“EIS”)
is necessary, reasonable or warranted with respect to the project under the circumstances; and
Whereas, the city council desires to make findings of fact and a record of decision that no
EIS is required with respect to the project (“negative declaration”).
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Now therefore be it resolved that the city council does hereby:
1. Adopt and approve the findings of fact and record of decision for the West End Office
Park Development environmental assessment worksheet in the form which is attached
hereto as Exhibit A and hereby makes the findings of fact and conclusions which are
contained therein; and
2. Find and determine that, based upon the findings of fact and record of decision, no
environmental impact statement is required for the project pursuant to the Minnesota
Environmental Policy Act or Minnesota Rules, parts 4410.0200 to 4410.6500.
Reviewed for administration: Adopted by the city council January 21, 2025:
Kim Keller, city manager Nadia Mohamed, mayor
Attest:
Melissa Kennedy, city clerk
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EXHIBIT A
West End Office Park Development, St. Louis Park
Findings of Fact and Record of Decision
City of St. Louis Park
January 2025
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1. Administrative background
Hempel Real Estate is proposing to redevelop an approximately 10-acre site east of Park Place
Boulevard and north of Parkdale Drive in St. Louis Park, Minnesota. The project will redevelop
the existing parcels into a mixed-use, residential and office development. The proposed
development includes four new buildings: two 6-story mixed-use buildings containing
residential and commercial uses, a 13-story office building, a 20-story residential building, and
surface and garage parking within each building. In total, the development will create 659
residential units, 732,000 square feet of residential building area, 51,000 square feet of
commercial space, 345,600 square feet of office building area, and 1,205 parking spaces.
The City of St. Louis Park is the Responsible Governmental Unit (RGU) for this project. An
Environmental Assessment Worksheet (EAW) has been prepared in accordance with Minnesota
Rules Chapter 4410. The EAW was mandatory per Minnesota Rules, part 4410.4300, subpart
32: Mixed residential and industrial-commercial projects.
The EAW was filed with the Minnesota Environmental Quality Board (EQB) and circulated for
review and comment to the required distribution list. A notice of availability was published in
the EQB Monitor on Nov. 26, 2024. A notice was also published in the Sun Sailor newspaper.
This notice included a description of the project, information on where copies of the EAW were
available, and invited the public to provide comments.
The EAW was made available electronically on the City of St. Louis Park’s website at
https://www.stlouisparkmn.gov/government/departments-divisions/community-
development/development-projects/terasa and in hard copy at the following locations:
• St. Louis Park City Hall, 5005 Minnetonka Boulevard, St. Louis Park, MN 55416
• St. Louis Park Library, 3240 Library Lane, St. Louis Park, MN 55426
The EAW comment period extended from Nov. 26 to Dec. 26, 2024. Written comments were
received from four agencies. No written comments were received from the public. All
comments received were considered in determining the potential for significant environmental
impacts.
Based on the information in the record, which is composed of the EAW for the proposed
project, the comments submitted during the public comment period, the responses to
comments, and other supporting documents, the City of St. Louis Park makes the following
Findings of Fact and Conclusions.
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2. Findings of Fact
2.1 Project description
Hempel Real Estate is proposing to redevelop an approximately 10-acre site east of Park Place
Boulevard and north of Parkdale Drive in St. Louis Park, Minnesota. The West End Office Park
Development consists of four previously developed parcels that include office space, paved
parking lots, and manicured lawn. All existing buildings including four office buildings will be
demolished. Construction will be conducted over three to four phases and commencement of
phase 1 is anticipated to begin by fall of 2025.
The proposed development includes four new buildings: two six-story mixed-use buildings
containing residential and commercial uses, a 13-story office building, a 20-story residential
building, and surface and garage parking within each building. In total, the development will
create 659 residential units, 732,000 square feet of residential building area, 51,000 square feet
of commercial space, 345,600 square feet of office building area, and 1,205 parking spaces. The
four new buildings include:
• Six-Story Mixed Use Residential: Located in the northwest corner of the site, this area
will consist of a six-story building that includes 245 residential units, 410 parking spaces
and 22,968 square feet of retail space.
• 6-Story Mixed-Use Residential: Located in the southwest corner of the site, this area will
consist of a 6-story building that includes 168 residential units, 267 parking spaces and
13,420 square feet of retail space.
• 13-Story Office Building: Located in the northeast corner of the site, this area will consist
of a 13-story office building that includes 345,600 square feet of office space, 274
parking spaces and 5,500 square feet of retail space.
• 20-Story Residential Building: Located in the southeast corner of the site, this area will
consist of a 20-story building that includes 246 residential units, 254 parking spaces and
5,500 square feet of retail space.
2.2 Corrections to the EAW or changes to the project since the EAW was published
There have been no changes to the proposed project design since the EAW was published. The
following corrections are noted below per Metropolitan Council’s comment to update the
roadway network names per the MnDOT Functional Classification map instead of the
classifications identified in the City’s 2040 Comprehensive Plan:
• Park Place Boulevard is classified as a Minor Arterial (augmenter).
• Wayzata Boulevard is classified as a Minor Collector.
• 16th Street W is classified as a Minor Arterial (reliver) and a Minor Collector east of Park
Place Boulevard.
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• Gamble Drive is classified as a Minor Collector.
• Quentin Avenue S is classified as a Minor Arterial (Reliever).
2.3 Agency and public comments on the EAW
During the comment period, the City of St. Louis Park received no written comments from the
public and three written comments from the following agencies:
• Minnesota Pollution Control Agency (MPCA)
• Metropolitan Council
• Minnesota Indian Affairs Council
• Minnesota Department of Transportation
Consistent with state environmental rules, responses have been prepared below for all
substantive comments received during the comment period. Original comments in their
entirety are included in Appendix A.
1) Minnesota Pollution Control Agency (MPCA), Dec. 16, 2024
Comment: “The current description of noise effects, in Section 19, does not provide
enough information to determine whether the project will conform with state noise
standards in Minn. R. 7030.0040.”
Response: Comment noted. The proposed buildings will be built for LEED
certification, and the materials used for that certification will also contribute to
noise reduction strategies for the residents. The city will review plans to ensure
the proposed project complies with the local and state noise regulations.
Comment: “The RGU and any other land-use decision makers, should consider language
in Minn. R. 7030.0030 that reads “[…] Any municipality having authority to regulate land
use shall take all reasonable measures within its jurisdiction to prevent the
establishment of land use activities listed in noise area classification (NAC) 1, 2, or 3 in
any location where the standards established in part 7030.0040 will be violated
immediately upon establishment of the land use.”
Response: Comment noted.
Comment: “The Noise section of the EAW does not provide enough detail regarding
current sound levels in the project area to determine whether an immediate violation of
the state noise standards would occur if the project were approved, and the proposed
residential buildings were constructed.”
Response: Comment noted. The building design will be required to comply to
city and state noise standards.
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Comment: “The proposer should conduct a noise study or modeling to characterize
existing noise levels in the area, assess compliance with state noise standards, and
potentially evaluate options to minimize or mitigate the effects of noise at the proposed
residential buildings which would be located near MN-100 and I-394.”
Response: Comment noted. The proposed buildings will be built for LEED
certification, and the materials used for that certification will also contribute to
noise reduction strategies for the residents.
Comment: “MPCA staff are particularly concerned about night-time noise at the
proposed residential buildings because sleep disturbance can result in detrimental
health effects.”
Response: Comment noted. The building design will be required to comply to
city and state noise standards.
2) Minnesota Indian Affairs Council, Jan. 2, 2025
Comment: “Thank you for the opportunity to comment on the above listed project. I
have reviewed this project pursuant to the responsibilities given to the Minnesota
Indian Affairs Council by the Private Cemeteries Act (Minn. Stat. § 307.08), and the
Minnesota Field Archaeology Act (Minn. Stat. § 138.31-.42). There are no known or
suspected burial sites that may be affected by this project. Please have an inadvertent
discovery plan in place. If human remains are found during ground disturbing activities,
immediately contact law enforcement.”
Response: Thank you for your review.
3) Metropolitan Council, Dec. 23, 2024
Comment: “The subject site is part of Transportation Analysis Zone #1376. TAZ
allocations are found in the city’s 2040 Comprehensive Plan; the forecast for TAZ #1376
includes growth of +348 households, +756 population and +2,834 employment during
2018 – 2040. Council staff advise that should this redevelopment move ahead, we will
adjust Met Council’s database of forecast allocations to add +300 households and +600
population in TAZ #1376 in 2040; the 2030 timepoint is unaffected. This can be offset
with forecast reductions in the remainer of the city, leaving city totals unaffected. Please
contact Met Council Research staff if there are any questions.”
Response: Comment noted. The city will continue to monitor growth and will
coordinate with the Metropolitan Council regarding the TAZ forecasts for the
area if any modifications are needed.
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Comment: “Met Council staff encourages the project proposer to consider
implementing a chloride management plan to mitigate the impact of the runoff
generated by this development on water resources. As part of evaluating parking areas,
the project proposer should consider using pervious pavers to improve stormwater
infiltration and minimize the impervious surface associated with the development’s
proposed surface parking.”
Response: The developer will look for methods to minimize chloride use and
improve treatment of stormwater runoff to minimize potential impacts to
downstream waters. The project will comply with all city, watershed district,
county, and state rules for stormwater management, and chloride use will be
addressed in the Stormwater Management Plan that will be reviewed by the city
for compliance.
Comment: “Met Council staff encourages the project proposer to consider ways in
which site design could encourage the use of nearby transit routes to reduce the VMT
associated the project.”
Response: Comment noted.
Comment: “On page 29 under Existing Conditions, the EAW should update functional
classifications for the described roadways to match their current classifications and not
those identified in the city’s 2040 Comprehensive Plan. The most up-to-date
classifications can be found here: MnDOT Functional Classifications. The following
roadways should be correctly described:
• Park Place Boulevard is classified as a Minor Arterial (Augmenter).
• Wayzata Boulevard is classified as a Minor Collector.
• 16th Street is classified as a Minor Arterial (Reliever) west of Park Place Blvd. and
a Minor Collector east of Park Place Blvd.
• Gamble Drive is classified as a Minor Collector.
• Quentin Avenue is classified as a Minor Arterial (Reliever).”
Response: Thank you for your review. This has been noted in section 2.2 of this
findings document.
Comment: “Page 33: At full buildout of the site, there will be significantly more left
turning traffic on Parkdale Drive to the subject site. Under mitigation measures, the
EAW recommends evaluating Parkdale Drive to better accommodate left hand turns.
This analysis should consider converting one of the eastbound through lanes into a
dedicated left turn lane to improve operations for safety and traffic flow. The roadway
reduces to a single lane when entering TH-100, so capacity would not be materially
impacted from this change.”
Response: Comment noted.
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Comment: “Appendix A Site Plan:
• The developer should consider package delivery needs for the residential and
office towers. This space could be considered along the proposed local streets
via pullout areas nearest to the entry points of the buildings.
• The city and project developer should consider extending Duke Dr. South
through the project site to Parkdale Dr. as the south end of the West End area
develops into more dense residential and commercial uses, identifying and
extending the street grid would improve walkability and improve conditions for
future redevelopment both on the parcels to the east of the subject site, but also
south of Parkdale Dr. Extending Duke Dr. would also allow for consolidation of
the driveways reducing conflicts on Parkdale Dr.”
Response: Comment noted.
4) Minnesota Department of Transportation, Jan. 9, 2025
Comment: “The proposed development will generate a large number of trips. MnDOT
recommends that the Traffic Impact Study (TIS) include the junction with Interstate 394
to accurately assess the impacts to the trunk highway system, because a significant
percentage of the site traffic is expected to use this interchange.”
Response: It is not anticipated that Interstate 394 junction will be impacted
during phase 1 of this project; however, the city will require an expanded traffic
study to include the intersection at Intersection 394 prior to approvals related to
phase 2 of the development.
Comment: “Please coordinate with Metro Transit at the following email address to
address impacts to routes 9 and 645: Transit-BusOps-StreetSup-
AssistManagers@metc.state.mn.us.”
Response: Comment noted.
Comment: “Any work that affects MnDOT right of way will require an appropriate
permit. All permits are available and must be applied at:
https://olpa.dot.state.mn.us/OLPA/. Upload this letter when applying for permits.”
Response: Comment noted.
2.4 Decision Regarding Need for an Environmental Impact Statement
The City of St. Louis Park finds that the analysis completed for the EAW and the additional
information considered in this document of findings of fact and conclusions are adequate to
determine whether the project has the potential for significant environmental effects based on
consideration of the four criteria identified in Minnesota Rules, part 4410, subpart 7.
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2.4.1 Type, Extent and Reversibility of Impacts
The City of St. Louis Park finds that the analysis completed for the EAW is adequate to
determine whether the project has the potential for significant environmental effects. The EAW
described the type and extent of impacts to the natural and built environment anticipated to
result from the proposed project. Based on the EAW analysis and mitigation commitments, the
proposed project is not anticipated to result in substantial impacts. Below is a summary of the
findings regarding the potential environmental impacts of the project are as follows:
• Land Use – The project will be compatible with nearby land uses and land uses planned.
The proposed development would require site re-zoning from Office to Planned Unit
Development.
• Soils and Topography – A National Pollutant Discharge Elimination System (NPDES)
permit is required, and a Stormwater Pollution Prevention Plan (SWPPP) will be
prepared to prevent erosion during construction.
• Water Resources – There is no surface water located in the project area. The proposed
project activities and planned land uses are believed to pose a low threat to bedrock
aquifers that supply the city’s drinking water wells.
• Wastewater - The city and regional wastewater system have the capacity to accept and
treat the proposed wastewater from the project.
• Water - The city’s water system can adequately serve the project.
• Stormwater Management - Stormwater management will be designed to meet the city
and Minnehaha Creek Watershed District (MCWD) requirements. Stormwater
discharges from the project will be cleaner than current water discharges and rates will
be at or below existing discharge rates. During construction of the proposed
development, best management practices of temporary stormwater management will
be implemented. The developer will look for methods to minimize chloride use and
improve treatment of stormwater runoff to minimize potential impacts to downstream
waters.
• Contamination/Hazardous Materials - The developer will be completing a Phase II
Environmental Site Assessment (ESA) due to the undocumented fill to understand any
further mitigation.
• Wildlife and Habitat - Minimal impacts to rare features are anticipated due to the lack of
suitable wildlife habitat within the project site. The DNR has completed a Natural
Heritage Review for the proposed project.
• Historic Resources - There are no known historic or archeological resources on site. No
impacts to historic or archeological resources are anticipated as part of this
development.
• Visual – The project will be visually similar to buildings in the surrounding area.
• Air – Emissions will be typical of residential/commercial development.
• GHG Emissions – The development will implement the following to reduce emissions:
o Green building certification will be required
o Energy efficient appliances and building shells (R-21 insulated exterior walls,
spray foam at rim joist, etc.)
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o LEED Silver required energy efficiency items
o Implement waste best management practices and recycle and compost
appropriate material when applicable
o Trees and additional landscaping will be planted as part of the new development
o Provide electric vehicle-ready charging infrastructure
o 40 KW rooftop solar panel array
• Noise – Noise levels will be typical of residential/commercial development and design
plans. The proposed buildings will be built for LEED certification, and the materials used
for that certification will also contribute to noise reduction strategies for the residents.
The city will review plans to ensure the proposed project complies with the local and
state noise regulations
• Transportation – The traffic and parking study concluded that there is expected to be
minimal impact from the proposed project on the local and regional transportation
system.
2.4.2 Cumulative Potential Effects of Related or Anticipated Future Projects
Cumulative effects result from the incremental impact of the proposed project when added to
other past, present, and reasonably foreseeable future actions, regardless of what agency or
person undertakes such other actions. No cumulative potential effects are anticipated for this
project. Overall, the project fits within the existing neighborhood. Given that the site has been
previously developed and provides limited wildlife habitat, impacts are limited. The project can
be served by existing utilities and transportation infrastructure.
2.4.3 Extent to which the Environmental Effects are Subject to Mitigation by the Ongoing
Public Regulatory Authority
The mitigation of environmental impacts will be designed and implemented in coordination
with regulatory agencies and will be subject to the plan approval and permitting process.
Permits and approvals that have been obtained or may be required prior to project
construction are shown below:
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Unit of Government Type of Application Status
Local
Minnehaha Creek Watershed
District (MCWD)
Stormwater Management
Permit
To be applied for
City of St. Louis Park Re-zoning (PUD) To be applied for
Building Permits To be applied for
Demolition Permits To be applied for
Public Right-of-Way Permit To be applied for
Sewer and Water Permit To be applied for
Erosion Control Permit To be applied for
Dewatering Permit To be applied for
Regional
Metropolitan Council Notification of Intent to
Perform a Demolition
To be applied for, if needed
Sewer Connection Permit To be applied for, if needed
State
Minnesota Department of
Health (MDH)
Notification of Asbestos
Related Work
To be applied for, if needed
Water Extension Permit To be applied for, if needed
Minnesota Pollution Control
Agency (MPCA)
Notification of intent to
perform a demolition
To be applied for, if needed
Construction Site Stormwater
Permit
To be applied for, if needed
National Pollutant Discharge
Elimination System (NPDES)
Permit
To be applied for
401 Water Quality
Certification
To be applied for, if needed
Minnesota Department of
Natural Resources
Water Appropriation Permit To be applied for, if needed
2.4.4 Extent to which Environmental Effects can be Anticipated and Controlled as a Result of
Other Environmental Studies
The City of St. Louis Park has previous multi-use development experience, and similar projects
have been designed and constructed throughout the county. Design and construction staff are
familiar with the project area. No problems are anticipated that city staff has not encountered
or successfully solved previously in similar projects in or near the project area. The city finds
that the environmental effects of the project can be anticipated and controlled as a result of
environmental review and experience on similar projects.
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3. Conclusions
1. All requirements for environmental review of the proposed project have been met.
2. The EAW and the permit development processes related to the project have generated
information that is adequate to determine whether the project has the potential for
significant environmental effects.
3. Areas where potential environmental effects have been identified will be addressed
during the final design of the project. Mitigation will be provided where impacts are
expected to result from project construction, operation or maintenance. Mitigation
measures are incorporated into project design and have been or will be coordinated
with state and federal agencies during the permit process.
4. Based on the criteria in Minnesota Rules, part 4410.1700, the project does not have the
potential for significant environmental effects.
5. An environmental impact statement is not required for the proposed project.
For the City of St. Louis Park:
_____________________________________________ ___________________________________________
Nadia Mohamed, mayor Kim Keller, city manager
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