HomeMy WebLinkAbout2025/05/19 - ADMIN - Agenda Packets - City Council - RegularAGENDA
MAY 19, 2025
6:00 p.m. Economic Development Authority meeting – Council Chambers
This meeting is estimated to last longer than 15 minutes.
1.Call to order
2.Approve agenda.
3.Minutes
a.Minutes of May 5, 2025 EDA meeting
4.Consent items
a.Resolution approving amendment to cooperative construction agreement for Beltline park & ride -
Ward 1
b.Resolution approving amendment to subrecipient agreement for Beltline park & ride - Ward 1
5.Public hearings
a.Public hearing on proposed business subsidy for the Beltline Station redevelopment - Ward 1
b.Public hearing for purchase agreement amendments with Sherman Associates for Beltline Station
-Ward 1
6.Regular business
a.Approve resolutions related to Sherman Associates' Beltline Station Redevelopment -Ward 1
7.Communications and announcements – none.
8.Adjournment.
6:15 p.m. City council meeting – Council Chambers
The EDA meeting is estimated to last longer than 15 minutes; the city council meeting will convene after the
EDA meeting adjourns. The city council meeting will not begin prior to 6:15 p.m.
1. Call to order
a.Roll call.
b.Pledge of Allegiance.
2. Approve agenda.
3. Presentations
a.Recognition of donations
Agenda EDA, city council and special study session meetings of May 19, 2025
4.Minutes
a.Minutes of April 21, 2025 city council meeting
b.Minutes of April 21, 2025 special study session
c.Minutes of May 5, 2025 city council meeting
5.Consent items
a.Resolution accepting donations to the Parks and Recreation Department
b.Resolution approving Police and Fire Police and Fire Public Employees Retirement Association
member transfer
c.Resolutions approving amended affordable housing contract and business subsidy for Beltline
Station - Ward 1
d.Resolution approving implementation of stipends and term limits for Housing Authority Board
e.Resolution approving updated West Metro Drug Task Force joint powers agreement
6.Public hearing
a.Public hearing for intoxicating liquor license for The Taco Shop LLC dba The Taco Shop
7.Regular business – none.
8.Communications and announcements – none.
9.Adjournment.
Following city council meeting – Special study session – Community Room
Discussion items
1. Environmental Stewardship system kick-off
2. Boards and Commissions check-in with city council: Environment and Sustainability
Commission
Written report
3. Participation in U.S. Department of Energy's Better Climate Challenge
Members of the public can attend St. Louis Park Economic Development Authority and city council meetings in person. At regular
city council meetings, members of the public may comment on any item on the agenda by attending the meeting in-person or by
submitting written comments to info@stlouisparkmn.gov by noon the day of the meeting. Official minutes of meetings are
available on the city website once approved.
Watch St. Louis Park Economic Development Authority or regular city council meetings live at bit.ly/watchslpcouncil or at
www.parktv.org, or on local cable (Comcast SD channel 14/HD channel 798). Recordings of the meetings are available to watch on
the city's YouTube channel at www.youtube.com/@slpcable, usually within 24 hours of the meeting’s end.
City council study sessions are not broadcast. Generally, it is not council practice to receive public comment during study sessions.
The council chambers are equipped with Hearing Loop equipment and headsets are available to borrow.
If you need special accommodations or have questions about the meeting, please call 952.924.2505.
Meeting: Economic development authority
Meeting date: May 19, 2025
Minutes: 3a
Unofficial minutes
EDA meeting
St. Louis Park, Minnesota
May 5, 2025
1.Call to order.
President Budd called the meeting to order at 6:07 p.m.
a.Roll call
Commissioners present: President Sue Budd, Lynette Dumalag, Paul Baudhuin, Tim Brausen,
Yolanda Farris, Nadia Mohamed, Margaret Rog
Commissioners absent: none
Staff present: City manager (Ms. Keller), city attorney (Mr. Mattick)
2. Approve agenda.
It was moved by Commissioner Brausen, seconded by Commissioner Baudhuin, to approve the
EDA agenda as presented.
The motion passed 7-0.
3.Minutes
a.EDA meeting minutes of April 21, 2025
It was moved by Commissioner Brausen, seconded by Commissioner Rog, to approve the EDA
meeting minutes of April 21, 2025, as presented.
The motion passed 7-0.
4. Consent item
a.Approve EDA disbursements
It was moved by Commissioner Brausen, seconded by Commissioner Rog, to approve the
consent items as listed.
The motion passed 7-0.
5.Public hearings – none.
6.Regular business – none.
Economic development authority meeting of May 5, 2025 (Item No. 3a) Page 2
Title: EDA meeting minutes of May 5, 2025
7.Communications and announcements - none.
8. Adjournment.
The meeting adjourned at 6:08 p.m.
______________________________________ ______________________________________
Melissa Kennedy, EDA secretary Sue Budd, EDA president
Meeting: Economic development authority
Meeting date: May 19, 2025
Consent agenda item: 4a
Executive summary
Title: Resolution approving amendment to cooperative construction agreement for Beltline
park & ride - Ward 1
Recommended action: Motion to adopt Economic Development Authority (EDA) resolution
approving amendment to the cooperative construction agreement with the Metropolitan
Council for the Southwest Light Rail Transit (SWLRT) Beltline Boulevard Station park & ride
facility.
Policy consideration: Does the EDA approve the proposed amendment to the cooperative
construction agreement with the Metropolitan Council extending the construction completion
date for the SWLRT Beltline Boulevard Station park & ride facility?
Summary: On Nov. 2, 2020, the EDA approved an agreement with the Metropolitan Council
(Met Council) memorializing the terms, conditions, and specifications for construction of public
park & ride stalls within the Beltline Boulevard Station parking ramp. On July 24, 2023, the EDA
approved a redevelopment agreement with a Sherman Associates’ affiliate under which the
affiliate committed to construction of the ramp, including Met Council’s 268 park & ride stalls,
on behalf of the EDA.
Under the proposed amendment, the EDA agrees to cause the completion of the construction
of the ramp for transit use by the Met Council no later than three (3) months prior to the
SWLRT Project Revenue Service Date, which is anticipated in 2027. Additionally, the proposed
amendment reflects the Met Council’s increased financial contribution of $984,167 (for a total
of $3,484,167) toward the cost of constructing the park & ride stalls.
Staff, the EDA’s legal counsel and Sherman Associates have reviewed the proposed amendment
to the construction agreement and recommend its approval.
Financial or budget considerations: None. This is a minor amendment to a previously approved
agreement and has no additional financial or budgetary impacts on the EDA.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: EDA Resolution
Prepared by: Dean Porter-Nelson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Karen Barton, EDA executive director, community development director
Approved by: Kim Keller, city manager
Economic development authority meeting of May 19, 2025 (Item No. 4a) Page 2
Title: Resolution approving amendment to cooperative construction agreement for Beltline park & ride - Ward 1
EDA Resolution No. 25-_____________
Approving an amendment to the cooperative construction agreement
with Metropolitan Council
Be it resolved by the board of commissioners (the “board”) of the St. Louis Park
Economic Development Authority (the “authority”) as follows:
Section 1. Recitals.
1.01. The authority and city council (the “city council”) of the City of St. Louis Park,
Minnesota (the “city”) have heretofore approved the establishment of the Beltline Station Tax
Increment Financing District No. 1 (the “TIF district no. 1”), a housing district, and Beltline Station
Tax Increment Financing District No. 2 (the “TIF district no. 2” and together with TIF district no. 1,
the “TIF districts”), a renewal and renovation district, within Redevelopment Project No. 1 (the
“project”).
1.02. The authority, and Beltline Development LLC, or an entity related thereto or
affiliated therewith (the “developer”), each own portions of certain property within the project
(the “development property”), which has been the subject of various agreements between the
parties for purposes of constructing a mixed-use development and related parking, including a
parking ramp serving in part as a park & ride facility for Metro Transit’s proposed Southwest
Light Rail Transit Beltline station on certain property in the project (the “development”).
1.03. The development includes an approximately 571-space parking ramp with
approximately 1,850 square feet of commercial space (including approximately 208 spaces to
serve mixed use component, approximately 95 spaces to serve the market rate housing
component, and approximately 268 spaces to be dedicated as public transit park & ride spaces)
and driver restroom (the “parking ramp component”).
1.04. Metropolitan Council and the authority entered into a cooperative construction
agreement, dated December 15, 2020, as amended by a first amendment to the cooperative
construction agreement, dated March 31, 2021 and a second amendment to the cooperative
construction agreement, dated July 24, 2023 (as heretofore amended, the “original cooperative
construction agreement”), which described the responsibilities of Metropolitan Council and the
authority with respect to the construction of the public transit parking ramp.
1.05. The authority and Metropolitan Council have negotiated and now propose to
execute amendment number three to the cooperative construction agreement (the “third
amendment to cooperative construction agreement”) to reflect the Metropolitan Council’s
increased contribution for total assistance in the amount of $3,484,167.
Section 2. Approval of documents.
2.01. The board hereby approves the third amendment to cooperative construction
agreement in substantially the form presented to the board, together with any related documents
Economic development authority meeting of May 19, 2025 (Item No. 4a) Page 3
Title: Resolution approving amendment to cooperative construction agreement for Beltline park & ride - Ward 1
necessary in connection therewith, including without limitation all documents, exhibits,
certifications, or consents referenced in or attached to such documents (collectively, the “grant
documents”).
2.02. The board hereby authorizes the president and executive director, in their
discretion and at such time, if any, as they may deem appropriate, to execute the grant documents
on behalf of the authority, and to carry out, on behalf of the authority, the authority’s obligations
thereunder when all conditions precedent thereto have been satisfied. The grant documents shall
be in substantially the forms on file with the authority and the approval hereby given to the grant
documents includes approval of such additional details therein as may be necessary and
appropriate and such modifications thereof, deletions therefrom and additions thereto as may be
necessary and appropriate and approved by legal counsel to the authority and by the officers
authorized herein to execute said documents prior to their execution; and said officers are hereby
authorized to approve said changes on behalf of the authority. The execution of any instrument by
the appropriate officers of the authority herein authorized shall be conclusive evidence of the
approval of such document in accordance with the terms hereof. This resolution shall not
constitute an offer and the grant documents shall not be effective until the date of execution
thereof as provided herein.
2.03. In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without further act or authorization
of the board by any duly designated acting official, or by such other officer or officers of the board
as, in the opinion of the city attorney, may act in their behalf. Upon execution and delivery of the
grant documents, the officers and employees of the Board are hereby authorized and directed to
take or cause to be taken such actions as may be necessary on behalf of the board to implement
the grant documents.
Section 3. Effective Date. This resolution shall be effective upon approval.
Reviewed for Administration: Adopted by the Economic Development
Authority May 19, 2025:
Karen Barton, executive director Sue Budd, president
Attest:
Melissa Kennedy, secretary
Meeting: Economic development authority
Meeting date: May 19, 2025
Consent agenda item: 4b
Executive summary
Title: Resolution approving amendment to subrecipient agreement for Beltline park & ride -
Ward 1
Recommended action: Motion to adopt Economic Development Authority (EDA) resolution
approving amendment to the Subrecipient Agreement with the Metropolitan Council for the
Southwest Light Rail Transit (SWLRT) Beltline Boulevard Station park & ride facility.
Policy consideration: Does the EDA approve the proposed amendment extending the term of
the subrecipient agreement with the Metropolitan Council related to the CMAQ grant for the
SWLRT Beltline Boulevard Station park & ride facility?
Summary: On Nov. 17, 2014, the city council approved a resolution authorizing submittal of a
federal Congestion Mitigation Air Quality (CMAQ) grant application for a structured parking
ramp to be located on the property immediately north of the SWLRT Beltline Boulevard Station
platform. The city, and subsequently the EDA, was awarded $6.4 million through the Federal
Transit Administration’s (FTA) CMAQ grant program that is regionally administered by the
Metropolitan Council (Met Council). Since that time, the EDA, the city, and Sherman Associates
with input from Met Council have prepared mutually acceptable redevelopment plans for the
6.6-acre Transit Oriented Development (TOD) site at the southeast quadrant of County State
Aid Highways (CSAH) 25 and Beltline Boulevard where the ramp, including the Met Council’s
268 park & ride stalls, will be constructed. On July 24, 2023, the EDA and the Sherman
Associates’ affiliate entered into a redevelopment contract under which Sherman Associates
agreed to construct the public/private parking ramp, including the Met Council’s park & ride
stalls, on behalf of the EDA.
On Oct. 21, 2019, the EDA approved a subrecipient agreement with the Met Council which
specified the terms under which the CMAQ grant funds would be disbursed to the EDA.
The proposed amendment extends the term of that agreement through March 30, 2026, by
which time the construction of the ramp must be completed. Staff and the EDA’s legal counsel
have reviewed the proposed amendment and recommend its approval.
Financial or budget considerations: None. This is a minor amendment to a previously approved
agreement and has no additional financial or budgetary impacts on the EDA.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: EDA Resolution
Prepared by: Dean Porter-Nelson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Karen Barton, EDA executive director, community development director
Approved by: Enter text, city manager
Economic development authority meeting of May 19, 2025 (Item No. 4b) Page 2
Title: Resolution approving amendment to subrecipient agreement for Beltline park & ride - Ward 1
EDA Resolution No. 25-_____________
Approving an amendment to the subrecipient grant agreement with
Metropolitan Council
Be it resolved by the board of commissioners (the “board”) of the St. Louis Park
Economic Development Authority (the “authority”) as follows:
Section 1. Recitals.
1.01. The authority and city council (the “city council”) of the City of St. Louis Park,
Minnesota (the “city”) have heretofore approved the establishment of the Beltline Station Tax
Increment Financing District No. 1 (the “TIF district no. 1”), a housing district, and Beltline Station
Tax Increment Financing District No. 2 (the “TIF district no. 2” and together with TIF district no. 1,
the “TIF districts”), a renewal and renovation district, within Redevelopment Project No. 1 (the
“project”).
1.02. The authority, and Beltline Development LLC, or an entity related thereto or
affiliated therewith (the “developer”), each own portions of certain property within the project
(the “development property”), which has been the subject of various agreements between the
parties for purposes of constructing a mixed-use development and related parking, including a
parking ramp serving in part as a park & ride facility for Metro Transit’s proposed Southwest
Light Rail Transit Beltline station on certain property in the project (the “development”).
1.03. The development includes an approximately 571-space parking ramp with
approximately 1,850 square feet of commercial space (including approximately 208 spaces to
serve mixed use component, approximately 95 spaces to serve the market rate housing
component, and approximately 268 spaces to be dedicated as public transit park & ride spaces)
and driver restroom (the “parking ramp component”).
1.04. In order to assist with the costs of the construction of the portion of the parking
ramp component containing 268 spaces to be dedicated as public transit park & ride spaces (the
“public transit parking ramp”), the authority applied for and received a Congestion Mitigation
and Air Quality Grant Contamination Cleanup Grant in the amount $6,453,054 (the “CMAQ
grant”) from Metropolitan Council from proceeds of a Congestion Mitigation Air Quality
(“CMAQ”) grant from the Federal Transit Administration.
1.05. Metropolitan Council and the authority entered into a subrecipient agreement -
Beltline Boulevard Station Park & Ride Project – METRO Green Line Light Rail Transit Extension -
Federal Congestion Mitigation and Air Quality (CMAQ) funding, as amended by a first
amendment to subrecipient agreement, dated August 6, 2023 (as heretofore amended, the
“original CMAQ grant agreement”). Proceeds of the CMAQ grant may be used for eligible
project components of public transit parking ramp (the “CMAQ grant-eligible activities”) as
described in the original CMAQ grant agreement.
Economic development authority meeting of May 19, 2025 (Item No. 4b) Page 3
Title: Resolution approving amendment to subrecipient agreement for Beltline park & ride - Ward 1
1.06. The authority and Metropolitan Council have negotiated and now propose to
execute a second amendment to subrecipient agreement with respect to the CMAQ grant (the
“second amendment to CMAQ grant agreement”) to update the project activity period.
Section 2. Approval of documents.
2.01. The board hereby approves the second amendment to CMAQ agreement in
substantially the form presented to the board, together with any related documents necessary in
connection therewith, including without limitation all documents, exhibits, certifications, or
consents referenced in or attached to such documents (collectively, the “grant documents”).
2.02. The board hereby authorizes the president and executive director, in their
discretion and at such time, if any, as they may deem appropriate, to execute the grant documents
on behalf of the authority, and to carry out, on behalf of the authority, the authority’s obligations
thereunder when all conditions precedent thereto have been satisfied. The grant documents shall
be in substantially the forms on file with the authority and the approval hereby given to the grant
documents includes approval of such additional details therein as may be necessary and
appropriate and such modifications thereof, deletions therefrom and additions thereto as may be
necessary and appropriate and approved by legal counsel to the authority and by the officers
authorized herein to execute said documents prior to their execution; and said officers are hereby
authorized to approve said changes on behalf of the authority. The execution of any instrument by
the appropriate officers of the authority herein authorized shall be conclusive evidence of the
approval of such document in accordance with the terms hereof. This resolution shall not
constitute an offer and the grant documents shall not be effective until the date of execution
thereof as provided herein.
2.03. In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without further act or authorization
of the board by any duly designated acting official, or by such other officer or officers of the board
as, in the opinion of the city attorney, may act in their behalf. Upon execution and delivery of the
grant documents, the officers and employees of the board are hereby authorized and directed to
take or cause to be taken such actions as may be necessary on behalf of the board to implement
the grant documents.
Section 3. Effective Date. This resolution shall be effective upon approval.
Reviewed for Administration: Adopted by the Economic Development
Authority May 19, 2025:
Karen Barton, executive director Sue Budd, president
Attest:
Melissa Kennedy, secretary
Meeting: Economic development authority
Meeting date: May 19, 2025
Public hearing: 5a
Executive summary
Title: Public hearing on proposed business subsidy for the Beltline Station redevelopment –
Ward 1
Recommended actions:
• Open the public hearing, take public testimony, and close the public hearing for the
proposed business subsidy with Beltline Mixed Use LLC.
Policy considerations: Does the Economic Development Authority (EDA) wish to provide a
business subsidy related to the Beltline Station redevelopment?
Summary: Since the financial assistance provided to the Beltline Station development is near
the state defined threshold of what is considered a “business subsidy” under Minnesota
Statutes sections 116J.993 through 116J.995, EDA legal counsel and Ehlers, the city’s financial
consultant, recommend that the city enter into a business subsidy agreement with Sherman
Associates related to the Beltline development.
The agreement is in accordance with the city’s business subsidy policy, which specifies that the
proposed business subsidy corrects conditions that permit designation of a renewal and
renovation tax increment financing district, improves public infrastructure including sewers,
storm sewers and streets, and removes contaminated soils. In addition, staff recommends
setting the job and wage goals at zero after the public hearing, since the goal of the financial
assistance is a redevelopment that provides for mixed use, transit-oriented development.
In addition to the discussion below, which provides an overview of financial assistance to the
redevelopment, amendments to the redevelopment contracts that define financial assistance
to the redevelopment are fully described in the May 19, 2025 EDA staff report titled “Approve
resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1”. That staff
report asks the EDA to consider a motion to adopt a resolution that includes information
related to business subsidy among other items related to the Beltline Station redevelopment. In
accordance with state statute related to business subsidy, a public hearing is required before
this resolution can be considered by the EDA.
Financial or budget considerations: The proposed cumulative financial assistance of $15.83
million for the Beltline development is slightly less than the previous proposal of $16.36 million
described in a Feb. 12, 2024 staff report. The total assistance for the mixed-use district, which
also includes the parking and market rate housing, is $13.232 million and the total assistance
for the affordable district is $2.598 million. The Pay-As-You-Go Tax Increment Financing (TIF)
notes are slightly lower and are partly offset with a new $1.175 million Affordable Housing
Trust Fund (AHTF) commitment.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion
Prepared by: Dean Porter-Nelson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Karen Barton, community development director, EDA executive director
Approved by: Kim Keller, city manager
Economic development authority meeting of May 19, 2025 (Item No. 5a) Page 2
Title: Public hearing on proposed business subsidy for the Beltline Station redevelopment – Ward 1
Discussion
Background: The Beltline Station redevelopment site is located at the southeast corner of
County State Aid Highway (CSAH) 25 and Belt Line Boulevard and consists of 6.6 acres. Sherman
Associates (“redeveloper”) owns approximately 1.5 acres of the site and seeks to acquire the
remaining five (5) acres from the EDA. The redeveloper plans to construct a major $147.5
million transit-oriented development with the following components:
• Seven-story mixed-use building with six levels of market rate housing (152 units) and
approximately 21,000 square feet of neighborhood commercial space.
• Four-story all affordable apartment building with 82 units and underground parking,
including 39 units at 60% Area Median Income (AMI), 23 units at 50% AMI and 20 units
at 30% AMI. The prior proposal was 77 units at 60% AMI and five (5) units at 30% AMI.
• Five-story market rate apartment building with 146 units and underground parking.
• 592-stall parking ramp, including 268 park & ride stalls required by the Metropolitan
Council (Met Council).
The development will exceed both the city’s inclusionary housing policy requirements and the
city’s green building policy requirements through LEED certification across the mixed-use
district and achievement of Enterprise Green Communities standards for the affordable
building. The redeveloper will also comply with the city’s diversity, equity and inclusion policy,
even though this policy was adopted several years after initial contract agreements. The
redeveloper will also be utilizing union labor throughout the development’s construction.
Present considerations:
Business subsidy: The financial assistance being provided to Sherman Associates to facilitate
the market rate components of its Beltline Station development is near the threshold of what is
considered a “business subsidy” under Minnesota Statutes sections 116J.993 through 116J.995.
A business subsidy is considered an investment in the city and is meant to encourage desirable
development and/or redevelopment that benefits the city. A business subsidy is required to
meet the “but for” test, meaning but for the provision of public financing assistance, the
redevelopment would not occur.
Since the financial assistance provided to the Beltline Station Development is near the state
defined threshold of what is considered a business subsidy, EDA legal counsel and Ehlers, the
city’s financial consultant, recommend that the city enter into a business subsidy agreement
with Sherman Associates related to the Beltline development as a precaution to ensure
compliance with state statutes. The agreement is in accordance with the city’s business subsidy
policy, which specifies that the proposed business subsidy corrects conditions that permits
designation of a renewal and renovation tax increment financing district, improves public
infrastructure including sewers, storm sewers and streets and removes contaminated soils.
Since the goal of the financial assistance is a redevelopment that provides for mixed use,
transit-oriented development and not specifically job creation or retention, the wage and job
goals may be set to zero in the agreement in accordance with the business subsidy act.
Economic development authority meeting of May 19, 2025 (Item No. 5a) Page 3
Title: Public hearing on proposed business subsidy for the Beltline Station redevelopment – Ward 1
Proposed financial assistance: In July 2023, the EDA approved a contract for private
development related to the market rate and mixed-use components and parking ramp to
facilitate the Beltline Station development.
The proposed cumulative financial assistance of $15.83 million for the Beltline development is
slightly less than the previous proposal of $16.36 million described in the Feb. 12, 2024 staff
report. The total assistance for the mixed use district is $13.232 million and the total assistance
for the affordable district is $2.598 million.
The latest proposed financial package, totaling $15.83 million in assistance, is slightly lower
than the assistance package approved in 2023 due to a lower present value of the Pay-As-You-
Go TIF notes. The decrease in the Pay-As-You-Go TIF is somewhat offset by an increased
Affordable Housing Trust Fund (AHTF) award including $1.175 million in additional assistance
on top of the prior award.
Beltline Station development financial assistance summary
Site component TIF Note
amount
AHTF (from
pooled TIF)
Spending plan
pooled TIF
Bridge loan
forgiveness
Total assistance
Beltline Station 1 TIF District (affordable component)
Affordable $804,800
26 years $1.793 million NA NA $2.598 million
Beltline Station 2 TIF District (mixed-use, market rate & parking components)
Mixed-use $4.423 million
16 years NA $1,704,000 $989,639
$13.232 million Market rate
Parking ramp
$4.905 million
$1.21 million
16 years
NA NA NA
Total financial
assistance $11.342 million $1.793 million $1,704 million $989,639* $15.83 million
*A bridge loan was provided to Sherman Associates to purchase the “Vision Bank parcel” at
4725 Hwy 7 for approximately $3 million of which Sherman Associates had paid $2 million. The
EDA and city council previously approved the use of pooled TIF to forgive the remaining balance
of $989,639.
Summary of prior actions:
A summary of all previous actions is provided in the table below. Additional details on actions
prior to Feb. 5, 2024 are included in the study session packet for Feb. 12, 2024, pages 8-13.
Action Date
Vision for Beltline Blvd Station area completed. 2008 - 2011
Beltline Area Framework & Design Guidelines completed. June 2012
(Southwest Light Rail Transit) SWLRT Project Office and city begin work on a
joint mixed-use development concept for Beltline Station.
2013
The EDA acquired properties at 4601 Highway 7 & 3130 Monterey Avenue
South.
December 2013
Economic development authority meeting of May 19, 2025 (Item No. 5a) Page 4
Title: Public hearing on proposed business subsidy for the Beltline Station redevelopment – Ward 1
Action Date
City council approved a resolution authorizing the submission of Congestion
Mitigation Air Quality (CMAQ) grant application to FTA for partial funding to
construct a parking ramp rather than a surface parking lot at Beltline Station
to fulfill SWLRT park & ride requirements.
November 2014
The federal government awarded the city $7.56 million to construct a park &
ride parking ramp with 531-stalls.
September 2015
The EDA and Met Council submitted an amendment to the federal
government related to SWLRT to reduce the number of park & ride spaces at
Beltline Station from 531 stalls to 268 stalls. This request was approved in
late 2016, and the CMAQ grant award was accordingly reduced to $6.4
million
April 2016
The EDA distributed a request for proposals to prospective developers for
the Beltline Station Redevelopment Site.
July 2017
The EDA entered into a preliminary development agreement with Sherman
Associates to develop the Beltline Station site.
February 2018
The EDA provided a bridge loan to Sherman Associates to enable its
purchase of the former Vision Bank property to facilitate more than just
transit parking on the western side of the Redevelopment Site. Soon after,
Sherman Associates closed on the property acquisition and the Met Council
placed a transit easement over the property restricting the property use to a
public park & ride facility and requiring 268 park & ride spaces be available
prior to revenue service of the SWLRT.
April 2019
The EDA and the city council approved the first amendment to the
preliminary development agreement.
June 2019
The EDA approved a subrecipient agreement with the Metropolitan Council
which specified the terms under which the CMAQ funds would be disbursed
to the EDA.
October 2019
The EDA entered into a cooperative construction agreement with the Met
Council to construct the parking ramp.
November 2020
The EDA discussed Sherman Associates financial assistance request and
approved a second amendment to the preliminary development agreement
and received a staff report outlining the details of the proposed Beltline
Station development.
June 2021
The EDA received a report providing an update on the status of the
development and issues related to high groundwater on site.
November 2021
Sherman Associates received a tax-exempt bond allocation of $13.7 million
from Minnesota Management and Budget (MMB) to help finance Beltline
Station’s all affordable component. The redeveloper has received several
extensions to the start date, which is currently anticipated to be mid-April
2024.
January 2022
The city council approved the comprehensive plan amendment. March 2022
The city council approved various vacation requests, a preliminary and final
plat, and a preliminary and final planned unit development for the Beltline
Station development.
April 2022
Economic development authority meeting of May 19, 2025 (Item No. 5a) Page 5
Title: Public hearing on proposed business subsidy for the Beltline Station redevelopment – Ward 1
Action Date
The EDA held a public hearing regarding the issuance of the tax-exempt bond
allocation for Beltline Station’s affordable housing component.
May 2022
Sherman Associates submitted a building permit application for the all-
affordable building.
May 23, 2022
The EDA and the city council approved the Beltline Station 1 TIF District and
Beltline Station 2 TIF District.
June 6, 2022
The EDA and the city council approved the contract for private
redevelopment for Beltline Station 1 TIF District and the purchase agreement
related to the land sale for the complete development.
June 20, 2022
Sherman Associates closed on the affordable building’s bond financing. July 1, 2022
The EDA approved a first amendment to the purchase agreement pushing
the closing date back to June 30, 2023 to allow all parties time to finalize
contracts.
Dec. 5, 2022
Sherman Associates signed term sheets with their lenders for the
development‘s market rate components. Closing was required to occur by
June 30, 2023.
February 2023
The EDA approved an early start and right-of-entry on the affordable
building site to allow cleanup activities to commence prior to April 1, 2023 to
preserve a DEED clean-up grant in the amount of $418,547.
March 20, 2023
Sherman Associates began cleanup activities on the affordable building site. March 30, 2023
Sherman Associates submitted a building permit application and plans for
the market rate components.
May 5, 2023
The EDA received a report outlining a recommendation for an amended
financial assistance package to bring the development to fruition.
May 15, 2023
Sherman Associates submitted a building permit application and plans for
the mixed-use components.
May 18, 2023
The EDA approved an amendment to the property purchase agreement and
contract for private development related to the affordable components to
move the required closing date from June 30, 2023, to Sept. 15, 2023
June 5, 2023
Sherman Associates submitted a building permit application and plans for
the parking ramp.
June 12, 2023
The EDA held a public hearing on an amendment to the purchase agreement. July 17, 2023
The EDA and the city council approved an amendment to the purchase
agreement, and the contract for private development related to the market
rate and mixed-use components of the development.
July 24, 2023
Sherman Associates and the EDA published legal notices to start the public
bidding process of the parking ramp.
July 27, 2023
Bidding closed on the parking ramp and the lowest bid was approximately
$5.7 million higher than estimated.
Aug. 28, 2023
The Met Council considered the original ramp bid solicitation as proof that
the construction of the ramp commenced, thereby meeting the required
start date of Sept. 30, 2023 to preserve the $6.4 million CMAQ grant.
Sept. 30, 2023
The city council approved a minor amendment to the planned unit
development zoning district to redesign the parking ramp’s façade to reduce
Oct. 2, 2023
Economic development authority meeting of May 19, 2025 (Item No. 5a) Page 6
Title: Public hearing on proposed business subsidy for the Beltline Station redevelopment – Ward 1
Action Date
the ramp’s construction costs.
The EDA and the city council approved amendments to the purchase
agreement and various contracts to extend the commencement and
completion dates of the development.
Oct. 10, 2023
Sherman Associates and the EDA published legal notices to start the second
round of public bidding process for the redesigned parking ramp.
Nov. 9, 2023
The Met Council approved an amendment to the cooperative construction
agreement with the EDA to increase their financial assistance to the public
parking portion of the ramp by $984,167 for a total contribution of
$3,484,167.
Dec. 13, 2023
Public bidding closed on the parking ramp. The lowest bid was submitted by
Dolar Construction for $20.2 million. The bid was approximately $1.7 million
higher than estimated in the redeveloper’s proforma.
Jan. 20, 2024
The EDA and city provided a letter stating it will not declare Sherman
Associates in default since the expiration date of the contracts was Jan. 31,
2024 to preserve the development’s financing.
Feb. 5, 2024
The city council approved a one-year extension of the approval of the final
plat to April 2025.
March 2024
Sherman Associates and the EDA published legal notices to start the third
round of public bidding process for the parking ramp.
Jan. 23, 2025
Public bidding closed on the parking ramp. The lowest bid was submitted by
Donar Construction for $18.96 million. The bid was approximately $1.2
million lower than the bid submitted one year prior, contributing to the
current financial feasibility of the redevelopment.
March 4, 2025
The city council approved an extension of the approval of the final plat to
Dec. 31, 2025 to allow the developer needed time to close on the property.
March 17, 2025
Meeting: Economic development authority
Meeting date: May 19, 2025
Public hearing: 5b
Executive summary
Title: Public hearing for purchase agreement amendments with Sherman Associates for Beltline
Station - Ward 1
Recommended actions:
• Open the public hearing, take public testimony, and close the public hearing for the
proposed amendments to the purchase agreement with an affiliate of Sherman Associates.
Policy considerations: Does the Economic Development Authority (EDA) wish to amend the
purchase agreement with Sherman Associates to facilitate the Beltline Station redevelopment?
Summary: Sherman Associates has a purchase agreement originally dated June 2022 to acquire
EDA-owned property at the southeast corner of County Road 25 (County State Aid Highway 25)
and Beltline Boulevard to construct a mixed-use, market rate and affordable multi-family
residential and commercial development and related parking, including a parking ramp serving
in part as a park & ride facility for Metro Transit’s proposed Southwest Light Rail Transit
(SWLRT) Beltline station on certain property in the project.
Amendments to the purchase agreement would extend the date, increase the purchase price
paid by the developer and amend the timing of the payments. The amendments are described
in the discussion below and are included in identical form within the May 19, 2025 EDA staff
report titled “Approve resolutions related to Sherman Associates’ Beltline Station
redevelopment - Ward 1”. That staff report asks the EDA to consider a motion to adopt a
resolution which includes an amended purchase agreement and other related documents.
Because the resolution includes the terms of a property sale, state statute requires a public
hearing before this resolution can be considered by the EDA.
Financial or budget considerations: The proposed cumulative financial assistance of $15.83
million for the Beltline development is slightly less than the previous proposal of $16.36 million
described in the Feb. 12, 2024 staff report. The Pay-As-You-Go Tax Increment Financing (TIF)
notes are slightly lower and are partly offset with a new $1.175 million Affordable Housing
Trust Fund (AHTF) commitment.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion
Prepared by: Dean Porter-Nelson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Karen Barton, community development director, EDA executive director
Approved by: Kim Keller, city manager
Discussion
Economic development authority meeting of May 19, 2025 (Item No. 5b) Page 2
Title: Public hearing for purchase agreement amendments with Sherman Associates for Beltline Station - Ward 1
Amendments to the purchase agreement including repayment terms for the purchase price of
the land:
An appraisal of the EDA’s property provided a value of $3.39 million. Based on the appraisal,
the EDA agreed to sell the property for the market rate components to Sherman Associates for
$3 million and the property for the affordable component for $1 and transfer $390,000 in
pooled tax increment to the Development Fund to compensate itself for the remaining
$390,000 land value reflected in the lender’s appraisal.
It is proposed that the terms of the purchase agreement be amended as follows:
• The purchase agreement is extended until July 31, 2025.
• Sherman Associates will now pay the full $3.39 million appraised value of the land; the
timing of the payments will change.
• The full $3.39 million will be repaid through a purchase price note.
o Sherman Associates would pay $1 for the affordable parcel at closing and would
pay a minimum of $2 million and up to the full $3.39 million at the time that they
refinance the construction loan, based on available refinancing proceeds.
o Any remaining balance after refinancing would convert to a payable, amortizing
loan fully repayable by Sherman Associates.
Although this structure gives Sherman Associates an extended repayment timeline, it also
reduces the EDA's financial contribution to the redevelopment by $390,000, not including any
accrued interest. In terms of supporting redevelopment of the parcel, this structure lowers the
amount Sherman Associates needs to finance as part of the construction loans and contributes
to the financial feasibility of the redevelopment.
Summary of prior actions:
A summary of all previous actions is provided in the table below. Additional details on actions
prior to Feb. 5, 2024 are included in the study session packet for Feb. 12, 2024, pages 8-13.
Action Date
Vision for Beltline Blvd Station area completed. 2008 - 2011
Beltline Area Framework & Design Guidelines completed. June 2012
(Southwest Light Rail Transit) SWLRT Project Office and city begin work on a
joint mixed-use development concept for Beltline Station.
2013
The EDA acquired properties at 4601 Highway 7 & 3130 Monterey Avenue
South.
December 2013
City council approved a resolution authorizing the submission of Congestion
Mitigation Air Quality (CMAQ) grant application to FTA for partial funding to
construct a parking ramp rather than a surface parking lot at Beltline Station
to fulfill SWLRT park & ride requirements.
November 2014
The federal government awarded the city $7.56 million to construct a park &
ride parking ramp with 531-stalls.
September 2015
The EDA and Met Council submitted an amendment to the federal
government related to SWLRT to reduce the number of park & ride spaces at
Beltline Station from 531 stalls to 268 stalls. This request was approved in
late 2016, and the CMAQ grant award was accordingly reduced to $6.4
April 2016
Economic development authority meeting of May 19, 2025 (Item No. 5b) Page 3
Title: Public hearing for purchase agreement amendments with Sherman Associates for Beltline Station - Ward 1
Action Date
million
The EDA distributed a request for proposals to prospective developers for
the Beltline Station Redevelopment Site.
July 2017
The EDA entered into a preliminary development agreement with Sherman
Associates to develop the Beltline Station site.
February 2018
The EDA provided a bridge loan to Sherman Associates to enable its
purchase of the former Vision Bank property to facilitate more than just
transit parking on the western side of the Redevelopment Site. Soon after,
Sherman Associates closed on the property acquisition and the Met Council
placed a transit easement over the property restricting the property use to a
public park & ride facility and requiring 268 park & ride spaces be available
prior to revenue service of the SWLRT.
April 2019
The EDA and the city council approved the first amendment to the
preliminary development agreement.
June 2019
The EDA approved a subrecipient agreement with the Metropolitan Council
which specified the terms under which the CMAQ funds would be disbursed
to the EDA.
October 2019
The EDA entered into a cooperative construction agreement with the Met
Council to construct the parking ramp.
November 2020
The EDA discussed Sherman Associates financial assistance request and
approved a second amendment to the preliminary development agreement
and received a staff report outlining the details of the proposed Beltline
Station development.
June 2021
The EDA received a report providing an update on the status of the
development and issues related to high groundwater on site.
November 2021
Sherman Associates received a tax-exempt bond allocation of $13.7 million
from Minnesota Management and Budget (MMB) to help finance Beltline
Station’s all affordable component. The redeveloper has received several
extensions to the start date, which is currently anticipated to be mid-April
2024.
January 2022
The city council approved the comprehensive plan amendment. March 2022
The city council approved various vacation requests, a preliminary and final
plat, and a preliminary and final planned unit development for the Beltline
Station development.
April 2022
The EDA held a public hearing regarding the issuance of the tax-exempt bond
allocation for Beltline Station’s affordable housing component.
May 2022
Sherman Associates submitted a building permit application for the all-
affordable building.
May 23, 2022
The EDA and the city council approved the Beltline Station 1 TIF District and
Beltline Station 2 TIF District.
June 6, 2022
The EDA and the city council approved the contract for private
redevelopment for Beltline Station 1 TIF District and the purchase agreement
related to the land sale for the complete development.
June 20, 2022
Sherman Associates closed on the affordable building’s bond financing. July 1, 2022
Economic development authority meeting of May 19, 2025 (Item No. 5b) Page 4
Title: Public hearing for purchase agreement amendments with Sherman Associates for Beltline Station - Ward 1
Action Date
The EDA approved a first amendment to the purchase agreement pushing
the closing date back to June 30, 2023 to allow all parties time to finalize
contracts.
Dec. 5, 2022
Sherman Associates signed term sheets with their lenders for the
development‘s market rate components. Closing was required to occur by
June 30, 2023.
February 2023
The EDA approved an early start and right-of-entry on the affordable
building site to allow cleanup activities to commence prior to April 1, 2023 to
preserve a DEED clean-up grant in the amount of $418,547.
March 20, 2023
Sherman Associates began cleanup activities on the affordable building site. March 30, 2023
Sherman Associates submitted a building permit application and plans for
the market rate components.
May 5, 2023
The EDA received a report outlining a recommendation for an amended
financial assistance package to bring the development to fruition.
May 15, 2023
Sherman Associates submitted a building permit application and plans for
the mixed-use components.
May 18, 2023
The EDA approved an amendment to the property purchase agreement and
contract for private development related to the affordable components to
move the required closing date from June 30, 2023, to Sept. 15, 2023
June 5, 2023
Sherman Associates submitted a building permit application and plans for
the parking ramp.
June 12, 2023
The EDA held a public hearing on an amendment to the purchase agreement. July 17, 2023
The EDA and the city council approved an amendment to the purchase
agreement, and the contract for private development related to the market
rate and mixed-use components of the development.
July 24, 2023
Sherman Associates and the EDA published legal notices to start the public
bidding process of the parking ramp.
July 27, 2023
Bidding closed on the parking ramp and the lowest bid was approximately
$5.7 million higher than estimated.
Aug. 28, 2023
The Met Council considered the original ramp bid solicitation as proof that
the construction of the ramp commenced, thereby meeting the required
start date of Sept. 30, 2023 to preserve the $6.4 million CMAQ grant.
Sept. 30, 2023
The city council approved a minor amendment to the planned unit
development zoning district to redesign the parking ramp’s façade to reduce
the ramp’s construction costs.
Oct. 2, 2023
The EDA and the city council approved amendments to the purchase
agreement and various contracts to extend the commencement and
completion dates of the development.
Oct. 10, 2023
Sherman Associates and the EDA published legal notices to start the second
round of public bidding process for the redesigned parking ramp.
Nov. 9, 2023
The Met Council approved an amendment to the cooperative construction
agreement with the EDA to increase their financial assistance to the public
parking portion of the ramp by $984,167 for a total contribution of
$3,484,167.
Dec. 13, 2023
Economic development authority meeting of May 19, 2025 (Item No. 5b) Page 5
Title: Public hearing for purchase agreement amendments with Sherman Associates for Beltline Station - Ward 1
Action Date
Public bidding closed on the parking ramp. The lowest bid was submitted by
Dolar Construction for $20.2 million. The bid was approximately $1.7 million
higher than estimated in the redeveloper’s proforma.
Jan. 20, 2024
The EDA and city provided a letter stating it will not declare Sherman
Associates in default since the expiration date of the contracts was Jan. 31,
2024 to preserve the development’s financing.
Feb. 5, 2024
The city council approved a one-year extension of the approval of the final
plat to April 2025.
March 2024
Sherman Associates and the EDA published legal notices to start the third
round of public bidding process for the parking ramp.
Jan. 23, 2025
Public bidding closed on the parking ramp. The lowest bid was submitted by
Donar Construction for $18.96 million. The bid was approximately $1.2
million lower than the bid submitted one year prior, contributing to the
current financial feasibility of the redevelopment.
March 4, 2025
The city council approved an extension of the approval of the final plat to
Dec. 31, 2025 to allow the developer needed time to close on the property.
March 17, 2025
Meeting: Economic development authority
Meeting date: May 19, 2025
Consent agenda item: 6a
Executive summary
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment -
Ward 1
Recommended actions:
•Motion to adopt Economic Development Authority (EDA) resolution approving an amended
and restated market rate housing and mixed-use redevelopment contract for private
development, approving an amended purchase agreement, approving a business subsidy
agreement and other related documents.
•Motion to adopt EDA resolution approving an amended and restated affordable housing
redevelopment contract for private development with an affiliate of Sherman Associates,
and other related documents.
•Motion to adopt EDA resolution approving an early start agreement for minimal site
preparation.
Policy considerations: Does the EDA support amending the existing Beltline Station market rate
contract, affordable housing contract, the purchase agreement and other related documents as
proposed? Does the EDA support an early start right of entry agreement for minimal site
preparation of subject EDA-owned parcels prior to closing?
Summary: An affiliate of Sherman Associates has a purchase agreement originally dated June
2022, to acquire EDA-owned property at the southeast corner of County Road 25 and Beltline
Boulevard. The redeveloper has redevelopment contracts, planning approvals, and financing for
a $147.5 million redevelopment with 380 units of housing, including 21% (82) affordable units,
21,000 square feet of commercial space and a parking ramp with 592 stalls, including Green
Line Extension Light Rail Transit park & ride stalls. The redevelopment effort has faced adverse
economic conditions and challenges that stalled commencement of the project as explained in
the Feb. 12, 2024 staff report.
The redevelopment is now financially feasible. Sherman Associates is prepared to close on
financing and the land and begin construction on the mixed-use and market rate buildings and
parking ramp structure prior to July 13, 2025. Closing on financing for the affordable housing
building is anticipated to occur prior to the second quarter of 2026. To facilitate the closings,
the redeveloper seeks various contract amendments, extensions and right of entry agreement.
Financial or budget considerations: The proposed cumulative financial assistance of $15.83
million for the Beltline development is slightly less than the previous proposal of $16.36 million
described in the Feb. 12, 2024 staff report. The Pay-As-You Go Tax Increment Financing (TIF)
notes are slightly lower and are partly offset with a new $1.175 million Affordable Housing
Trust Fund (AHTF) commitment.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion, EDA resolutions
Prepared by: Dean Porter-Nelson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Karen Barton, community development director, EDA executive director
Approved by: Kim Keller, city manager
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 2
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Discussion
Background: The Beltline Station redevelopment site is located at the southeast corner of
County State Aid Highway (CSAH) 25 and Belt Line Boulevard and consists of 6.6 acres. Sherman
Associates (redeveloper) owns approximately 1.5 acres of the site and seeks to acquire the
remaining five (5) acres from the EDA. The redeveloper plans to construct a major $147.5
million transit-oriented development with the following components:
• Seven-story mixed-use building with six levels of market rate housing (152 units) and
approximately 21,000 square feet of neighborhood commercial space.
• Four-story all affordable apartment building with 82 units and underground parking,
including 39 units at 60% Area Median Income (AMI), 23 units at 50% AMI, and 20 units
at 30% AMI. This is a change from the prior proposal of 77 units at 60% AMI and five (5)
units at 30% AMI.
• Five-story market rate apartment building with 146 units and underground parking.
• 592-stall parking ramp, including 268 park & ride stalls required by the Metropolitan
Council.
The development will exceed both the city’s inclusionary housing policy requirements and the
city’s green building policy requirements through LEED certification across the mixed-use
district and achievement of Enterprise Green Communities standards for the affordable
building. The redeveloper will also comply with the city’s diversity, equity and inclusion policy,
even though this policy was adopted several years after initial contract agreements. The
redeveloper will also be utilizing union labor throughout the development’s construction.
Site information and public infrastructure needs:
The subject site is located in the Triangle neighborhood immediately north of the Southwest
Light Rail (SWLRT) Beltline Boulevard Station. It comprises four tracts of land, most of which is
owned by the city’s Economic Development Authority (EDA) as shown below:
Beltline Station property map showing existing site conditions
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 3
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
The development site comprises the following properties:
• 4601 Highway 7 (owned by the EDA)
• 3130 Monterey Avenue South (owned by the EDA)
• Right of way (owned by the EDA)
• 4725 Highway 7 (owned by Beltline Development LLC, an affiliate of Sherman
Associates)
It has long been assumed that there would be numerous challenges redeveloping the subject
site given the wetland, high water table and known contamination as well as the number and
size of the utilities traversing the property. This assumption was borne out through due
diligence which verified that there are significant extraordinary costs associated with
redeveloping the site along with other required costs. These extraordinary site development
costs include but are not limited to utility relocations (some of which are very large), wetland
mitigation, environmental remediation, shoring and other site work; all of which need to be
completed at the outset to make the site construction-ready. Due to these extraordinary site
costs, the project has to be developed in a single phase, adding additional cost to the project.
To prepare the site for a major mixed-use development, a number of significant public
infrastructure updates need to occur, including:
• Relocation of an existing 66-inch storm sewer pipe running north to south through the
site connecting storm water from north of CSAH 25 to Bass Lake Preserve and creation
of a public storm trap.
• Relocation of dual-force sewer mains running underneath the former frontage road.
• Reconstruction and redesign of the backage road to facilitate commercial and
residential traffic into the site.
• Completion of Monterey Avenue South and the installation of new water and sewer
lines within the street.
• Creation of a public plaza at the base of the pedestrian bridge staircase.
• Installation of sidewalks and multi-use trails surrounding the site.
• Installation of public streetlights.
Rendering of proposed Beltline Station development
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 4
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
City Strategic Priorities:
The Beltline Station development serves to advance all five of the city’s strategic priorities,
achieves the vision, goals and objectives that were envisioned by the EDA and the city council
when the request for proposals (RFP) was issued in 2017, and achieves many of the goals and
strategies identified in the city’s 2040 Comprehensive Plan:
• St. Louis Park is committed to being a leader in racial equity and inclusion in order to
create a more just and inclusive community for all.
o The development provides 82 all-affordable units, including a new unit mix
prioritizing significantly deeper affordability. This includes 39 units at 60% AMI,
23 units at 50% AMI, and 20 units at 30% AMI. The redeveloper is applying for
project-based vouchers (PBVs) from the St. Louis Park Housing Authority.
o The developer will also be utilizing union labor throughout the development’s
construction.
o The development also provides approximately 21,000 SF of neighborhood
commercial space, creating opportunities for small businesses and employment.
o The redeveloper will be adhering to the city’s diversity, equity and inclusion
policy goals and quarterly reports and will adhere to federal disadvantaged
business hiring goals pertaining to the construction of the public parking ramp.
o Sherman Associates is committed to advancing equitable developments and
utilizing their projects to advance social, racial and economic equity.
• St. Louis Park is committed to continue to lead in environmental stewardship.
o The development exceeds the city’s green building policy requirements as
amended in July 2020. The redeveloper intends to use Enterprise Green
Communities as its design rating system for the all-affordable building, which is a
requirement of the Low-Income Housing Tax Credit (LIHTC) allocation, and
intends to seek LEED Certification for the market rate buildings. Both rating
systems meet the requirements of the green building policy. Specific sustainable
features are outlined further in this report.
o Sherman Associates developed, owns and operates two off-site solar gardens
under Xcel Energy’s community solar program, which it plans to access to offset
some of the Beltline buildings’ energy needs. Additionally, building tenants could
subscribe to Sherman Associate’s solar gardens for their energy needs under the
community solar program.
o The redevelopment site contains contaminated soils which will be mitigated by
this development.
o The redevelopment site does not currently contain any stormwater management
practices, which will be addressed during construction.
• St. Louis Park is committed to providing a variety of options for people to make their
way around the city comfortably, safely and reliably.
o Beltline Station development provides for a signature transit-oriented
development at the Beltline Boulevard light rail station.
o Provides multi-use trails, sidewalks and bike lanes around and through the site to
create a development that is truly designed for people first, then bikes, transit
and then for cars per the goals of the city’s 2040 Comprehensive Plan.
o The development includes approximately 21,000 square feet of neighborhood
commercial space providing employment opportunities for Beltline Station
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 5
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
residents and the surrounding neighborhood, which also reduces dependence on
motorized vehicles to get to work.
o Provides 268 park & ride spaces for the Metro Greenline Extension/Southwest
Light Rail to facilitate greater light rail ridership in the metro.
• St. Louis Park is committed to creating opportunities to build social capital through
community engagement.
o There was a robust public process for the planning of the Beltline Station area
and the rezoning process. Additionally, the redeveloper sought input from
community members on future commercial uses within the development and
amenities related to the affordable components.
o The site is designed to facilitate social building opportunities through
placemaking. The development includes pocket parks that are privately owned
but accessible to the public for recreation and community building.
o Public art is required to be installed and the community will be involved with the
process of artist and art selection.
A summary of all previous actions related to the proposed redevelopment is provided in the
table below. Additional details on actions prior to 2.5.2024 are included in the study session
packet for Feb. 12, 2024, pages 8-13.
Action Date
Vision for Beltline Blvd Station area completed. 2008 - 2011
Beltline Area Framework & Design Guidelines completed. June 2012
(Southwest Light Rail Transit) SWLRT Project Office and city begin work on a
joint mixed-use development concept for Beltline Station.
2013
The EDA acquired properties at 4601 Highway 7 & 3130 Monterey Avenue
South.
December 2013
City council approved a resolution authorizing the submission of Congestion
Mitigation Air Quality (CMAQ) grant application to FTA for partial funding to
construct a parking ramp rather than a surface parking lot at Beltline Station
to fulfill SWLRT park & ride requirements.
November 2014
The federal government awarded the city $7.56 million to construct a park &
ride parking ramp with 531-stalls.
September 2015
The EDA and Met Council submitted an amendment to the federal
government related to SWLRT to reduce the number of park & ride spaces at
Beltline Station from 531 stalls to 268 stalls. This request was approved in
late 2016, and the CMAQ grant award was accordingly reduced to $6.4
million
April 2016
The EDA distributed a request for proposals to prospective developers for
the Beltline Station Redevelopment Site.
July 2017
The EDA entered into a preliminary development agreement with Sherman
Associates to develop the Beltline Station site.
February 2018
The EDA provided a bridge loan to Sherman Associates to enable its
purchase of the former Vision Bank property to facilitate more than just
transit parking on the western side of the Redevelopment Site. Soon after,
Sherman Associates closed on the property acquisition and the Met Council
April 2019
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 6
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Action Date
placed a transit easement over the property restricting the property use to a
public park & ride facility and requiring 268 park & ride spaces be available
prior to revenue service of the SWLRT.
The EDA and the city council approved the first amendment to the
preliminary development agreement.
June 2019
The EDA approved a subrecipient agreement with the Metropolitan Council
which specified the terms under which the CMAQ funds would be disbursed
to the EDA.
October 2019
The EDA entered into a cooperative construction agreement with the Met
Council to construct the parking ramp.
November 2020
The EDA discussed Sherman Associates financial assistance request and
approved a second amendment to the preliminary development agreement
and received a staff report outlining the details of the proposed Beltline
Station development.
June 2021
The EDA received a report providing an update on the status of the
development and issues related to high groundwater on site.
November 2021
Sherman Associates received a tax-exempt bond allocation of $13.7 million
from Minnesota Management and Budget (MMB) to help finance Beltline
Station’s all affordable component. The redeveloper has received several
extensions to the start date, which is currently anticipated to be mid-April
2024.
January 2022
The city council approved the comprehensive plan amendment. March 2022
The city council approved various vacation requests, a preliminary and final
plat, and a preliminary and final planned unit development for the Beltline
Station development.
April 2022
The EDA held a public hearing regarding the issuance of the tax-exempt bond
allocation for Beltline Station’s affordable housing component.
May 2022
Sherman Associates submitted a building permit application for the all-
affordable building.
May 23, 2022
The EDA and the city council approved the Beltline Station 1 TIF District and
Beltline Station 2 TIF District.
June 6, 2022
The EDA and the city council approved the contract for private
redevelopment for Beltline Station 1 TIF District and the purchase agreement
related to the land sale for the complete development.
June 20, 2022
Sherman Associates closed on the affordable building’s bond financing. July 1, 2022
The EDA approved a first amendment to the purchase agreement pushing
the closing date back to June 30, 2023 to allow all parties time to finalize
contracts.
Dec. 5, 2022
Sherman Associates signed term sheets with their lenders for the
development‘s market rate components. Closing was required to occur by
June 30, 2023.
February 2023
The EDA approved an early start and right-of-entry on the affordable
building site to allow cleanup activities to commence prior to April 1, 2023 to
preserve a DEED clean-up grant in the amount of $418,547.
March 20, 2023
Sherman Associates began cleanup activities on the affordable building site. March 30, 2023
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 7
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Action Date
Sherman Associates submitted a building permit application and plans for
the market rate components.
May 5, 2023
The EDA received a report outlining a recommendation for an amended
financial assistance package to bring the development to fruition.
May 15, 2023
Sherman Associates submitted a building permit application and plans for
the mixed-use components.
May 18, 2023
The EDA approved an amendment to the property purchase agreement and
contract for private development related to the affordable components to
move the required closing date from June 30, 2023, to Sept. 15, 2023
June 5, 2023
Sherman Associates submitted a building permit application and plans for
the parking ramp.
June 12, 2023
The EDA held a public hearing on an amendment to the purchase agreement. July 17, 2023
The EDA and the city council approved an amendment to the purchase
agreement, and the contract for private development related to the market
rate and mixed-use components of the development.
July 24, 2023
Sherman Associates and the EDA published legal notices to start the public
bidding process of the parking ramp.
July 27, 2023
Bidding closed on the parking ramp and the lowest bid was approximately
$5.7 million higher than estimated.
Aug. 28, 2023
The Met Council considered the original ramp bid solicitation as proof that
the construction of the ramp commenced, thereby meeting the required
start date of Sept. 30, 2023 to preserve the $6.4 million CMAQ grant.
Sept. 30, 2023
The city council approved a minor amendment to the planned unit
development zoning district to redesign the parking ramp’s façade to reduce
the ramp’s construction costs.
Oct. 2, 2023
The EDA and the city council approved amendments to the purchase
agreement and various contracts to extend the commencement and
completion dates of the development.
Oct. 10, 2023
Sherman Associates and the EDA published legal notices to start the second
round of public bidding process for the redesigned parking ramp.
Nov. 9, 2023
The Met Council approved an amendment to the cooperative construction
agreement with the EDA to increase their financial assistance to the public
parking portion of the ramp by $984,167 for a total contribution of
$3,484,167.
Dec. 13, 2023
Public bidding closed on the parking ramp. The lowest bid was submitted by
Dolar Construction for $20.2 million. The bid was approximately $1.7 million
higher than estimated in the redeveloper’s proforma.
Jan. 20, 2024
The EDA and city provided a letter stating it will not declare Sherman
Associates in default since the expiration date of the contracts was Jan. 31,
2024 to preserve the development’s financing.
Feb. 5, 2024
The city council approved a one-year extension of the approval of the final
plat to April 2025.
March 2024
Sherman Associates and the EDA published legal notices to start the third
round of public bidding process for the parking ramp.
Jan. 23, 2025
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 8
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Action Date
Public bidding closed on the parking ramp. The lowest bid was submitted by
Donar Construction for $18.96 million. The bid was approximately $1.2
million lower than the bid submitted one year prior, contributing to the
current financial feasibility of the redevelopment.
March 4, 2025
The city council approved an extension of the approval of the final plat to
Dec. 31, 2025 to allow the developer needed time to close on the property.
March 17, 2025
Federally approved plan for parking lot to be built if redevelopment continues to stall:
As noted in the timeline above, on Oct. 21, 2019, the EDA approved a subrecipient agreement
with the Met Council which specified the terms under which the CMAQ funds would be
disbursed to the EDA. On Nov. 2, 2020, the EDA entered into a cooperative construction
agreement with the Met Council under which the EDA committed to constructing a multi-level
parking structure on the 4725 Highway 7 property - in lieu of a surface parking lot - prior to the
start of revenue service. Under the agreement, the parking facility is to provide 268 public park
& ride stalls and is to be constructed in compliance with specified federal requirements.
The cooperative construction agreement requires the park & ride stalls be available no later
than three months prior to revenue service of the light rail. It also specifies that if the EDA fails
to construct the parking ramp, the EDA will be required to construct a surface parking lot per
the federally approved plans for Southwest Light Rail. This parking lot would consume the
entire western half of the development site and would be owned by the EDA. This would
significantly reduce the overall project scope of what could be built on the property (see
graphic below), and the parking lot would retain a permanent transit easement recorded on it
precluding any future private development.
Federally approved plan for parking lot
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 9
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Present considerations:
Current financing conditions have improved modestly, and the redeveloper secured favorable
cost estimates for the parking ramp in a second round of bidding. As such, the redeveloper is
prepared to begin construction on the mixed-use building, market rate building and the ramp
immediately after closing. The redeveloper seeks EDA approval of a right of entry agreement
for minimal site improvements and corresponding extensions ahead of closing on the EDA-
owned land and financing prior to July 31, 2025 to facilitate construction commencement of the
project.
The affordable building will occur in a second phase of construction due to a shift in financing
structure for the affordable building, with a projected start in early 2026, but no later than June
2027.
The redeveloper revised the unit mix in the building to provide substantially deeper
affordability, including 20 units at 30% AMI, 23 units at 50% AMI and 39 units at 60% AMI. This
represents a significant increase in affordability from the prior proposal of 77 units at 60% AMI
and five (5) units at 30%.
To ensure that the affordable units are constructed within the development project, the
redeveloper agrees to an in-lieu fee of $5.2 million payable to the city’s affordable housing trust
fund if construction has not begun on the affordable building by summer 2027. Additionally,
the EDA will have a right of reverter on the parcel, meaning the EDA could take ownership of
the parcel if the affordable building construction has not begun by June 2027.
Proposed financial assistance: In July 2023, the EDA approved a contract for private
development related to the market rate and mixed-use components and parking ramp to
facilitate the Beltline Station Development. The latest proposed financial package, totaling
$15.837 million in assistance, is slightly lower than the assistance package approved in 2023,
due to a lower present value of the Pay-As-You-Go TIF notes. The decrease in the Pay-As-You-
Go TIF, coupled with a more deeply affordable unit mix, resulted in an additional gap in the
financing for the affordable building. To assist in offsetting a portion of the increased gap, staff
is recommending an increased Affordable Housing Trust Fund (AHTF) award associated with a
much more deeply affordable unit mix.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 10
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Beltline Station development financial assistance summary
Site component TIF Note
amount
AHTF (from
pooled TIF)
Spending plan
pooled TIF
Bridge loan
forgiveness
Total assistance
Beltline Station 1 TIF District (affordable component)
Affordable $804,800
26 years $1.793 million NA NA $2.598 million
Beltline Station 2 TIF District (mixed-use, market rate & parking components)
Mixed-use $4.423 million
16 years NA $1,704,000 $989,639
$13.232 million Market rate
Parking ramp
$4.905 million
$1.21 million
16 years
NA NA NA
Total financial
assistance $11.342 million $1.793 million $1,704 million $989,639* $15.83 million
*A bridge loan was provided to Sherman Associates to purchase the Vision Bank Parcel at 4725
Hwy 7 for approximately $3 million, of which Sherman Associates had paid $2 million. The EDA
and the city council previously approved the use of pooled TIF to forgive the remaining balance
of $989,639.
Amendments to the affordable contract: Amendments to the private development contract for
the affordable housing are driven in part by an interest in reapplying for new bonds with a new
project plan that includes deeper affordability; in part, by a need for the project to seek a new
bonding allocation. Given the approaching deadline to spend the majority of the bond
proceeds, their tax credit investor became uncomfortable proceeding with the existing
financing structure. This unusual circumstance arose as a combined result of escalating
construction costs and adverse financing and economic conditions that stalled the project. As
such, the redeveloper is unable to spend their existing bond proceeds and they are now in the
position where they must apply for new bonds. However, applying for new bonds provides the
redeveloper with an opportunity for a new unit mix with considerably deeper affordability.
Affordability Type Summary
Affordability Studio 1-BR 2-BR 3-BR Live /
Work Total
Total 60% AMI 1 7 21 10 0 39
50% AMI 1 4 12 6 0 23
30% AMI 0 3 11 6 0 20
New unit mix with significantly deeper affordability. The majority of the units remain 2-
Bedrooms and 3-Bedrooms appropriate for families.
Presently, given the considerations above, the redeveloper requests the following changes to
the affordable contract:
• Additional AHTF to assist in offsetting the financial gap associated with deeper
affordability of the unit mix at the site. Although the overall financial assistance package
for Beltline Station is lower than the one approved in 2023, the current request from the
redeveloper to the EDA includes an additional $1.175 million from the Affordable
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 11
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Housing Trust Fund (AHTF), for a total of $1.793 million in AHTF which includes the prior
amount of $618,238 approved by the EDA and the city council.
• This redeveloper is currently applying for Project-Based Vouchers (PBVs) from the St.
Louis Park Housing Authority for the 20 30% AMI units, supporting integration of
residents with a mix of incomes within the affordable building and an overall mix of
incomes at a prime site with immediate access to downtown and the western suburbs
via the Green Line Extension Light Rail Transit and the Cedar Lake regional bike and
pedestrian trail.
• The redeveloper is proposing an extension to the contract associated with a change in
the phasing of the project, in which the affordable portion will commence construction
following the mixed-use, market rate and ramp components of the project. The contract
states that construction must commence within two years of closing (mid-2027), and
the redeveloper anticipates commencement of construction in early 2026 or sooner.
• Addition of an in-lieu fee of $5.2 million, payable if the 82-unit affordable project does
not begin construction within two years after closing, to meet the requirements of the
Inclusionary Housing ordinance. The fee was sized in consultation with Ehlers Associates
and was based on the number of units, the levels of affordability and the number of
years of affordability.
• The EDA will have a reverter on the affordable housing parcel allowing the EDA to re-
take ownership of the parcel should the affordable building not commence construction
within two years following closing. This, combined with the in-lieu payment, would
allow the EDA to work with another developer to facilitate construction of an affordable
building on the site.
Right of entry agreement for minimal site preparation: The redeveloper is requesting a right of
entry agreement due to a need to begin minimal site preparation prior to closing. This need is
primarily driven by seasonal construction timeline considerations. The right of entry is limited
to the following minimal scope by Frana, the general contractor, and will not exceed $100,000.
• Abandon dead-end temporary Xcel Energy utilities and re-install temporary service at
perimeter of site.
• Set up and establish perimeter site fencing, temporary site office and establish survey
benchmarks and control.
• Provide site clearing and removal and grubbing of trees, shrubs and site vegetation.
• Remove all previously abandoned underground utilities that are no longer in service.
• Provide minimal site grading as required only to set up site control such as temporary
entrances in accordance with Stormwater Pollution Prevention Program (SWPPP) and
watershed requirements, potholing and exploration on the redevelopment property.
The scope is secured by an erosion and sediment control permit and Frana’s performance bond.
Amendments to the mixed-use contract: The redeveloper requests changes to the mixed-use
contract as follows:
• Various dates in the mixed-use contract, which includes the market rate housing and
ramp components, are extended to accommodate the current project timeline. The
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 12
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
redeveloper anticipates a financial closing in summer 2025 with the following
anticipated construction schedule:
o Grading on the full site – Quarter 2, 2025
o Building #1 – Quarter 3, 2025
o Building #3 – Quarter 3, 2025
o Ramp – Quarter 3, 2025
o Building #2 – Quarter 1, 2026 anticipated; affordable housing contract states
that it must begin within two years (prior to mid-2027)
o Completion of construction, all phases – Quarter 1, 2027
• The cost of the land ($3.39 million) is the appraised market value to be repaid through a
purchase price note. The redeveloper’s lenders are requiring that this note remain
subordinate to their senior construction loan.
• TIF note amounts are adjusted to account for the present value of the notes impacted
by current interest rates. The present value of the notes is lower than what was
anticipated at the time of the Feb. 12, 2024 city council study session.
• Spending plan pooled TIF is increased by approximately $156,000, to $1,710,000, with
the $156,000 resulting from interest on $1,554,000 of pooled TIF.
• Conditional $5.2 million in-lieu fee for affordable housing, payable only if the 82-unit
affordable project does not begin construction in a timely manner, to meet the
requirements of the Inclusionary Housing ordinance. The fee would only come due if
construction has not commenced on the affordable portion within two years following
closing.
Amendments to the purchase agreement, including repayment terms for the purchase price
of the land: The redeveloper requests amendments to the purchase agreement as follows:
An appraisal of the EDA’s property provided a value of $3.39 million. Based on the appraisal,
the EDA agreed to sell the property for the market rate components to Sherman Associates for
$3 million and the property for the affordable component for $1 and transfer $390,000 in
pooled tax increment to the development fund to compensate itself for the remaining
$390,000 land value reflected in the lender’s appraisal.
It is proposed that the terms of the purchase agreement be amended as follows:
• The purchase agreement is extended until July 31, 2025.
• Sherman Associates will now pay the full $3.39 million appraised value of the land;
timing of the payments will change.
• The full $3.39 million will be repaid through a purchase price note.
o Sherman Associates would pay $1 for the affordable parcel at closing and would
pay a minimum of $2 million and up to the full $3.39 million at the time that they
refinance the construction loan, based on available refinancing proceeds.
o Any remaining balance after refinancing would convert to a payable, amortizing
loan fully repayable by Sherman Associates.
Although this structure gives Sherman Associates an extended repayment timeline, it also
reduces the EDA's financial contribution to the redevelopment by $390,000, not including any
accrued interest. In terms of supporting redevelopment of the parcel, this structure lowers the
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 13
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
amount Sherman Associates needs to finance as part of the construction loans and contributes
to the financial feasibility of the redevelopment.
Summary: As previously discussed with the EDA and the city council over the years, the
proposed Beltline Station development has a verified financial gap and is not financially feasible
but for the provision of financial assistance from the EDA and city. To offset this gap, and to
enable the $147.5 million development to proceed, it is proposed that the EDA and the city
council consider providing $15.83 million in financial assistance as outlined above.
Providing the recommended financial assistance to the proposed Beltline Station’s market rate
and mixed-use components provides numerous public benefits and makes it possible to:
• Provide a compact, mixed-use, transit-oriented, mixed-income development for the
City of St. Louis Park, including a vertical structured parking ramp instead of a large
surface parking lot at a key intersection.
• Create a development that furthers all five of the city’s strategic priorities, as noted
above.
• Improve and install new city infrastructure including storm sewer, sanity sewer, water
lines and a street connection on Monterey Avenue.
• Further diversify the city’s housing stock with new multi-family apartment offerings
consistent with the city’s strategic priorities and Comprehensive Plan.
• Enhance multi-modal transportation opportunities for residents, including trail
connections, sidewalks and light rail.
• Provide the community with 82 additional affordable housing units for 40 years under
the city’s inclusionary housing policy, including 39 units at 60% AMI, 23 units at 50%
AMI, and 20 deeply affordable units at 30% AMI. The building also provides 44 two-
bedroom units and 22 three-bedroom units to help the city provide opportunities for
affordable family housing.
• Further the city’s sustainability goals by developing the affordable building to
Enterprise Green Community standards and the market rate buildings to SB2030/B3
standards, by providing a rooftop solar array, and contributing to the community’s
overall solar energy usage by supporting Sherman Associates 6.75 megawatts solar
farms.
• Facilitate $147.5 million of new investment further invigorating the surrounding
neighborhood, providing additional retail and including a $28 million investment in
affordable housing.
• Construct quality buildings (e.g., sound architectural design, quality construction and
materials) with underground parking, public features and sustainable elements.
• Redevelop underutilized and environmentally impacted property with substandard
soils.
• Bring current tax-exempt properties to optimal market value and add to the city’s tax
capacity.
Sherman Associates’ proposed Beltline Station redevelopment meets the minimum and desired
qualifications of, and the city’s objectives for the provision of tax increment financing as
specified in the city’s TIF policy. The proposed amount of TIF assistance is consistent with other
developments the EDA has previously assisted. The redevelopment also meets the
requirements of the AHTF Policy for utilization of those funds.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 14
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Recommendation: Staff and EDA consultants support approval of the proposed amendments to
the contracts for private redevelopment with affiliates of Sherman Associates as outlined above
to advance the pending Beltline Station redevelopment. The attached resolutions of approval
allow for modifications to various contracts that do not alter the substance of the transaction
without bringing the contract back to the EDA for amendment.
Next steps: Upon execution of amended contracts, the redeveloper intends to close on the EDA
land, close on its project financing and commence construction. Previous actions are detailed
earlier in this report.
Current actions Governing body Date
EDA considers resolution approving an amended and
restated market rate housing and mixed-use
redevelopment contract, the “mixed-use contract” with
Beltline Mixed-use LLC, an amended purchase
agreement and other related documents.
EDA May 19,
2025
EDA considers resolution approving an amended and
restated affordable housing redevelopment contract,
the “affordable contract” and other related documents.
EDA May 19,
2025
EDA considers resolution approving a right of entry for
minimal site preparation.
EDA May 19,
2025
City council considers a resolution approving proposed
Business Subsidy and a proposed affordable housing
redevelopment agreement with an affiliate of Sherman
Associates.
City council May 19,
2025
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 15
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Following the meeting on May 19, 2025, the following milestones are anticipated:
Future actions Governing body Date
Consideration of approval of the planning and
development contract at an upcoming EDA meeting.
EDA June 2025
Financial closing on building #1 (mixed-use housing and
neighborhood commercial), building #3 (market rate
housing), and the parking ramp by July 31, 2025; with
closing on building #2 financing anticipated prior to Q1
2026.
EDA/City council July 31,
2025 or
sooner
EDA sale of the land to the redeveloper, following
closing on various financing components noted above.
EDA July 31,
2025 or
sooner
Commencement of construction as follows:
• Grading on the full site – quarter 2, 2025
• Building 1 – quarter 3, 2025
• Building 3 – quarter 3, 2025
• Ramp – quarter 3, 2025
• Building 2 – anticipated quarter 1, 2026
City council Q2 2025 –
Q1 2026
Completion of construction, all phases – quarter 1, 2027
EDA/City council Q1 2027
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 16
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
EDA Resolution No. 25-_____________
Conveying property; approving amended and restated contract for
private development with Beltline Mixed Use LLC including a business
subsidy agreement, authorizing the issuance of tax increment
revenue notes, approving related documents, and taking other
actions in connection therewith
Be it resolved by the board of commissioners (the “board”) of the St. Louis Park
Economic Development Authority (the “authority”) as follows:
Section 1. Recitals.
1.01. The city council of the City of St. Louis Park, Minnesota (the “city’) and the authority
have heretofore approved the establishment of the Beltline Station Tax Increment Financing
District No. 1 (the “TIF district no. 1”), a housing district, and Beltline Station Tax Increment
Financing District No. 2 (the “TIF district no. 2” and together with TIF district no. 1, the “TIF
districts”), a renewal and renovation district, within Redevelopment Project No. 1 (the “project”)
and have adopted tax increment financing plans for the purpose of financing certain
improvements within the project.
1.02. Minnesota statutes, section 469.176, subdivision 4n (“subd. 4n”) authorizes the
authority to spend available tax increment from any existing tax increment financing district
(“available TIF”), notwithstanding any other law to the contrary, to provide improvements, loans,
interest rate subsidies, or assistance in any form to private development consisting of construction
or substantial rehabilitation of buildings and ancillary facilities, if the following conditions exist:
(a) Such assistance will create or retain jobs in the state of Minnesota (the
“state”), including construction jobs;
(b) Construction commences before December 31, 2025;
(c) The construction would not have commenced before December 31, 2025
without the assistance;
(d) available TIF under the spending plan is spent by December 31, 2025; and
(e) The city council (the “council”) of the city approves a written spending plan
(after a duly noticed public hearing) that specifically authorizes the authority to take such
actions.
1.03. The authority and the council have heretofore adopted a spending plan (the
“spending plan”) pursuant to Minnesota statutes, section 469.176, subdivision subd. 4n, which
authorizes the use of available TIF to provide improvements, loans or assistance for private
development that satisfies the criteria listed above and as further described in the spending plan
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 17
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
(“qualified projects,” singularly, a “qualified project”). The spending plan expressly authorizes
available TIF assistance to qualified projects including to the development (as hereinafter defined).
1.04. The authority, and Beltline Development LLC, a Minnesota limited liability
company (“beltline development”), or an entity related thereto or affiliated therewith
(collectively, the “Beltline development entities”), each own portions of certain property within
the project (the “development property”), which has been the subject of various prior
agreements between the parties for purposes of constructing a mixed-use (market rate and
affordable multi-family residential and commercial) development and related parking, including
a parking ramp serving in part as a park & ride facility for Metro Transit’s proposed Southwest
Light Rail Transit Beltline station on certain property in the project (the “development”).
1.05. To facilitate the development of the development property, the authority and
Beltline Mixed Use LLC, a Delaware limited liability company and an affiliate of Beltline
development (the “developer”), entered into a contract for private development, dated July 24,
2023 as amended by the first amendment to contract for private development, between the
authority and the developer, dated October 2, 2023 (collectively, the “original agreement”)
which provides for the construction by the developer on the development property of (a) a
building to include approximately 146 units of market rate housing with approximately 96
underground parking spaces an affordable rental housing facility (the “market-rate housing
component”); (b) a building to include approximately 152 units of market rate rental housing
and approximately 18,200 rentable square feet of commercial space (the “mixed-use
component”); and (c) an approximately 571-space parking ramp with approximately 1,850
square feet of commercial space (including approximately 208 spaces to serve the mixed-use
component, approximately 95 spaces to serve the market-rate housing component, and
approximately 268 spaces to be dedicated as public transit park & ride spaces) and driver
restroom (the “parking ramp component,” and collectively with the market-rate housing
component and the mixed-use component, the “minimum improvements”). Due to changing
market conditions and delays, the developer has requested additional changes to the original
agreement and to that end, the parties have prepared an amended and restated contract for
private development (the “agreement”).
1.06. Due to the costs of developing the minimum improvements, the developer has
requested certain financial assistance from the authority. To make the construction of the
minimum improvements economically feasible, the agreement provides that the authority will
issue separate tax increment revenue notes (individually, the “market-rate housing TIF note”
and the “mixed-use component TIF note,” and together, the “TIF notes”) to the Beltline
development entities. In addition, the authority will provide a grant in the maximum amount of
$1,710,109 from available TIF (the “authority TIF grant”) for the construction of the mixed-use
component as allowed under the spending plan.
1.07. As part of the development, the authority proposes to convey the property
legally described in Exhibit A attached hereto (the “authority parcels”) to the Beltline
development entities, and the Beltline development entities intend to acquire the authority
parcels for purposes of constructing the development.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 18
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
1.08. To facilitate the development, the authority and Beltline development entered
into a purchase agreement, dated July 7, 2022, as amended four times (as heretofore amended,
the “original purchase agreement”), which provides for the conveyance of the authority parcels
to the Beltline development entities, provided that following closing on the conveyance and
replatting of the development property certain rights of way will be owned by the city.
1.09. Due to changes in market conditions since the execution of the original purchase
agreement, Beltline development has requested changes to how the purchase price is paid to
the authority, changes to the conditions for closing and changes to certain deadlines in the
documents. As such, the authority and Beltline development have negotiated an amended and
restated purchase agreement (the “purchase agreement”). The authority proposes to sell the
authority property at the price of $3,390,001.00 of which $1.00 will be paid for the property
upon which an affordable housing development will be constructed (the “affordable parcel”)
and $3,390,000 will be paid for the property upon which the mixed-use and market-rate
housing components (the “mixed-use property”) will be constructed. The costs of the mixed-
use property will be paid with the purchase price note (the “purchase price note”) in the
amount of $3,390,000 which will be repaid by the developer. The purchase price note will be
secured by a mortgage on the mixed-use property (the “purchase price mortgage”)
1.10. As required by Minnesota statutes, section 469.105, as amended, on the date
hereof, the board conducted a duly noticed public hearing regarding the conveyance of the
authority parcels to beltline development and the beltline development entities pursuant to the
purchase agreement, at which all interested parties were given an opportunity to be heard, and
hereby finds that the execution of the purchase agreement and performance of the authority’s
obligations under the purchase agreement, including the conveyance of the authority parcels to
Beltline development and the Beltline development entities, are in the best interest of the city and
its residents.
1.11. The mixed-use component TIF note, the authority TIF grant, and the purchase
price note allocable on a pro rata basis to the commercial component of the mixed-use
component, constitute a business subsidy (the “business subsidy”) pursuant to Minnesota
statutes, sections 116J.993 to 116J.995, as amended (the “business subsidy act”). In connection
therewith, the authority and the developer will execute the agreement in accordance with the
proposed terms on file with the authority, which constitutes a “business subsidy agreement” as
required under the business subsidy act.
1.12. As required by section 116J.994, subdivision 5 of the business subsidy act, on the
date hereof, the board conducted a duly noticed public hearing on the proposed business
subsidy to be provided to the developer and setting the wage and job goals at zero in
accordance with the business subsidy act. The views of all interested persons were heard and
considered at the public hearing.
1.13. The developer expects to receive one or more loans (the “NBC loan”) from
National Bank of Commerce, a national banking association (“National Bank of Commerce”), to
provide financing for the minimum improvements. In connection with the NBC loan, national
bank of commerce will require that the developer assign its interests in the TIF notes to
National Bank of Commerce.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 19
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
1.14. The developer also expects to receive one or more loans (the “Bridgewater
loan”) from Bridgewater Bank, a Minnesota banking corporation (“Bridgewater Bank”), to
provide financing for the market-rate housing component and the mixed-use component. As a
condition to providing the Bridgewater loan, Bridgewater Bank will require that the authority
subordinate its rights, interests, and liens in the market-rate housing component and the
mixed-use component and the property on which such components will be constructed arising
under or pursuant to the agreement, the purchase price mortgage, the purchase price note,
and the purchase agreement to the interests and rights of Bridgewater Bank under the
documents executed in connection with the Bridgewater loan.
1.15. The Beltline developer previously acquired a portion of the property for the
construction of the parking ramp (the “Vision Bank parcel”) from a third party, and the authority
financed a portion of the acquisition cost of the Vision Bank parcel pursuant to a loan agreement
between the authority and developer, as subsequently amended six times (the “loan agreement”),
pursuant to which the authority loaned $3,100,000 (the “EDA Vision Bank loan”) to the Beltline
developer to finance such acquisition as evidenced by a promissory note, as subsequently
amended (the “Vision Bank note”) and secured by a mortgage, as subsequently amended (the
“Vision Bank mortgage”). The authority and beltline developer have negotiated and now
propose to execute a seventh amendment to the loan agreement, a seventh amended
promissory note, and a seventh amended mortgage (together, the “loan amendment
documents”) to further extend the deadline for the repayment of the EDA Vision Bank loan.
1.16. The agreement requires that the developer comply with certain construction
timelines for the construction of approximately 82 units of affordable multifamily rental housing
together with approximately 59 underground parking spaces (the “affordable minimum
improvements”) on a portion of the development property or pay a fee (the “affordable housing
fee”) to the authority as set forth in the agreement. The payment of the affordable housing fee
will be secured by a letter of credit and a guaranty from George Sherman and Sherman
Development Holdings (collectively, the “security”) delivered at closing on the development
property.
1.16. The board has reviewed the loan amendment documents, the purchase
agreement, and the agreement and finds that the execution thereof and performance of the
authority’s obligations thereunder are in the best interest of the city and its residents.
Section 2. Findings for authority TIF grant and business subsidy.
2.01. The board hereby finds that the mixed-use component is a qualified project
because:
(a) the mixed-use component will create and retain jobs in the state;
(b) construction on the mixed-use component will commence in the fall of
2025 and requires financial assistance to make the project financially feasible. The
developer has represented that the mixed-use component would not be economically
feasible within the reasonably foreseeable future and would not have commenced
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 20
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
construction before December 31, 2025 if the developer does not receive the authority
TIF grant;
(c) the construction of the mixed-use component would not have
commenced before December 31, 2025 without the authority TIF grant and there is a
significant need for construction of mixed-use component to commence prior to such
date so that the mixed-use component is completed prior to the commencement of
service by light rail transit and to provide additional housing options in the city of which
there is a significant need; and
(d) the available TIF for the mixed-use component will be spent under the
spending plan by December 31, 2025.
2.02 The board further finds that the authority TIF grant meets the spending plan goal
of providing financial assistance to advance construction of the development is authorized
pursuant to the spending plan and Minnesota statutes, section 469.176, subd. 4n.
2.03. After a public hearing held by the board on the date hereof, the board hereby
determines that the public purposes of the proposed mixed-use component and the business
subsidy provided thereto include creating a mixed-use transit oriented development, helping
spur development along the light rail, eliminating blight and blighting factors in the city,
increasing the tax base in the city, putting underutilized property to productive use, and
stimulating construction and construction jobs. The authority hereby determines that the
creation or retention of jobs is not a goal of the proposed development for purposes of the
business subsidy act. Therefore, the wage and job goals may be set at zero in the agreement in
accordance with the business subsidy act.
Section 3. Approval of documents and conveyance of authority parcels.
3.01. The board approves the purchase agreement including the delivery of the
purchase price note for a portion of the acquisition costs in substantially the form presented to
the board, together with any related documents necessary in connection therewith, including
without limitation all documents, exhibits, certifications, or consents referenced in or attached
to the purchase agreement including without limitation quit claim deeds and any documents
required by the title company relating to the conveyance of the authority parcels (the
“conveyance documents”). The board hereby approves the conveyance of the authority parcels
to the Beltline developer entities, or an entity affiliated therewith, in accordance with the terms
of the purchase agreement and the agreement including the delivery of the purchase price note
and the purchase price mortgage to secure the purchase price note. Following closing on the
conveyance and replatting of the development property, certain rights of way will be owned by
the city.
3.02. The board hereby approves the agreement, including the business subsidy
agreement and the loan document amendments in substantially the forms presented to the
board, together with any related documents necessary in connection therewith, including without
limitation all documents, exhibits, certifications, or consents referenced in or attached to the
agreement, including without limitation the assessment agreements (as defined in the agreement)
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 21
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
and a release of the Vision Bank mortgage relating to the Vision Bank EDA loan (collectively, the
“assistance documents”). In addition, forms of the following documents related to the NBC loan
and the Bridgewater loan are on file with the authority (the “additional lender documents,” and
collectively with the conveyance documents and the assistance documents, the “development
documents”): (i) an assignment of tax increment financing and subordination agreement between
the developer, National Bank of Commerce, and the authority; and (ii) a subordination agreement
(development agreement) between the authority and Bridgewater Bank.
3.03. The board hereby authorizes the president and executive director, in their
discretion and at such time, if any, as they may deem appropriate, to execute the development
documents on behalf of the authority, and to carry out, on behalf of the authority, the authority’s
obligations thereunder when all conditions precedent thereto have been satisfied provided that
the executive director may execute the closing statement prepared by the title company. The
development documents shall be in substantially the forms on file with the authority and the
approval hereby given to the development documents includes approval of such additional details
therein as may be necessary and appropriate and such modifications thereof, deletions therefrom
and additions thereto as may be necessary and appropriate and approved by legal counsel to the
authority and by the officers authorized herein to execute said documents prior to their execution;
and said officers are hereby authorized to approve said changes on behalf of the authority. City
staff are hereby delegated the authority to approve the final forms of the security for the
affordable housing fee including a letter of credit and guarantees. The execution of any instrument
by the appropriate officers of the authority herein authorized shall be conclusive evidence of the
approval of such document in accordance with the terms hereof. This resolution shall not
constitute an offer and the development documents shall not be effective until the date of
execution thereof as provided herein.
3.04. In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without further act or authorization
of the board by any duly designated acting official, or by such other officer or officers of the board
as, in the opinion of the city attorney, may act in their behalf. Upon execution and delivery of the
development documents, the officers and employees of the board are hereby authorized and
directed to take or cause to be taken such actions as may be necessary on behalf of the board to
implement the development documents, including without limitation the issuance of tax
increment revenue obligations thereunder when all conditions precedent thereto have been
satisfied and reserving funds for the payment thereof in the applicable tax increment accounts. In
addition, the board hereby delegates to the executive director the authority to undertake all
actions necessary to enter into a partnership with the beltline development entities for the
construction of the public transit parking tract as contemplated by the agreement and the
cooperative construction agreement including but not limited to approving changes to project
scope of work, contract bid documents, construction documents, change orders, or construction
change directive under the parking ramp construction contract that may impact the public transit
parking tract.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 22
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Section 4 Issuance, sale, and terms of the TIF Notes; pooled TIF; forgiveness of EDA
Vision Bank loan.
4.01. The authority hereby authorizes the president and executive director to issue the
market-rate housing component TIF note and the mixed-use component TIF note in accordance
with the agreement. At the time of consideration of this resolution, the authority, based on advice
from its municipal advisor, estimates that the market-rate housing component TIF note will be
issued in the estimated maximum principal amount of $4,905,000 and that the mixed-use
component TIF note will be issued in the estimated maximum principal amount of $5,632,000
subject to final adjustment by the executive director accordance with the terms of the agreement.
All terms in this resolution have the meaning provided in the agreement unless the context
requires otherwise.
4.02. The market-rate housing component TIF note shall be issued to the developer in
accordance with the agreement. The market-rate housing component TIF note shall be dated the
date of delivery thereof and shall bear interest at the rate set forth therein subject to adjustment
in accordance with the agreement, from the date of issue to the earlier of maturity or
prepayment. The market-rate housing component TIF note is secured by market-rate housing
component available tax increment, as further described in the form of the market-rate housing
component TIF note. The authority hereby delegates to the executive director the authority to
determine the date, final amount, and final interest rate for the market-rate housing component
TIF note is to be delivered, in accordance with the agreement.
4.03. The mixed-use housing component TIF note shall be issued to the developer in
accordance with the agreement. The mixed-use housing component TIF note shall be dated the
date of delivery thereof and shall bear interest at the rate set forth therein subject to adjustment
in accordance with the agreement, from the date of issue to the earlier of maturity or
prepayment. The mixed-use housing component TIF note is secured by mixed-use housing
component available tax increment, as further described in the form of the mixed-use housing
component TIF note. The authority hereby delegates to the executive director the authority to
determine the date, final amount, and final interest rate for the mixed-use housing component TIF
note is to be delivered, in accordance with the agreement.
4.04. The authority hereby appoints the finance director of the city to perform the
functions of registrar, transfer agent and paying agent for the TIF notes (the “registrar”).
4.06. The authority and the city have previously established various tax increment
financing districts including Park Center Tax Increment Financing District, the Zarthan/16th
Avenue Tax Increment Financing District, Mill city Tax Increment Financing District, Park
Commons Tax Increment Financing District, Wolfe Lake Tax Increment Financing District, Aquila
Commons – Tax Increment Financing District, Elmwood Village Tax Increment Financing District,
Highway 7 Corporate Center Tax Increment Financing District, West End Tax Increment
Financing District, Ellipse on Excelsior, Tax Increment Financing District, Hardcoat Tax Increment
Financing District, Eliot Park Tax Increment Financing District, The Shoreham Tax Increment
Financing District, 4900 Excelsior Tax Increment Financing District, Elmwood Apartments Tax
Increment Financing District, Wooddale Station Tax Increment Financing District, Bridgewater
Bank Tax Increment Financing District, Parkway Residences Tax Increment Financing District,
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 23
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Texa Tonka Tax Increment Financing District, Beltline Residences Tax Increment Financing
District, Rise on 7 – Housing Tax Increment Financing District, 9920 Wayzata Blvd Tax Increment
Financing District, Wooddale Ave. Apartments Tax Increment Financing District (collectively, the
“pooled TIF districts”) and adopted tax increment financing plans therefore. The authority may
collect any available pooled tax increment from one or more of the pooled TIF districts as
designated by the executive director for the use outlined below (the “pooled TIF”).
4.06. The authority hereby authorizes the forgiveness of the outstanding balance of
principal of and interest on the EDA Vision Bank loan and the authority authorizes the use of
pooled TIF to repay the outstanding balance in accordance with an interfund loan resolution
adopted on April 1, 2019, as amended on the date hereof. In addition, the authority is authorized
to use available tax increment on a subordinate basis to the TIF notes to repay the outstanding
balance of the EDA Vision Bank loan.
Section 5. Forms of TIF notes. The TIF notes shall be in substantially the forms
attached as an exhibit to the agreement, with the blanks to be properly filled in, interest rates and
the principal amount adjusted as of the date of issue.
Section 6. Terms, execution and delivery of TIF notes.
6.01. Denomination, payment. The TIF notes shall each be issued as a single typewritten
note numbered R-1. The TIF notes shall be issuable only in fully registered form. Principal of and
interest on the TIF notes shall be payable by check or draft issued by the registrar described
herein.
6.02. Dates; interest payment dates. Principal of and interest on the TIF notes shall be
payable in accordance with their terms and the agreement.
6.03. Registration. The effect of registration and the rights and duties of the authority
and the registrar with respect thereto shall be as follows:
(a) Register. The registrar shall keep at its office a bond register in which the registrar
shall provide for the registration of ownership of the TIF notes and the registration of transfers and
exchanges of the TIF notes.
(b) Transfer of TIF notes. The TIF notes may only be transferred as set forth in the
agreement and forms of the TIF notes.
(c) Cancellation. The TIF note surrendered upon any transfer shall be promptly
cancelled by the registrar and thereafter disposed of as directed by the authority.
(d) Improper or unauthorized transfer. When either of the TIF notes are presented to
the registrar for transfer, the registrar may refuse to transfer the same until it is satisfied that the
endorsement on the TIF notes or separate instrument of transfer is legally authorized. The
registrar shall incur no liability for its refusal, in good faith, to make transfers which it, in its
judgment, deems improper or unauthorized.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 24
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
(e) Persons deemed owners. The authority and the registrar may treat the person in
whose name the TIF notes are at any time registered in the bond register as the absolute owner of
such TIF note, whether the applicable TIF note shall be overdue or not, for the purpose of receiving
payment of, or on account of, the principal of and interest on the applicable TIF note and for all
other purposes, and all such payments so made to any such registered owner or upon the owner’s
order shall be valid and effectual to satisfy and discharge the liability of the authority upon the
applicable TIF note to the extent of the sum or sums so paid.
(f) Taxes, fees and charges. For every transfer or exchange of either of the TIF notes,
the registrar may impose a charge upon the owner thereof sufficient to reimburse the registrar for
any tax, fee, or other governmental charge required to be paid with respect to such transfer or
exchange.
(g) Mutilated, lost, stolen or destroyed TIF note. In case either of the TIF notes shall
become mutilated or be lost, stolen, or destroyed, the registrar shall deliver a new TIF note of like
amount, maturity dates and tenor in exchange and substitution for and upon cancellation of such
mutilated TIF note or in lieu of and in substitution for the applicable TIF note lost, stolen, or
destroyed, upon the payment of the reasonable expenses and charges of the registrar in
connection therewith; and, in the case the TIF note lost, stolen, or destroyed, upon filing with the
registrar of evidence satisfactory to it that the respective TIF note was lost, stolen, or destroyed,
and of the ownership thereof, and upon furnishing to the registrar of an appropriate bond or
indemnity in form, substance, and amount satisfactory to it, in which both the authority and the
registrar shall be named as obligees. The TIF note so surrendered to the registrar shall be cancelled
by it and evidence of such cancellation shall be given to the authority. If the mutilated, lost, stolen,
or destroyed respective TIF note has already matured or been called for redemption in accordance
with its terms, it shall not be necessary to issue a new TIF note prior to payment.
6.04. Preparation and delivery. The TIF notes shall be prepared under the direction of the
executive director and shall be executed on behalf of the authority by the signatures of its
president and executive director. In case any officer whose signature shall appear on either of the
TIF notes shall cease to be such officer before the delivery of the applicable TIF note, such
signature shall nevertheless be valid and sufficient for all purposes, the same as if such officer had
remained in office until delivery. When the applicable TIF note has been so executed, it shall be
delivered by the executive director to the developer thereof in accordance with the agreement.
Section 7. Security provisions for the TIF notes; use of available tax increment.
7.01. Pledge. The authority hereby pledges to the payment of the principal of and
interest on the market-rate housing component TIF note all market-rate housing component
available tax increment as defined in the market-rate housing component TIF note. Market-rate
housing component available tax increment shall be applied to payment of the principal of and
interest on the market-rate housing component TIF note in accordance with the terms of the form
of the market-rate housing component TIF note. The authority hereby pledges to the payment of
the principal of and interest on the mixed-use component TIF note all mixed-use component
available tax increment as defined in the mixed-use component TIF note. Mixed-use component
available tax increment shall be applied to payment of the principal of and interest on the mixed-
use component TIF note in accordance with the terms of the form of the mixed-use component
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 25
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
TIF note. In addition, as set forth in the agreement, the authority is authorized to use available tax
increment on a subordinate basis to repay the purchase price note and the outstanding principal
of and interest on the EDA Vision Bank loan.
7.02. Bond Funds. Until the date the market-rate housing component TIF note is no
longer outstanding and no principal thereof or interest thereon (to the extent required to be paid
pursuant to this resolution) remains unpaid, the authority shall maintain a separate and special
“market-rate housing bond fund” to be used for no purpose other than the payment of the
principal of and interest on the market-rate housing component TIF note. The authority
irrevocably agrees to appropriate to the market-rate housing bond fund on or before each
payment date the market-rate housing component available tax increment in an amount equal to
the payment then due, or the actual market-rate housing component available tax increment,
whichever is less. Any market-rate housing component available tax increment remaining in the
market-rate housing bond fund shall be transferred to the authority’s account for the TIF district
upon the termination of the market-rate housing component TIF note in accordance with its
terms. Until the date the mixed-use component TIF note is no longer outstanding and no principal
thereof or interest thereon (to the extent required to be paid pursuant to this resolution) remains
unpaid, the authority shall maintain a separate and special “mixed-use bond fund” to be used for
no purpose other than the payment of the principal of and interest on the mixed-use component
TIF note. The authority irrevocably agrees to appropriate to the mixed-use bond fund on or before
each payment date the mixed-use component available tax increment in an amount equal to the
Payment then due, or the actual mixed-use component available tax increment, whichever is less.
Any mixed-use component available tax increment remaining in the mixed-use bond fund shall be
transferred to the authority’s account for the TIF district upon the termination of the mixed-use
component TIF note in accordance with its terms.
Section 8. Certification of Proceedings. The officers of the authority are hereby
authorized and directed to prepare and furnish to the developer of the TIF notes certified copies of
all proceedings and records of the authority, and such other affidavits, certificates, and
information as may be required to show the facts relating to the legality of the TIF notes as the
same appear from the books and records under their custody and control or as otherwise known
to them, and all such certified copies, certificates, and affidavits, including any heretofore
furnished, shall be deemed representations of the authority as to the facts recited therein.
Section 9. Effective Date. This resolution shall be effective upon approval.
Reviewed for administration: Adopted by the Economic Development
Authority May 19, 2025:
Karen Barton, executive director Nadia Mohamed, president
Attest:
Melissa Kennedy, secretary
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 26
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Exhibit A
Description of authority parcels
The authority parcels consist of the portion of a 6.6-acre site at the southeast corner of CSAH
25 and Beltline Boulevard in the city. authority parcels are legally described as follows, a
portion of which will be replatted as Lots 1, 2,3 and part of Lot 4, Block 1, Beltline Station,
according to the recorded plat thereof, Hennepin County, Minnesota:
Lots 12, 13, 14, 15, and 16, Block 2;
That part of Lots 10, 11, 17 and 18, Block 2, lying South of the Southerly right-of-way line
of state Trunk Highway No. 7;
All of the vacated alley in Block 2 lying South of the Southerly right-of-way line of state
Trunk Highway No. 7; That part of Natchez Avenue vacated, lying east of the West line
of the Northwest Quarter of the Northeast Quarter of Section 6, Township 28, Range 24,
North of the South line of said Northwest Quarter of the Northeast Quarter, and South
of the Southerly right-of-way line of state Trunk Highway No. 7; That part of West 32nd
Street, vacated, lying between the extensions across it of the East line of Lot 14 and the
West line of Lot 15, Block 2;
All in "Oakenwald Addition St. Louis Park," Hennepin County, Minnesota;
That part of vacated Monterey Avenue (formerly Oakenwald Avenue as shown on the
plat of "OAKENWALD ADDITION ST. LOUIS PARK," lying North of the South line of the
Northwest Quarter of the Northeast Quarter, Section 6, Township 28, Range 24 and
south of the Easterly extension of the North line of Lot 10, Block 2, "OAKENWALD
ADDITION ST. LOUIS PARK".
AND
That part of the Southwest Quarter of the Northeast Quarter, Section 6, Township 28,
Range 24, Hennepin County, Minnesota described as beginning at the Northwest corner
of said Southwest Quarter of the Northeast Quarter; thence South along the West line
thereof 288.7 feet; thence East to a point on the Northerly right-of-way line of the
Minneapolis and St. Louis Railway Company, distant 46 feet from the intersection of said
right-of-way line with the West line of said Southwest Quarter of the Northeast Quarter
as measured along said right-of-way line; thence Northeasterly along said Northerly
right-of-way line to its intersection with the extension South of the East line of
Monterey Avenue; thence North along the extension of the East line of Monterey
Avenue to the North line of said Southwest Quarter of the Northeast Quarter; thence
West along said North line to the point of beginning.
Lot 17, Block 1, “Lewiston Park, Hennepin Co. Minn.”
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 27
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
And
Lot 1, 2, 3, 4, 13, 14, 15 and 16, Block 1, “Lewiston Park, Hennepin Co. Minn.”, except that part
of said Lots described as follows:
Commencing at the Southeast corner of said Lot 4; thence Westerly along the South line of said
Lot 4, a distance of 6.00 feet to the point of beginning of the tract of land to be described;
thence North 00 degrees 19 minutes 53 seconds East, assumed bearing, parallel with the East
line of Lots 5 and 6, said Block 1, a distance of 114.27 feet; thence Northwesterly along a
tangential curve to the left having a radius of 15.00 feet and a central angle of 61 degrees 46
minutes 23 seconds, a distance of 16.17 feet; thence North 61 degrees 26 minutes 30 seconds
West, tangent to said curve, a distance of 40.60 feet; thence Westerly along a tangential curve
to the left, having a radius of 24.00 feet and a central angle of 76 degrees 35 minutes 00
seconds, a distance of 32.08 feet; thence Southwesterly along a reverse curve to the right,
having a radius of 361.58 feet and a central angle of 26 degrees 53 minutes 32 seconds, a
distance 169.71 feet; thence South 43 degrees 00 minutes 19 seconds, West, not tangent to
said curve, a distance of 71.07 feet to the intersection with a line distant 46.00 feet Easterly of
as measured at a right angle to and parallel with hereinafter described “Line A”; thence
Southerly along said parallel line, a distance of 26.00 feet to the South line of said Lot 13;
thence Easterly along said South line and the easterly extension thereof, a distance of 128.10
feet to the centerline of alley; thence Northerly along the centerline of said Alley, a distance of
32.65 feet to the intersection with the westerly extension of the South line of said Lot 4; thence
Easterly along said Westerly extension and along the South line of said Lot 4, a distance of
130.61 feet to the point of beginning.
Said “Line A” is described as follows:
Commencing at the most Southerly corner of Lot 1, Block 1 BELT LINE INDUSTRIAL PARK 2ND
ADDITION, thence South 59 degrees 15 minutes 24 seconds East of an assumed bearing along
the Southeasterly extension of the Southwesterly line of said Lot 1 a distance of 40.00 feet to
the point of beginning of said line; thence North 30 degrees 44 minutes 36 seconds East 112.38
feet; thence Northerly 768.57 feet along a tangential curve concave to the West having a radius
of 785.30 feet and a central angle of 56 degrees 04 minutes 30 seconds; thence North 25
degrees 19 minutes 54 seconds West, tangent to last described curve 180.04 feet; thence
Northerly 589.17 feet along a tangential curve concave to the East having a radius of 1268.10
feet a central angle of 26 degrees 37 minutes 12 seconds, said line there terminating.
AND
That part of West 32nd Street, vacated, lying southerly of the centerline thereof, westerly of
the northerly extension of the east line of Lot 1, Block 1, Lewiston Park, and easterly of a line
described as follows:
Commencing at the north quarter corner of Section 6, Township 28, Range 24; thence South 00
degrees 26 minutes 06 seconds West, assumed bearing along the north-south quarter line of
said Section 6, a distance of 1092.89 feet; thence South 73 degrees 14 minutes 47 seconds
West 10.28 feet; thence southwesterly 220.70 feet along a non-tangential curve concave to the
northwest having a radius of 5802.14 feet, a central angle of 02 degrees 10 minutes 46 seconds,
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 28
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
and a chord bearing of South 70 degrees 30 minutes 32 seconds West; thence South 67 degrees
02 minutes 58 seconds West, not tangent to said curve, 65.29 feet to the point of beginning of
the line to be described; thence South 00 degrees 20 minutes 22 seconds East 298.91 feet, and
said line there terminating.
That part of Natchez Avenue, vacated, lying southerly of the centerline of West 32nd Street,
northerly of the south line of Lot 4, Block 1, Lewiston Park, extended easterly, and west of the
West line of the Southwest Quarter of the Northeast Quarter of Section 6, Township 28, Range
24.
AND
That part of the vacated Alley in Block 1, Lewiston Park, lying southerly of West 32nd Street and
northerly of Lot 1, Block 1, BROOKS MCCRACKEN INDUSTRIAL PARK.
Torrens Property - Certificate Title No. 697371
Lots 12, 13, 14, 15 and 16, Block 2, “Mazey & Langan’s Addition To St. Louis Park,” Hennepin
County, Minnesota.
That part of Natchez Avenue, vacated, as dedicated in the plat “Mazey & Langan’s Addition To
St. Louis Park”, lying northerly of the centerline of West 32nd Street, southerly of a line
described as follows: Commencing at the north quarter corner of Section 6, Township 28, Range
24; thence South 00 degrees 26 minutes 06 seconds West, assumed bearing along the north-
south quarter line of said Section 6, a distance of 1092.89 feet to the point of beginning of the
line to be described; thence South 73 degrees 14 minutes 47 seconds West 10.28 feet; thence
southwesterly 220.70 feet along a non-tangential curve concave to the northwest, having a
radius of 5802.14 feet, a central angle of 02 degrees 10 minutes 46 seconds and a chord bearing
of South 70 degrees 30 minutes 32 seconds West, and said line there terminating; and west of
the West line of the Northwest Quarter of the Northeast Quarter of Section 6, Township 28,
Range 24.
That part of West 32nd Street, vacated, as dedicated in the plat “Mazey & Langan’s Addition To
St. Louis Park”, that lies westerly of the southerly extension of the east line of Lot 14 in said
plat, and easterly of the following described line: Commencing at the north quarter corner of
Section 6, Township 28, Range 24; thence South 00 degrees 26 minutes 06 seconds West,
assumed bearing along the north-south quarter line of said Section 6, a distance of 1092.89
feet; thence South 73 degrees 14 minutes 47 seconds West 10.28 feet; thence southwesterly
220.70 feet along a non-tangential curve concave to the northwest, having a radius of 5802.14
feet, a central angle of 02 degrees 10 minutes 46 seconds and a chord bearing of South 70
degrees 30 minutes 32 seconds West; thence South 67 degrees 02 minutes 58 seconds West,
not tangent to said curve, 65.29 feet to the point of beginning of the line to be described;
thence South 00 degrees 20 minutes 22 seconds East 298.91 feet, and said line there
terminating.
That part of the vacated alley in Block 2 of “Mazey & Langan’s Addition To St. Louis Park”, lying
northerly of West 32nd Street and Southerly of a line described as follows: Commencing at the
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 29
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
north quarter corner of Section 6, Township 28, Range 24; thence South 00 degrees 26 minutes
06 seconds West, assumed bearing along the north-south quarter line of said Section 6, a
distance of 1092.89 feet to the point of beginning of the line to be described; thence South 73
degrees 14 minutes 47 seconds West 10.28 feet; thence southwesterly 220.70 feet along a non-
tangential curve concave to the northwest, having a radius of 5802.14 feet, a central angle of
02 degrees 10 minutes 46 seconds and a chord bearing of South 70 degrees 30 minutes 32
seconds West, and said line there terminating.
Torrens Property – Certificate of Possessory Title No. 1551814.
The east 37 feet of Lot 4, Block 1, DALQUIST INDUSTRIAL PARK, according to the recorded plat
thereof, Hennepin County, Minnesota, as measured at a right angle to and parallel with the East
line of said Lot 4.
Torrens Property – Certificate of Possessory Title No. 1546511.
Lots 9 and 19, Block 2;
Those parts of Lots 10, 11, 17, 18, Block 2, lying north of the southerly right-of-way line of state
Trunk Highway No. 7;
That part of Natchez Avenue vacated, lying east of the West line of the Northwest Quarter of
the Northeast Quarter of Section 6, Township 28, Range 24, north of the southerly right-of-way
line of state Trunk Highway No. 7, and southerly of a line hereinafter referred to as Line 1;
That part of the vacated alley in Block 2 lying north of the southerly right-of-way line of state
Trunk Highway No. 7, and southerly of the aforementioned Line 1.
All in “OAKENWALD ADDITION ST. LOUIS PARK”.
Line 1 is described as commencing at the north quarter corner of Section 6, Township 28, Range
24; thence South 00 degrees 26 minutes 06 seconds West, assumed bearing along the north-
south quarter line of said Section 6, a distance of 1092.89 feet to the point of beginning; thence
North 73 degrees 14 minutes 47 seconds East 51.97 feet; thence northeasterly 174.11 feet
along a non-tangential curve concave to the northwest, having a radius of 5790.08 feet, a
central angle of 01 degrees 43 minutes 22 seconds, and a chord bearing of North 67 degrees 56
minutes 18 seconds East, and said line there terminating.
Torrens Property – Certificate of Possessory Title No. 1553644.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 30
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
EDA Resolution No. 25-_____________
Approving amended and restated contract for private development,
awarding the sale of, and providing the form, terms, covenants and
directions for the issuance of a tax increment revenue note to
Beltline Apartments Limited Partnership, and taking other actions in
connection therewith
Be it resolved by the board of commissioners (the “board”) of the St. Louis Park
Economic Development Authority (the “authority”) as follows:
Section 1. Recitals.
1.01. The city council of the City of St. Louis Park, Minnesota (the “city’) and the authority
have heretofore approved the establishment of the Beltline Station Tax Increment Financing
District No. 1 (the “TIF district no. 1”), a housing district, and Beltline Station Tax Increment
Financing District No. 2 (the “TIF district no. 2” and together with TIF district no. 1, the “TIF
districts”), a renewal and renovation district, within Redevelopment Project No. 1 (the “project”)
and have adopted tax increment financing plans for the purpose of financing certain
improvements within the project.
1.02. The city has heretofore created an Affordable Housing Trust Fund, which is funded
in part with pooled tax increment derived from property within certain tax increment financing
districts within the city as provided in Laws of Minnesota 2022, First Special Session, Chapter 14,
Article 9, Section 5.
1.03. The authority and Beltline Development LLC, or an entity related thereto or
affiliated therewith, each own portions of certain property within the project, which has been the
subject of a number of agreements for purposes of constructing a mixed-use development and
related parking, including a parking ramp serving in part as a park & ride facility for Metro Transit’s
proposed Southwest Light Rail Transit Beltline station on certain property in the project (the
“development”).
1.04. On July 7, 2022, the city, authority and Beltline Station Limited Partnership entered
into a contract for private development, as amended by the first amendment to contract for
private development, dated March 31, 2023, the second amendment to contract for private
development, dated June 5, 2023, and the third amendment to contract for private development
dated October 2, 2023 (collectively, the “original affordable contract for private development”),
relating to a portion of the development consisting of a portion of construction of approximately
82 units of affordable multifamily rental housing together with approximately 59 underground
parking spaces (the “affordable minimum improvements”) whereby the city and the authority
agreed to provide certain financial assistance to the affordable minimum improvements.
1.05. Beltline Station Limited Partnership previously obtained financing from Cedar
Rapids Bank and Trust, an Iowa banking corporation (the “senior lender”) and in connection
therewith the parties entered into a master subordination agreement between the senior lender,
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 31
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
the city, and the authority two collateral assignments of payments under tax increment revenue
note between Beltline Station Limited Partnership and the senior lender and acknowledged by the
authority, and a master loan disbursement agreement between the Beltline Station Limited
Partnership, the authority, the senior lender and the city (together, the “prior financing
documents”).
1.05. Due to market conditions and the need to obtain new financing, Beltline
Apartments Limited Partnership, a Minnesota limited partnership and affiliate of Beltline Station
Limited Partnership (the “developer”) has requested certain changes to the original contract and
the parties have prepared an amended and restated contract for private development which
amends and restates the original affordable contract (the “agreement”), the form of which is on
file with the city.
1.06. The agreement increases the affordability of the affordable minimum
improvements, provides for the issuance by the authority of a tax increment revenue note to the
developer in the maximum principal amount of $804,000, authorizes the loan of proceeds of funds
from the city’s affordable housing trust fund (the “city AHTF loan”) in the principal amount of
$1,793,238 to the developer and sets forth certain other conditions for the construction of the
affordable minimum improvements.
1.07. In order to assist with the costs of the minimum improvements, the authority
applied for and received a grant (the “DEED grant”) from the Minnesota Department of
Employment and Economic Development (“DEED”).
1.08. Deed and the authority entered into the Contamination Cleanup Grant Contract
Agreement No. CCGP-21-0022-Z-FY22 (the “DEED grant agreement”). Proceeds of the DEED grant
in the amount $156,120 have been used for eligible project components of the minimum
improvements (the “DEED grant-eligible activities”) as described in the DEED grant agreement.
The authority has disbursed the proceeds of the DEED grant to the developer to provide financing
for the DEED grant-eligible activities as set forth in the agreement.
1.09. In order to assist with the costs of the minimum improvements, the authority applied for
and received a grant in the amount $300,000 (the “SWCW grant”) will be used for costs related to
the minimum improvements, made by the county of Hennepin from the County’s Bottineau and
Southwest Community Works Programs (“SWCW”).
1.10. The county of Hennepin, Minnesota and the authority entered into the Southwest
Community Works Project Grant agreement No. PR00006396 (the “SWCW grant agreement”).
Proceeds of the SWCW grant may be used for eligible project components of the minimum
improvements (the “SWCW grant-eligible activities”) as described in the SWCW grant agreement.
1.11. The authority intends to disburse the proceeds of the SWCW grant to the
developer to provide financing for the SWCW grant-eligible activities as set forth in the agreement.
1.12. The agreement requires that the developer comply with certain construction
timelines for the affordable minimum improvements or pay a fee (the “affordable housing fee”) to
the authority set forth in the agreement. The payment of affordable housing fee will be secured by
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 32
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
a letter of credit and a guaranty from George Sherman and Sherman Development Holdings
(collectively, the “security”) delivered at closing on the property.
1.12. The board of commissioners has reviewed the agreement and finds that the
execution thereof and performance of the authority’s obligations thereunder are in the best
interest of the city and its residents.
Section 2. The agreement and related documents.
2.01. Subject to approval of the agreement by the city council, the board hereby
approves the agreement in substantially the form presented to the board, together with any
related documents necessary in connection therewith, including without limitation all documents,
exhibits, certifications, or consents referenced in or attached to the agreement including without
limitation the assessment agreement and the declaration of restrictive covenants and various
documents necessary to release the prior financing documents and documents prepared in
connection with the original agreement (all as defined in the agreement) (the “development
documents”).
2.02. The board hereby authorizes the president and executive director, in their
discretion and at such time, if any, as they may deem appropriate, to execute the development
documents on behalf of the authority, and to carry out, on behalf of the authority, the authority’s
obligations thereunder when all conditions precedent thereto have been satisfied. The
development documents shall be in substantially the form on file with the authority and the
approval hereby given to the development documents includes approval of such additional details
therein as may be necessary and appropriate and such modifications thereof, deletions therefrom
and additions thereto as may be necessary and appropriate and approved by legal counsel to the
authority and by the officers authorized herein to execute said documents prior to their execution;
and said officers are hereby authorized to approve said changes on behalf of the authority. City
staff are hereby delegated the authority to approve the final forms of the security for the
affordable housing fee including a letter of credit and guarantees. The execution of any instrument
by the appropriate officers of the authority herein authorized shall be conclusive evidence of the
approval of such document in accordance with the terms hereof. This resolution shall not
constitute an offer and the development documents shall not be effective until the date of
execution thereof as provided herein.
2.03. In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without further act or authorization
of the board by any duly designated acting official, or by such other officer or officers of the board
as, in the opinion of the city attorney, may act in their behalf. Upon execution and delivery of the
development documents, the officers and employees of the board are hereby authorized and
directed to take or cause to be taken such actions as may be necessary on behalf of the board to
implement the development documents, including without limitation the issuance of tax
increment revenue obligations thereunder when all conditions precedent thereto have been
satisfied and reserving funds for the payment thereof in the applicable tax increment accounts.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 33
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Section 3. Issuance, sale, and terms of the TIF note.
3.01. The authority hereby authorizes the president and executive director to issue the
TIF note in accordance with the agreement. All capitalized terms in this resolution have the
meaning provided in the agreement unless the context requires otherwise.
3.02. The TIF note shall be issued to the owner in the maximum aggregate principal
amount of $804,000 in consideration of certain eligible costs incurred by the owner in connection
with construction of the minimum improvements under the agreement. The TIF note shall be
dated the date of delivery thereof and shall bear interest as set forth in the agreement. The TIF
note will be issued in accordance with Section 3.3 of the agreement. The TIF note is secured by
available tax increment, as further described in the form of the TIF note. The authority hereby
delegates to the executive director the determination of the date on which the TIF note is to be
delivered, in accordance with the agreement.
Section 4. Form of TIF note. The TIF note shall be in substantially the form attached as
an exhibit to the agreement, with the blanks to be properly filled in and the principal amount
adjusted as of the date of issue.
Section 5. Terms, execution and delivery.
5.01. Denomination, payment. The TIF note shall be issued as a single typewritten note
numbered R-1.
The TIF note shall be issuable only in fully registered form. Principal of and interest on the
TIF note shall be payable by check or draft issued by the registrar described herein.
5.02. Dates; interest payment dates. Principal of and interest on the TIF Notes shall be
payable in accordance with their terms and the agreement.
5.03. Registration. The authority hereby appoints the finance director of the city to
perform the functions of registrar, transfer agent and paying agent (the “registrar”). The effect of
registration and the rights and duties of the authority and the registrar with respect thereto shall
be as follows:
(a) Register. The registrar shall keep at its office a bond register in which the registrar
shall provide for the registration of ownership of the TIF note and the registration of transfers and
exchanges of the TIF note.
(b) Transfer of TIF note. Upon surrender for transfer of the TIF note duly endorsed by
the registered owner thereof or accompanied by a written instrument of transfer, in form
reasonably satisfactory to the registrar, duly executed by the registered owner thereof or by an
attorney duly authorized by the registered owner in writing, the registrar shall authenticate and
deliver, in the name of the designated transferee or transferees, a new TIF note of a like aggregate
principal amount and maturity, as requested by the transferor. The registrar may close the books
for registration of any transfer after the fifteenth day of the month preceding each payment date
and until such payment date.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 34
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
(c) Cancellation. The TIF note surrendered upon any transfer shall be promptly
cancelled by the registrar and thereafter disposed of as directed by the authority.
(d) Improper or unauthorized transfer. When the TIF note is presented to the registrar
for transfer, the registrar may refuse to transfer the same until it is satisfied that the endorsement
on the TIF note or separate instrument of transfer is legally authorized. The registrar shall incur no
liability for its refusal, in good faith, to make transfers which it, in its judgment, deems improper or
unauthorized.
(e) Persons deemed owners. The authority and the registrar may treat the person in
whose name the TIF note is at any time registered in the bond register as the absolute owner of
such TIF note, whether the TIF note shall be overdue or not, for the purpose of receiving payment
of, or on account of, the principal of and interest on the TIF note and for all other purposes, and all
such payments so made to any such registered owner or upon the owner’s order shall be valid and
effectual to satisfy and discharge the liability of the authority upon the TIF note to the extent of
the sum or sums so paid.
(f) Taxes, fees and charges. For every transfer or exchange of the TIF note, the
registrar may impose a charge upon the owner thereof sufficient to reimburse the registrar for any
tax, fee, or other governmental charge required to be paid with respect to such transfer or
exchange.
(g) Mutilated, lost, stolen or destroyed TIF note. In case the TIF note shall become
mutilated or be lost, stolen, or destroyed, the registrar shall deliver a new TIF note of like amount,
maturity dates and tenor in exchange and substitution for and upon cancellation of such mutilated
TIF note or in lieu of and in substitution for the TIF note lost, stolen, or destroyed, upon the
payment of the reasonable expenses and charges of the registrar in connection therewith; and, in
the case the TIF note lost, stolen, or destroyed, upon filing with the registrar of evidence
satisfactory to it that the TIF note was lost, stolen, or destroyed, and of the ownership thereof, and
upon furnishing to the registrar of an appropriate bond or indemnity in form, substance, and
amount satisfactory to it, in which both the authority and the registrar shall be named as obligees.
The TIF note so surrendered to the registrar shall be cancelled by it and evidence of such
cancellation shall be given to the authority. If the mutilated, lost, stolen, or destroyed TIF note has
already matured or been called for redemption in accordance with its terms, it shall not be
necessary to issue a new TIF note prior to payment.
5.04. Preparation and delivery. The TIF note shall be prepared under the direction of the
finance director of the city and shall be executed on behalf of the authority by the signatures of its
president and executive director. In case any officer whose signature shall appear on the TIF note
shall cease to be such officer before the delivery of the TIF note, such signature shall nevertheless
be valid and sufficient for all purposes, the same as if such officer had remained in office until
delivery. When the TIF note has been so executed, it shall be delivered by the Executive Director to
the owner thereof in accordance with the agreement.
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 35
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
Section 6. Security provisions.
6.01. Pledge. The authority hereby pledges to the payment of the principal of and
interest on the TIF note all available tax increment as defined in the TIF note. Available tax
increment shall be applied to payment of the principal of and interest on the TIF note in
accordance with the terms of the form of TIF note.
6.02. Bond Fund. Until the date the TIF note is no longer outstanding and no principal
thereof or interest thereon (to the extent required to be paid pursuant to this resolution) remains
unpaid, the authority shall maintain a separate and special “bond fund” to be used for no purpose
other than the payment of the principal of and interest on the TIF note. The authority irrevocably
agrees to appropriate to the bond fund on or before each payment date the available tax
increment in an amount equal to the payment then due, or the actual available tax increment,
whichever is less. Any available tax increment remaining in the bond fund shall be transferred to
the authority’s account for the TIF district upon the termination of the TIF note in accordance with
its terms.
Section 7. Certification of proceedings. The officers of the authority are hereby
authorized and directed to prepare and furnish to the owner of the TIF note certified copies of all
proceedings and records of the authority, and such other affidavits, certificates, and information
as may be required to show the facts relating to the legality of the TIF note as the same appear
from the books and records under their custody and control or as otherwise known to them, and
all such certified copies, certificates, and affidavits, including any heretofore furnished, shall be
deemed representations of the authority as to the facts recited therein.
Section 8. Effective Date. This resolution shall be effective upon approval.
Reviewed for administration: Adopted by the Economic Development
Authority May 19, 2025:
Karen Barton, executive director Sue Budd, president
Attest:
Melissa Kennedy, secretary
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 36
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
EDA Resolution No. 25-_____________
Approving an early start agreement with Beltline Development LLC
Be it resolved by the board of commissioners (the “board”) of the St. Louis Park Economic
Development Authority (the “authority”) as follows:
Section 1. Recitals; authorization.
1.01. The authority is the owner of certain real property located within the city (the
“property”).
1.02. The authority and Beltline Development LLC, a Minnesota limited liability
company (“beltline development”), entered into a purchase agreement, dated July 7, 2022, as
amended, and intend to enter into an amended and restated purchase agreement (collectively,
the “purchase agreement”), to acquire the property from the authority. Beltline development,
or its affiliates (the “developer”) will construct a mixed-use development and related parking,
including a parking ramp serving in part as a park & ride facility for Metro Transit’s proposed
Southwest Light Rail Transit Beltline station on the property (the “development”).
1.03. Under the purchase agreement, the authority will transfer title to the property to
the developer on which the developer is obligated to construct the development.
1.04. The conditions for conveyance of the property to developer have not yet been fully
satisfied, but developer desires to commence various site preparation activities in preparation for
construction of the development on the property prior to the transfer of title of such property to
developer, and has requested that the parties enter into an early start agreement (the
“agreement”) setting forth the terms and conditions for performance of such site preparation
activities by the developer.
1.05. The parties have negotiated the agreement in the form presented to the board, and
the board finds that the approval and execution thereof and performance of the authority's
obligations thereunder are in the best interest of the city and its residents.
Section 2. Approval of agreement.
(a) The board approves the agreement in substantially the form presented to the
board, together with any related documents necessary in connection therewith, including
without limitation all documents, exhibits, certifications, or consents referenced in or attached
to the agreement (the “documents”).
(b) The board hereby authorizes the president and executive director, in their
discretion and at such time, if any, as they may deem appropriate, to execute the documents
on behalf of the authority, and to carry out, on behalf of the authority, the authority’s
obligations thereunder when all conditions precedent thereto have been satisfied. The
documents shall be in substantially the form on file with the authority and the approval hereby
given to the documents includes approval of such additional details therein as may be
Economic development authority meeting of May 19, 2025 (Item No. 6a) Page 37
Title: Approve resolutions related to Sherman Associates’ Beltline Station redevelopment - Ward 1
necessary and appropriate and such modifications thereof, deletions therefrom and additions
thereto as may be necessary and appropriate and approved by legal counsel to the authority
and by the officers authorized herein to execute said documents prior to their execution; and
said officers are hereby authorized to approve said changes on behalf of the authority. The
execution of any instrument by the appropriate officers of the authority herein authorized shall
be conclusive evidence of the approval of such document in accordance with the terms hereof.
This resolution shall not constitute an offer and the documents shall not be effective until the
date of execution thereof as provided herein.
(c) In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without further act or
authorization of the board by any duly designated acting official, or by such other officer or
officers of the board as, in the opinion of the city attorney, may act in their behalf. Upon
execution and delivery of the documents, the officers and employees of the board are hereby
authorized and directed to take or cause to be taken such actions as may be necessary on
behalf of the board to implement the documents.
Section 3. Effective date. This resolution shall be effective upon approval.
Reviewed for administration: Adopted by the Economic Development
Authority May 19, 2025:
Karen Barton, executive director Sue Budd, president
Attest:
Melissa Kennedy, secretary
Meeting: City council
Meeting date: May 19, 2025
Presentation: 3a
Executive summary
Title: Recognition of donations
Recommended action: Mayor announce and express appreciation for the following donation
being accepted at the meeting and listed on the consent agenda.
From Donation For
Carrie and Kevin Mandler $2,800
A memorial bench to be installed at
Westwood Hills Nature Center
honoring David French, Donn and
Mary French
Maureen and John Drewitz $1,000 Westwood Hills Nature Center for
the Access to Fun scholarship fund
Matthew Hobbs and family $10,000
A memorial bench, trees and park
enhancements or educational needs
at Westwood Hills Nature Center
honoring Maurice Hobbs
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: None.
Prepared by: Amanda Scott-Lerdal, deputy city clerk
Reviewed by: Melissa Kennedy, city clerk
Approved by: Kim Keller, city manager
Meeting: City council
Meeting date: May 19, 2025
Minutes: 4a
Unofficial minutes
City council meeting
St. Louis Park, Minnesota
April 21, 2025
1. Call to order.
Mayor Pro Tem Brausen called the meeting to order at 6:15 p.m.
a. Pledge of allegiance
b. Roll call
Council members present: Paul Baudhuin, Tim Brausen, Sue Budd, Lynette Dumalag, Yolanda
Farris, Margaret Rog
Council members absent: Mayor Mohamed
Staff present: City manager (Ms. Keller), city attorney (Mr. Mattick), engineering director (Ms.
Heiser), deputy city clerk (Ms. Scott-Lerdal), public works director (Mr. Hall)
2. Approve agenda.
It was moved by Council Member Dumalag, seconded by Council Member Budd, to approve the
agenda with an amendment to move Consent item 5d to Regular Business as item 7a.
The motion passed 6-0 (Mayor Mohamed absent).
3. Presentations.
a. Proclamation observing National Bike Month
Council Member Rog noted she is an avid cyclist and read the proclamation.
Mayor Pro Tem Brausen stated several council members are cyclists and St. Louis Park
prioritizes accessibility for bikers.
b. Recognition of donations
Mayor Pro Tem Brausen noted that the St. Louis Park Crime Prevention Fund is being
dismantled, and funds will return to the city. The group donated $87,773.58 for community
outreach and crime prevention and an additional $27,857.78 donation will go to the city’s
police canine program. He thanked those who made this gift possible.
4. Minutes
a. Minutes of Feb. 18, 2025, special study session
City council meeting of May 19, 2025 (Item No. 4a) Page 2
Title: City council meeting minutes of April 21, 2025
Council Member Dumalag requested a revision to the minutes to state: “Council Member
Dumalag shared that within her own neighborhood association, Minikahda Oaks, neighbors can
donate and contribute to neighborhood accounts. They do not solely depend on city funds for
their events.”
b. Minutes of March 17, 2025, special study session
Council Member Dumalag requested a revision to the minutes to state: “Council Member
Dumalag asked staff if the city used an owners representative to manage the Westwood Hills
Nature Center and if we would use one in the future.”
It was moved by Council Member Dumalag, seconded by Council Member Baudhuin, to approve
the Feb. 18, 2025, and the March 17, 2025, special study session meeting minutes as amended.
The motion passed 6-0 (Mayor Mohamed absent).
c. Minutes of March 3, 2025, special study session
d. Minutes of March 17, 2025, city council meeting
e. Minutes of ceremonial oath of office of March 24, 2025
It was moved by Council Member Dumalag, seconded by Council Member Baudhuin, to approve
the minutes of March 3, 2025, special study session, March 17, 2025, city council meeting, and
March 24, 2025, ceremonial oath of office minutes as presented.
The motion passed 6-0 (Mayor Mohamed absent).
5. Consent items
a. Resolution No. 25-047 approving donations to police department
b. Resolution No. 25-048 authorizing funding for community education programs
c. Approve bid for 2025 Alley Reconstruction project (4025-1500) – Ward 2
d. Approve professional services contract amendment for Cedar Lake Road and Louisiana
Avenue Improvement project (4024-1100) – Ward 4 (This item was moved to Regular
Business item 7a upon approval of the agenda.)
e. Resolution No. 25-049 accepting funding from the Minnesota Pollution Control Agency
and entering into grant agreement for installation of park shade structures at Aquila and
Ainsworth Parks - Ward 3
f. Resolution No. 25-050 approving technical amendments to the budget
g. Resolution No. 25-051 approving amendment of fee agreement in connection with
refunding of Park Nicollet Private Activity Revenue Bonds
Mayor Pro Tem Brausen noted that Consent item 5d had been moved to Regular Business as
item 7a.
Council Member Rog commented on consent item 5b, noting the city’s ongoing partnership
with the school district. She stated she believes in this partnership and is pleased to see the
shared resources and continued relationship building between the city and the school district.
City council meeting of May 19, 2025 (Item No. 4a) Page 3
Title: City council meeting minutes of April 21, 2025
It was moved by Council Member Baudhuin, seconded by Council Member Farris, to approve
consent items and to waive reading of all resolutions.
The motion passed 6-0 (Mayor Mohamed absent).
6. Public hearing
a. Public hearing for intoxicating liquor license for Lago Lynlake LLC dba Lago Tacos
Ms. Scott-Lerdal presented the staff report. The city received an application for a liquor license
at 3801 Grand Way. This is the former location of McCoy’s Public House, which closed in March
2024. The sole owner of Lago Tacos, Thomas Ferris, will serve as the onsite manager for this
full-service bar and restaurant. She noted there are two other locations in Excelsior and
Plymouth, with another new location planned in Eagan.
Ms. Scott-Lerdal stated the police department completed a background investigation and found
nothing to warrant denial of a license. She added that the application also meets the zoning and
building division requirements.
Mayor Pro Tem Brausen opened the public hearing. No speakers were present. Mayor Pro Tem
Brausen closed the public hearing.
Mayor Pro Tem Brausen stated he is happy to see Lago Tacos coming to this location and asked
if they are open for business yet.
Mr. Ferris, owner of Lago Tacos, stated they are not open yet, but they are working hard to
open this week. He said they are excited to be in St. Louis Park and have listened to input from
the community. The business offers an indoor game room within their establishment, as well as
outdoor seating and activities. Restaurant hours will be 11 a.m. to 10 p.m. in winter and 11 a.m.
to 11 p.m. in the summer.
Council Member Dumalag thanked Mr. Ferris for bringing Lago Tacos to St. Louis Park and
added that the restaurant is in her ward. She stated that when McCoy’s closed, many were sad,
noting there had been many events and celebrations there over the years. She is heartened to
see another business owner ready to open so quickly, and residents have commented that they
would like to bring something back to the location. Council Member Dumalag said she is excited
to hear they aim to be open this week.
Council Member Rog asked about Lago Taco’s LynLake location and if this new establishment
will be a replacement for that location. Mr. Ferris stated yes, noting the LynLake location had
closed the week prior.
Council Member Rog asked for an estimate on the number of employees who will work at the
St. Louis Park Lago Tacos. Mr. Ferris stated 40 employees will be located at the St. Louis Park
location and most of his staff is coming over from the LynLake location.
City council meeting of May 19, 2025 (Item No. 4a) Page 4
Title: City council meeting minutes of April 21, 2025
Council Member Rog asked if most of the employees live in the area, noting possible housing
opportunities for employees who work in St Louis Park. Mr. Ferris stated that most of the
employees lived close to the LynLake location, which is 2.7 miles away from St. Louis Park, and
they are set with their housing.
Council Member Rog asked staff about the total cost of a liquor license including on-sale
intoxicating and Sunday sales. Ms. Scott-Lerdal stated the total annual cost is $8,950, with
$8,750 for an intoxicating liquor license and $200 for the Sunday sales license.
Council Member Rog welcomed Mr. Ferris to the community and added she is excited that Lago
Tacos will be going into this space.
Council Member Baudhuin welcomed Mr. Ferris to St. Louis Park, stating he is thrilled to have
Lago Tacos come to the city. He stated McCoy’s was a hard loss, and a locally owned restaurant
coming to the city is appreciated and valued by the council and the city. He believes the
business will do very well with many residents coming in, and he is excited to go there himself.
Council Member Budd stated she is intrigued by the game room idea. Mr. Ferris noted the
various games that will be featured at the location are geared towards children. He stated they
received input on a new model for their business, so they will try it out.
It was moved by Council Member Dumalag, seconded by Council Member Baudhuin, to approve
the intoxicating liquor license with Sunday sales for Lago Lynlake LLC dba Lago Tacos as
presented.
The motion passed 6-0 (Mayor Mohamed absent).
7. Regular business.
a. Approve professional services contract amendment for Cedar Lake Road and Louisiana
Avenue Improvements project (4024-1100) – Ward 4
Ms. Heiser presented the staff report. Ms. Heiser gave a history of the project, noting the city
council approved the project in February of 2023, which included the design layouts for all
phases. Ms. Heiser stated community engagement began in 2022, and the council approved
rebuilding the road, installing sidewalks and a water main. She noted that the bikeway
approved by council on Louisiana Avenue was to use an alternate route, because 70 mature
trees would have needed to be cut down. Ms. Heiser stated that Phase 1 was completed last
year, and Phase 2 would be started this year with completion in 2026. She shared that the last
community engagement session was held in December 2024. The council approved the final
Phase 2 plans for bids in early February 2025. She stated $2.5 million has been spent on
temporary and permanent easements, and the city now has federal authorization to advertise
for bids on the project.
Ms. Heiser stated the consultant for the project is Kimley Horn, and the updated cost estimate
for their services is before the council today for approval.
City council meeting of May 19, 2025 (Item No. 4a) Page 5
Title: City council meeting minutes of April 21, 2025
Mayor Pro Tem Brausen stated this is in Ward 4, and he has been involved in this project since
2014, noting this lengthy project is scheduled for completion in 2026. He stated the cost
amendment is before the council and he thanked staff for their work on this.
Ms. Keller stated the council has received public comments in writing from two residents, which
are included in the meeting materials.
Mayor Pro Tem Brausen invited anyone in attendance to speak about the item.
Jason Felds stated he moved to this area on March 9, 2025, and noted he is behind on the
project information. He stated he cycled along Louisiana Avenue yesterday and felt the
experience was scary. He appreciates that some sidewalks will be constructed to help
pedestrians, and added he has concerns about some of the other plans. He added that he also
drives a car but does not drive it much and has concerns that the two-lane road will be
widened. He stated that now it is 12 feet per individual lane, and he understands it is to be
increased to 14 feet. He stated 14 feet is the same width as any interstate highway and he is
concerned that Louisiana Avenue will become a highway. Many families live on Louisiana
Avenue, and if the roads are widened, children cannot cross the street easily. He is concerned
that drivers may feel they can drive faster with these wider lanes. He asked the council not to
widen the roads and to keep families in St. Louis Park safer.
Sylvie Hyman stated she knows a lot of work went into these plans, and she appreciates the
community engagement that has happened up to this point. Her main concern is that the lanes
must be narrowed on Louisiana Avenue. She noted 14-foot lanes are wider than highway lanes
and are proven to encourage dangerous driver behavior and higher speeds. She understands
and appreciates the work that went into putting a bike lane on Louisiana Avenue and she
respects the decision to maintain the trees but added that no more trees need to be removed if
four to six feet are taken from the right-of-way that is planned for construction.
Ms. Hyman stated that narrower lanes also require less road salt, resulting in less pollution in
the waterways and the environment. She noted narrow roads require less maintenance with
less roadway to maintain. She urged the council to approve the bid with a condition that the
lanes be narrowed from 14 feet to 10 feet individually. There are arguments for wider lanes for
emergency vehicles, but they are perfectly fine with 20-foot right-of-way, and there would be
fewer emergency vehicles responding to car crashes if the lanes are narrower to encourage
safer driving. She referenced the proclamation recognizing “Bike Month”, noting it was stated
that education was needed for safe driver behavior.
Marc Berg, 2013 Webster Avenue, stated he is the administrator of the “Bike and Walk the
Park” Facebook page. He is a 20-plus-year resident and regular bike commuter in St. Louis Park.
He stated he shares the frustration that this opportunity to make Louisiana Avenue more bike-
friendly passed by a few years ago. He does not like the idea of Louisiana Avenue being totally
surrendered to cars, and if there is an opportunity to narrow lanes with traffic calming effects,
he hopes the council will do so.
Dana Nideck, 2020 Ridge Drive, stated that some of the community outreach was presented as
a false dichotomy. She explained that the city either has a bike path or trees, and added it is
City council meeting of May 19, 2025 (Item No. 4a) Page 6
Title: City council meeting minutes of April 21, 2025
important that roads are narrowed. She stated the city can have trees, safe roads and a bike
path.
Allie Rogers, 3019 Florida Avenue, stated she is a civics and geography teacher and always
boasts about how bike-friendly and walkable St. Louis Park is, but these plans will make it less
so. She stated she lived in Japan for 18 years, which has wonderful public infrastructure, but
pointed out they do not have bike lanes on roads. Riding her bike on Louisiana Avenue feels like
she is back in Tokyo with cars flying all over. She asked the council to narrow the lanes.
Dayna Nerdich did not speak but submitted a written comment, which noted that bike,
pedestrian, bus, and non-car transport should all be prioritized and asked the council to narrow
car lanes to make streets safer.
Council Member Rog asked staff to clarify if the city is narrowing the road. Ms. Heiser stated
yes, the road will be narrowed, going on to explain that the current road is 36 feet wide, and it
will be reduced by eight (8) feet to build the sidewalk. She stated the curb will be moved in on
the east side and many of the trees will be protected.
Council Member Rog asked what the lane widths are today. Ms. Heiser stated they are 12 feet
with a shoulder on both sides. With the change to 28 feet wide, there is no parking allowed on
either side of the street. She went on to explain that the fire station is on the road and they use
it for every fire call. Ms. Heiser shared that she understands the concerns, but ultimately,
vehicles use this road. There needs to be enough width for vehicles to pass when vehicles pull
over for fire trucks or for when a delivery vehicle or solid waste truck stops. She added that a
combination of issues such as the number of vehicles that use the road per day, public transit
use, or a heavy snow year, can all bring challenges. These considerations prompted the staff
recommendation of 12-foot-wide lanes.
Council Member Rog stated she wished better for Louisiana Avenue, adding the council agrees
on all of this, and it had been a topic of discussion earlier in the year. She agrees that if it
cannot be done right, it does not make sense to invest in a solution that would not work on
Louisiana Avenue, given the context.
Council Member Rog stated the decision to reroute bike traffic entirely rather than trying to
squeeze bikes into this corridor, along with budget and resource limitations, leads her to
support this project as approved. She also appreciates the ongoing advocacy from the bike
group, noting their input has made a difference in the past and will continue to do so in the
future.
Council Member Baudhuin also thanked the bike community for their comments, adding he
considers himself part of the bike community as well and has testified in the past. He asked Ms.
Heiser about alternative bike route for Louisiana Ave.
Ms. Heiser stated that one challenge for a Louisiana bikeway is the MnDOT bridge across
Highway 394, which was built in 1989 and MnDOT has no plans to widen it. There are about
20,000 vehicles per day crossing and getting on to the highway and walking and biking over the
City council meeting of May 19, 2025 (Item No. 4a) Page 7
Title: City council meeting minutes of April 21, 2025
bridge is not comfortable for most users. She stated that the approved Louisiana Avenue
project meets the need for a bicycle connection through an alternative route.
Ms. Heiser stated there is a cycle track on Cedar Lake Road and when getting to Louisiana
Avenue at Cedar Lake Road, there is a roundabout and a trail on both sides. She stated north of
that, there will be a trail through Northside Park over to the trail at the Junior High School to
Pennsylvania Avenue, and then over Highway 394. She added that the Hampshire Avenue trail
will be available with a connection to another bridge, which coincides with the Three Rivers
Park District Regional Trail Project.
Council Member Baudhuin stated there are some safe infrastructures for biking going north-
south near Louisiana Avenue on the east and west sides. He added that Louisiana Avenue is an
arterial street, which is part of the problem for the bike community. He stated that he has
concerns as well, and that is where some of the frustration comes from. He would like to see
the city plan for more biking, walking and rolling of all kinds, especially as future projects on
Louisiana Avenue are discussed more. He thanked the bike community and stated this seems to
be the best plan for now but asked those providing comment to continue to bring their
concerns to the council and city staff.
Council Member Budd thanked the bike community for their comments. She appreciated the
comments about St. Louis Park rating well on connectivity, as well as the staff’s commitment to
the city’s Connect the Park plan. She stated she does bike with family and people who are not
as comfortable on the streets. She has been involved with this project for the last three years
and has seen modifications made. Council Member Budd stated she will continue to support
the project.
Council Member Dumalag agreed and referenced the staff’s recommendation of narrowing
streets to slow traffic and use fewer materials to maintain them. She stated this was also a
concern related to biking and walking in her neighborhood.
Council Member Dumalag stated the council did not want to leave bikers out in this plan, and
staff and council have been collaborating and discussing the Three Rivers Park District’s plan to
create bike paths either on Louisiana Avenue or on Dakota Avenue. She noted these discussions
have taken place to help bikers and pedestrians move as easily along corridors as vehicles do,
and she will continue to support this project.
Council Member Farris also thanked those who made comments, noting she is not a biker at all.
However, she does walk and enjoys seeing people ride their bikes. When driving, she is very
respectful of bikers and gives them space. The council has discussed this issue and added it is
difficult but noted city funds limit opportunities in some cases. She added the council does hear
the bike community’s concerns and will do everything they can to make bikeways as safe and
convenient as possible.
Council Member Rog reiterated that the plan would narrow Louisiana Avenue by eight feet, a
change that has been shown to slow vehicle speeds.
City council meeting of May 19, 2025 (Item No. 4a) Page 8
Title: City council meeting minutes of April 21, 2025
Mayor Pro Tem Brausen stated this project is in his ward, and he cares deeply about this issue
as well. He stated another challenge is making upgrades to infrastructure in an already built-up
city. He shared that the city is doing its best to balance existing – and sometimes competing -
interests. Many people still travel by vehicle, so the city must provide a safe way for all to
travel. He added that the city also needs to address the concerns of bikers and pedestrians.
Mayor Pro Tem Brausen stated he has supported this project from the beginning and will
continue to do so, while he appreciates the comments given and will consider them in the
future.
It was moved by Council Member Baudhuin, seconded by Council Member Farris, to approve the
professional services contract amendment for Cedar Lake Road and Louisiana Avenue
Improvement project (4024-1100) – Ward 4 as presented.
The motion passed 6-0 (Mayor Mohamed absent).
8. Communications and announcements.
Council Member Baudhuin gave his condolences to the Roman Catholic community on the
passing of the Pope yesterday. He stated he is not a Catholic but is in the ministry and
understands the Pope is highly revered by practicing Catholics. He added this Pope in particular
supported marginalized persons in the Roman Catholic community and the St. Frances Cabrini
Community is grieving deeply because of this Pope’s support of the LGBTQ community as well.
To people in these communities, Council Member Baudhuin stated the city is thinking of you
today and the city cares.
Ms. Keller stated National Drug Take Back Day will take place this Saturday from 10 a.m. to 2
p.m. at the police department. She explained that unused and expired drugs are collected and
safely disposed of as part of National Drug Take Back Day.
Mayor Pro Tem Brausen added Vision 4.0 training is coming up on May 1 and May 8, 2025, for
people to learn how to lead conversations within their neighborhoods. He invited all who want
to engage with their neighbors and make St. Louis Park a better place to please join the training
and sign up on the city website.
9. Adjournment.
The meeting adjourned at 7:09 p.m.
______________________________________ ______________________________________
Melissa Kennedy, city clerk Nadia Mohamed, mayor
Meeting: City council
Meeting date: May 19, 2025
Minutes: 4b
Unofficial minutes
City council special study session
St. Louis Park, Minnesota
April 21, 2025
The meeting convened at 7:18 p.m.
Council members present: Paul Baudhuin, Mayor Pro Tem Tim Brausen, Sue Budd, Yolanda
Farris, Lynette Dumalag, Margaret Rog
Council members absent: Mayor Nadia Mohamed
Staff present: City manager (Ms. Keller), engineering director (Ms. Heiser), engineering services
manager (Ms. Schweiger)
Discussion items
1. Utility asset management planning
Ms. Heiser gave the staff report. She shared that HDR, a consultant company, was hired to
conduct a risk assessment study, which reviewed the city’s water and sanitary sewer pipe
networks and evaluated risk. This discussion will involve looking at staff’s reasoning and
recommendations to approach adjusting the city’s capital improvement plan (CIP).
Ms. Heiser noted the policy question before the council is:
• Does the city council approve the recommended approach to integrating utility asset
management into the city’s capital improvement plan (CIP)?
Ms. Heiser stated the study showed that high-risk sections of pipes are interspersed throughout
the city and are not continuous, which creates challenges for replacement planning. She stated
that over the last year, staff has been working on an overall replacement approach by
completing a lifecycle analysis for the overall sanitary sewer and watermain network to identify
the optimal time for replacement. She explained this involves a proactive, data-driven asset
management approach to capital planning in 2027 and beyond, and this approach will be
applied in the 2026 budget process. Ms. Heiser stated this information will go into the capital
budget process, and available funding will be looked at along with staff capacity, to be realized
as part of the 2027 construction season.
Council Member Dumalag asked if a street could be reconstructed along with the sanitary
sewer, but without addressing the water main. Ms. Heiser stated not necessarily - it could be
done, but the water main and sanitary sewer are usually ten feet apart. She added that if the
council decides to replace the sanitary sewer, then it is best to do both the street and the water
main at the same time.
Council Member Budd asked how much funding was provided by franchise fees. Ms. Heiser
indicated that there is about $4.9 million per year available.
City council meeting of May 19, 2025 (Item No. 4b) Page 2
Title: Special study session meeting minutes of April 21, 2025
Council member Budd asked if mill and overlay is included in the estimate provided. Ms. Heiser
stated yes and added these types of costs are incorporated into the pavement management
plan.
Ms. Heiser stated that working on one neighborhood at a time allows for better pricing. She
acknowledged that construction fatigue is difficult for neighborhoods, and staff tries to take
this into account.
Ms. Heiser stated that many pipes are starting to age out of their life cycle. Staff recommends
replacing about two miles per year of water main pipes on average. This is where
readjustments will be made when looking at funding and streets, and a projected completion in
2086.
Council Member Budd stated many pipes will be replaced 40 years before their life cycle if this
plan takes place. She asked why the city would not invest money to replace pipes within the full
life cycle and let the funds build as opposed to pulling pipes out early. Ms. Heiser stated this is
because of the need to flatten the curve, and because pipes do not reach their full lifecycle,
which is indicate by water main breaks. She stated that replacing water mains and sewer lines
over time will make it easier in the long term.
Council Member Rog asked what the approximate costs are over time. Ms. Heiser stated it will
depend on whether a 12-inch or an 8-inch water main is used. Pavement replacement is
supported by franchise fees. Utility enterprise funds are based on rates, which are developed
using costs of the city’s capital plan, maintenance and operations. She stated these are the
three funding sources used to pay for capital improvements, and the plan is to make them go
further.
Ms. Heiser stated if the council is comfortable with the recommendations, staff will work on
revising the CIP and present it to the council with the 2026 budget, along with an updated CIP
for 2026-2034. Actual construction projects would begin in 2027.
Council Member Rog asked about commercial roads and whether Municipal State Aid (MSA)
funding is available. Ms. Heiser stated that MSA is programmed to be used on the roads in the
city which are designated as state aid roads. There is $9 million in federal funding for the Cedar
Lake/Louisiana Avenue project, as well as $5 million in state appropriations, and $7 million that
is state aid. The city’s state aid funding is committed through 2027, adding there is $1.6 million
per year in state aid, and the Oxford Street/ Louisiana Avenue project is next in line for these
funds.
Council Member Rog observed that the major burden of this work will fall on utility fees, as it
does currently. Ms. Heiser stated that is correct.
Ms. Heiser referenced sanitary sewer pipe replacements. For sewer pipes with no holes, cracks
or upsizing needs, trenchless technology can be used to extend the life of that pipe for up to 50
years.
City council meeting of May 19, 2025 (Item No. 4b) Page 3
Title: Special study session meeting minutes of April 21, 2025
Ms. Heiser noted there will be a great deal of future development around the light rail stations,
so there needs to be replacements to accommodate the additional capacity in those areas.
Council Member Rog asked if this type of project is funded totally by the city or if developers
share the cost. Ms. Heiser stated that the replacement and upsizing of the sanitary sewer as a
part of the 36th Street and Wooddale Avenue project was funded by TIF dollars. She added they
do try to have the developer provide funding if the developer is creating the capacity need, but
sometimes it can be a series of developments that provide funding.
Council Member Rog asked how frequent sanitary sewer breaks are in the city. Ms. Heiser
stated that most of the city’s sewer system is not pressurized. Unlike a water main break,
sanitary sewer failures usually cause backups. Additionally, backups can be caused by
“flushable” wipes - which should not be flushed - as well as grease buildup.
Council Member Farris asked if the plan is to address one neighborhood at a time. Ms. Heiser
stated that the overall replacement plan would be approached one pavement management
area at a time, breaking the city up into eight different sections with 15 miles of street in each
section. It is unlikely that one entire neighborhood will be done in one year. The number of
miles of streets and utilities replaced each year would depend on funding and workload.
Council Member Farris stated she is in support of the policy question.
Council Member Dumalag stated she is also supportive and likes the approach of replacing
pipes in two-mile segments, as it will help to prioritize areas and also help with the budgeting
process.
Council Member Baudhuin stated he also supports the policy question, as well as flattening the
curve and the foresight so as not to create another curve as well.
Council Member Rog asked if this approach overrides the city’s previous approach to pavement
management. Ms. Heiser stated it layers in the watermain and sanitary sewer replacement.
Council Member Rog asked where and when pavement management would be happening in
the Birchwood neighborhood. Ms. Heiser stated the Bronx Park neighborhood will be in 2026,
and mill and overlay will happen in the Birchwood area in 2028, but noted reconstruction there
will not happen again until 2034.
Council Member Rog asked about the high-risk map and Minnetonka Boulevard showing up as
a green area. She understood that area was being replaced for piping because there was a great
need at this time. Ms. Heiser stated the county will rebuild Minnetonka Boulevard as concrete,
and the decisions made there today will not be revisited for over 50 years, so the pipe
replacements need to be done at this time.
Council Member Rog asked if franchise fees will go up a lot. Ms. Heiser stated this is a different
process, and the city will work with utility fees to fund the sanitary sewer and water main
replacement work. With utility fees, there have been incremental annual increases to plan for
the replacement work.
City council meeting of May 19, 2025 (Item No. 4b) Page 4
Title: Special study session meeting minutes of April 21, 2025
Council Member Rog stated she is supportive of the policy question and all the work that went
into this discussion, noting it has been an in-depth approach.
Council Member Budd stated there is a 4% increase in utility fees. She added that overall, she is
supportive but would like to spread the 2% over a few years, noting the solid waste increase of
5% was difficult for those on a fixed income. She is totally supportive of how engineering is
researching and approaching the problem.
Mayor Pro Tem Brausen added he likes the measured and proactive approach for evaluating
high-risk areas. He stated it is unfortunate that costs will continue to rise, and the city will need
to continue to replace infrastructure. However, this is a reality, and future councils will have to
raise taxes to pay for it. He said it is helpful to address these issues now before they become
massive problems.
Ms. Heiser stated staff will focus on the CIP for 2027 and 2028 and will bring that information
back to the council.
2. Proposed study session topic – relative homestead rental licensing
Mayor Pro Tem Brausen shared comments from Mayor Mohamed stating her support of
relative homestead rental licensing as a topic for a study session.
Council Members Budd, Dumalag and Farris also voiced their support for this topic.
Ms. Keller stated they will put this topic into the work plan and asked if staff can proceed with
the topic without another study session.
Council Member Rog stated she does not need another study session before the proposed
study session.
Written Reports
3. Housing activity report
Council Member Dumalag stated there was some concern about rental licenses and asked if
there could be more information in the report related to that concern. She noted that data
about who truly owns property within the city would be important to see.
Mayor Pro Tem Brausen stated he would like follow-up data on the 30-day eviction notice and
how that is impacting landlords.
Council Member Baudhuin stated this was a very well-done report. Mayor Pro Tem Brausen
added he appreciated the data in the housing report as well.
Council Member Rog stated that since this is such a big scope of what the city does, it would be
good to have a deeper dive into understanding spending on housing, how the housing program
City council meeting of May 19, 2025 (Item No. 4b) Page 5
Title: Special study session meeting minutes of April 21, 2025
is doing, what the outcomes are, and discuss if the city wants to add more money to housing
programs.
Council Member Dumalag agreed it would be good to have a check-in and to check against the
city’s goals to see how we are benchmarking with housing, along with political pressures.
Ms. Keller stated that these deep dive topics will be added to the council’s systems approach
work. She added that a study session request form would be helpful with details, so the topic
can be narrowed.
4. Vision 4.0 update
Board and Commissions discussion:
Council Member Rog stated she wanted to share alternative application approaches and see
what others think.
Mayor Pro Tem Brausen said he has a comment from Mayor Mohamed on this topic, indicating
Mayor Mohamed does not like changing the approach mid-stream because the applicants rely
on the current approach. Mayor Mohamed would like to streamline the process.
Ms. Keller stated she is also open to conversations on future processes.
Council Member Baudhuin added that applicants might fill out an application differently if they
know whether or not they will get an interview. Ms. Keller stated there is no guarantee of an
interview.
Council Member Baudhuin stated he appreciated the information provided by Council Member
Rog, but noted he does agree with Mayor Mohamed on not changing a process mid-stream.
Council Member Rog stated she feels there was a gap in the scoring. She added not everyone
stepped up last year, and everyone on the council needs to be part of interviews.
Council Member Farris stated Fridays are difficult for her.
Council Member Dumalag agreed not to change the process mid-stream and supported the
idea of streamlining the process in the future.
Mayor Pro Tem Brausen stated he agrees with maintaining the process, and in future years, if
someone reapplies, proposed that the deadline could be a week earlier.
Council Member Farris stated she will agree with the majority.
Ms. Keller stated she is hearing the majority of council members are considering strong support
for exploring a streamlined process, comfort with moving down to two council members per
interview panel session, and comfort with a fewer number of applicants being interviewed.
City council meeting of May 19, 2025 (Item No. 4b) Page 6
Title: Special study session meeting minutes of April 21, 2025
Council Member Baudhuin stated Mr. Coleman already has a plan in place, and he should be
allowed to proceed with it.
Ms. Keller stated the study session meeting on May 12, 2025 has been cancelled, and suggested
Mr. Coleman utilize that date for a meeting related to board and commissions.
The meeting adjourned at 8:35 p.m.
______________________________________ ______________________________________
Melissa Kennedy, city clerk Nadia Mohamed, mayor
Meeting: City council
Meeting date: May 19, 2025
Minutes: 4c
Unofficial minutes
City council meeting
St. Louis Park, Minnesota
May 5, 2025
1. Call to order.
Mayor Mohamed called the meeting to order at 6:15 p.m.
a. Pledge of allegiance
b. Roll call
Council members present: Mayor Nadia Mohamed, Paul Baudhuin, Tim Brausen, Sue Budd,
Lynette Dumalag, Yolanda Farris, Margaret Rog
Council members absent: none
Staff present: City manager (Ms. Keller), city attorney (Mr. Mattick)
2. Approve agenda.
It was moved by Council Member Baudhuin, seconded by Council Member Dumalag, to approve
the agenda as presented.
The motion passed 7-0.
3. Presentations
a. Proclamation observing Jewish Heritage Month
Council Member Rog stated that as a representative of Ward 1, which is home to a very vibrant
Jewish community with a long and epic history of survival, she is proud to read this
proclamation.
Council Member Baudhuin thanked staff for developing this proclamation and stated it is
important to do this work. The Jewish community has contributed to the city, and as a pastor,
he sees that there is more work to be done to fight antisemitism and to also not exploit our
Jewish community for political purposes.
b. Proclamation observing Native American Heritage Month
Mayor Mohamed read the proclamation. She acknowledged the tragic shooting in Minneapolis
that resulted in the mourning of many Native Americans. She added that many have been
impacted by the shooting, and St. Louis Park stands in solidarity with the Native American
community as they mourn the loss of their family members. She encouraged all to take part in
events to honor Native American Heritage Month and added that there is more information in
the staff report related to these events and engagement opportunities.
City council meeting of May 19, 2025 (Item No. 4c) Page 2
Title:City council meeting minutes of May 5, 2025
c. Proclamation observing AANHPI (Asian American, Native Hawaiian, and Pacific
Islander) Heritage Month
Council Member Dumalag read the proclamation. She stated in a time when international
politics has come into play, it is also important to remember that Asian Americans, Native
Hawaiian and Pacific Islanders have contributed much to this community and noted that she is
a Filipino American.
Council Member Dumalag added she sends her condolences to those in Vancouver, where 11
people in the Filipino community were killed during what should have been a celebration of
their heritage.
d. Proclamation observing National Small Business Week – May 4-10, 2025
Council Member Baudhuin read the proclamation. He stated that St. Louis Park really values
small businesses. He added that everyone needs to be mindful of uncertainties around small
businesses today, noting the city is available to assist its small business owners and their needs
during this time of chaos within the system. He stated the community appreciates small
business owners’ contributions to the city.
e. Recognition of donations
Mayor Mohamed thanked The Pinehart Foundation on behalf of the city council for a donation
of $100 to the Fire Department
4. Minutes
a. Minutes of March 24, 2025, study session
b. Minutes of April 7, 2025, city council meeting
c. Minutes of April 14, 2025, study session
It was moved by Council Member Rog, seconded by Council Member Budd, to approve the
March 24, 2025, study session minutes, the April 7, 2025, city council meeting minutes, and the
April 14, 2025, study session minutes as presented.
The motion passed 7-0.
5. Consent items
a. Approve city disbursements
b. Resolution No. 25-52 accepting donation to the fire department
c. Approve bid for Lift Station #10 Replacement Project (4025-3100) - Ward 1
d. Resolution No. 25-53 approve mobility sharing licenses for Spin and Lime
e. Resolution No. 25-54 authorizing entering into a cooperative construction agreement
with the Minnesota Department of Transportation for Interstate 394 project (4025-
8000) – Ward 4
f. Approve temporary/seasonal premises amendment for Park Tavern Lounge & Lanes
City council meeting of May 19, 2025 (Item No. 4c) Page 3
Title:City council meeting minutes of May 5, 2025
Council Member Brausen asked to comment on consent items 5a and 5f. Council Member
Brausen stated he is happy to approve the city disbursements, noting this is $5 million well
spent. He also stated he supports small businesses in the city and invited the owner of Park
Tavern Lounge & Lanes to make comments.
Phil Weber, 3401 Louisiana Avenue South, stated he is hopeful for a great summer at his
business.
Council Member Baudhuin asked if the all-night party of the 2025 St. Louis Park high school
graduation class will be hosted at Park Tavern again this year. Mr. Weber stated yes, Park
Tavern will host this party, which has become a tradition since the COVID-19 pandemic.
It was moved by Council Member Brausen, seconded by Council Member Baudhuin, to approve
the consent items as listed; and to waive reading of all resolutions and ordinances.
The motion passed 7-0.
6. Public hearings – none.
7. Regular business – none.
8. Communications and announcements.
Ms. Keller stated that on May 10, 2025 there is an Arbor Day celebration at Browndale Park
where tree planting and tree-focused activities will take place from 9 a.m. to 12 p.m. There is a
gardening swap on Tuesday, May 13, 2025, at the Recreation Outdoor Center (ROC) from 5 to 7
p.m., with more details on the city’s website. Ms. Keller added spring clean-up day will be held
May 17, 2025 from 8 a.m. to 12 p.m. at the Municipal Services Center, and more details can be
found on the city calendar online.
Council Member Rog added in the spirit of Asian American, Native Hawaiian, and Pacific
Islander (AANHPI) Heritage Month in St. Louis Park, there is a mini-film festival that is part of
the Twin Cities Film Festival at Marcus Theaters at the West End on May 14, 2025. She stated
there will be films with empowering stories about Asian Americans and Pacific Islanders.
Council Member Budd thanked those who attended the Electric Vehicle (EV) “petting zoo”
event last Friday at Aquila Park, where there was a ribbon-cutting ceremony for a new EV
station. She added that the “curbtacular” event was also held last week for obtaining free
items, and was a huge success. She thanked those who participated.
9. Adjournment.
The meeting adjourned at 6:38 p.m.
______________________________________ ______________________________________
Melissa Kennedy, city clerk Nadia Mohamed, mayor
Meeting: City council
Meeting date: May 19, 2025
Consent agenda item: 5a
Executive summary
Title: Resolution accepting donations to the Parks and Recreation Department
Recommended action: Motion to adopt a resolution accepting donations for Westwood Hills
Nature Center.
Policy consideration: Does the city council wish to accept these donations with restrictions on
their use?
Summary: State statute requires the city council to formally accept donations. This requirement
is necessary to make sure the city council has knowledge of any restrictions placed on the use
of each donation prior to it being expended.
• Donation for a memorial bench to be installed at Westwood Hills Nature Center honoring
David French, Donn and Mary French.
o Carrie and Kevin Mandler, $2,800
• Donation to Westwood Hills Nature Center for the Access to Fun scholarship fund.
o Maureen and John Drewitz, $1,000
• Donation for a memorial bench, trees and park enhancements or educational needs at
Westwood Hills Nature Center honoring Maurice Hobbs.
o Matthew Hobbs and family, $10,000
Financial or budget considerations: These donations will be used for two park benches, four
trees, enhancements or educational needs at Westwood Hills Nature Center and for the Access
to Fun scholarship fund.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Resolution
Prepared by: Carrie Mandler, secretary program aide
Reviewed by: Mark Oestreich, Westwood Hills Nature Center manager
Stacy M. Voelker, administrative coordinator
Jason T. West, parks and recreation director
Approved by: Kim Keller, city manager
City council meeting of May 19, 2025 (Item No. 5a) Page 2
Title: Resolution accepting donations to the Parks and Recreation Department
Resolution No. 25 - ___
Accepting donations in the amount of $13,800
for Westwood Hills Nature Center
Whereas, the City of St. Louis Park is required by state statute to authorize acceptance of
any donations; and
Whereas, the city council must also approve any restrictions placed on the donation by
the donor; and
Whereas, Carrie and Kevin Mandler donated $2,800 to Westwood Hills Nature Center for
the purchase of a memorial bench, Matthew Hobbs and family donated $10,000 for the
purchase of a memorial bench, trees and park enhancements or educational needs, and
Maureen and John Drewitz donated $1,000 for the Access to Fun scholarship fund ,
Now therefore be it resolved, by the city council of the City of St. Louis Park that these
donations are hereby accepted with thanks to Kevin and Carrie Mandler with the understanding
that their gift must be used for a park bench at Westwood Hills Nature Center, Matthew Hobbs
and family with the understanding that their gift must be used for a park bench, trees and park
enhancements or educational needs at Westwood Hills Nature Center and Maureen and John
Drewitz with the understanding the their gift must be used for the Access to Fun scholarship
fund.
Reviewed for administration: Adopted by the city council May 19, 2025:
Kim Keller, city manager Nadia Mohamed, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: May 19, 2025
Consent agenda item: 5b
Executive summary
Title: Resolution approving Police and Fire Public Employees Retirement Association member
transfer
Recommended action: Motion to adopt resolution approving transfer of Kris Olson-Ehlert,
Police and Fire Public Employees Retirement Association (PERA) member.
Policy consideration: Does the city council want to adopt the resolution approving Mr. Olson-
Ehlert’s transfer?
Summary: The St. Louis Park Fire Department hired Kris Olson-Ehlert as an Alternative
Response Medic on Feb. 3, 2025 and was placed in the PERA coordinated fund. He previously
worked with Hennepin Healthcare as a paramedic and was covered under the Police and Fire
PERA fund.
Minn. Stat. 353.64 Subd. 5a states that a member of the Police and Fire plan continues to be a
member of the Police and Fire plan if the member is transferred or has a change in employment
to a fire department in another governmental subdivision in the state of Minnesota. Subd. 5b
states that the governing body of the governmental subdivision by which the member becomes
employed must send a copy of a resolution to the association.
Financial or budget considerations: The annual budget impact amounts to an additional 10.2%
employer contribution (17.7% vs. 7.5%) of $10,000 at top-rate pay. This amount will be
absorbed into the fire department’s budget. There is also an increase in the employee’s
contribution, of which the employee is aware.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Resolution
Prepared by: Sue Rasmussen, administrative assistant
Reviewed by: Peter Hanlin, fire chief
Approved by: Kim Keller, city manager
City council meeting of May 19, 2025 (Item No. 5b) Page 2
Title: Resolution approving Police and Fire Public Employees Retirement Association member transfer
Resolution No. 25-_____
Approve Police and Fire PERA member transfer of Kris Olson-Ehlert
Be it resolved by the city council (the “city council”) of the City of St. Louis Park, Minnesota (the
“city”) as follows:
Whereas, Minnesota Statutes Section 353.64, Subdivision 5a permits the governing
body of a governmental subdivision that employs the member in the case of a transfer in
the same department, or by which the member becomes employed by another police or
fire department in the state of Minnesota, to continue the employee’s membership in the
Public Employees Police and Fire plan,
Now therefore be it resolved that the c ity c ouncil of the City of St. Louis Park hereby
declares that the position titled Alternative Response Medic, currently held by Kris Olson-
Ehlert, meets all of the following Police and Fire membership requirements:
1. The position to which this employee is either (a) being transferred within
the same department; or (b) has a change of employment to a police or fire
department in another governmental subdivision in the state of Minnesota
with associated police or fire department functions; and
2. Said position is not that of an elected or appointed position of the city council,
city manager, or finance director.
Be it further resolved that this governing body hereby requests that the above-named
employee be allowed to continue as a member of the Public Employees Police and Fire Plan
until date of termination for this position.
Reviewed for administration: Adopted by the city council May 19, 2025:
Kim Keller, city manager Nadia Mohamed, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: May 19, 2025
Consent agenda item: 5c
Executive summary
Title: Resolutions approving amended affordable housing contract and business subsidy for
Beltline Station - Ward 1
Recommended action:
• Motion to adopt resolution approving an amended and restated affordable housing
redevelopment contract and other related documents.
• Motion to adopt resolution approving proposed business subsidy to Beltline Mixed Use
LLC.
Policy consideration: Does the city support amending the existing Beltline Station affordable
housing contract and support approving business subsidy to Beltline Station redevelopment as
proposed?
Summary: Since the financial assistance provided to the Beltline Station development is near
the state defined threshold of what is considered a business subsidy under Minnesota Statutes
sections 116J.993 through 116J.995, EDA legal counsel and Ehlers, the city’s financial
consultant, recommend that the city enter into a Business Subsidy Agreement with Sherman
Associates related to the Beltline development as a precaution. The agreement is in accordance
with the city’s business subsidy policy, which specifies that the proposed business subsidy
corrects conditions that permits designation of a renewal and renovation tax increment
financing district, improves public infrastructure including sewers, storm sewers and streets and
removes contaminated soils. In addition, staff recommend setting the job and wage goals at
zero after the public hearing, since the goal of the financial assistance is a redevelopment that
provides for mixed use transit-oriented development.
The redeveloper also seeks approval of an amended and restated affordable housing contract
and other related documents including an extension of various deadlines and a commitment to
deeper affordability including 20 units at 30% Area Median Income (AMI), 23 units at 50% AMI
and 39 units at 60% AMI.
Financial or budget considerations: The proposed cumulative financial assistance of $15.83
million as described in the May 19, 2025 Economic Development Authority (EDA) staff report
for the Beltline development is slightly less than the previous proposal of $16.36 million
described in the Feb. 12, 2024 staff report. The Pay-As-You-Go Tax Increment Financing (TIF)
notes are slightly lower, and are partly offset with a new $1.175 million Affordable Housing
Trust Fund (AHTF) commitment.
Strategic priority consideration: St. Louis Park is committed to providing a broad range of
housing and neighborhood oriented development.
Supporting documents: Discussion and city resolutions related to the affordable housing
contract and business subsidy for the mixed use transit-oriented
development.
Prepared by: Dean Porter-Nelson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Karen Barton, community development director
Approved by: Kim Keller, city manager
City council meeting of May 19, 2025 (Item No. 5c) Page 2
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
Discussion
Background: The Beltline Station redevelopment site is located at the southeast corner of
County State Aid Highway (CSAH) 25 and Belt Line Boulevard and consists of 6.6 acres. Sherman
Associates (redeveloper) owns approximately 1.5 acres of the site and seeks to acquire the
remaining five (5) acres from the EDA. The redeveloper plans to construct a major $147.5
million transit-oriented development with the following components:
• Seven-story mixed-use building with six levels of market rate housing (152 units) and
approximately 21,000 square feet of neighborhood commercial space.
• Four-story all affordable apartment building with 82 units and underground parking.
including 39 units at 60% AMI, 23 units at 50% AMI and 20 units at 30% AMI. The prior
proposal was 77 units at 60% AMI and five (5) units at 30%.
• Five-story market rate apartment building with 146 units and underground parking.
• 592-stall parking ramp, including 268 park & ride stalls required by the Metropolitan
Council.
The development will exceed both the city’s inclusionary housing policy requirements and the
city’s green building policy requirements through LEED certification across the mixed-use
district and achievement of Enterprise Green Communities standards for the affordable
building. The redeveloper will also comply with the city’s diversity, equity and inclusion policy,
even though this policy was adopted several years after initial contract agreements. The
redeveloper will also be utilizing union labor throughout the development’s construction.
Present considerations:
Business subsidy: The financial assistance provided to Sherman Associates to facilitate the
market rate components of its Beltline Station development is near the threshold of what is
considered a business subsidy under Minnesota Statutes sections 116J.993 through 116J.995. A
business subsidy is considered an investment in the city and is meant to encourage desirable
development and/or redevelopment that benefits the city. A business subsidy is required to
meet the “but for” test, meaning but for the provision of public financing assistance, the
redevelopment would not occur.
Since the financial assistance provided to the Beltline Station Development is near the state
defined threshold of what is considered a business subsidy, EDA legal counsel and Ehlers, the
city’s financial consultant, recommend that the city enter into a Business Subsidy Agreement
with Sherman Associates related to the Beltline development as a precaution. The agreement is
in accordance with the city’s business subsidy policy which specifies that the proposed business
subsidy corrects conditions that permits designation of a renewal and renovation tax increment
financing district, improves public infrastructure including sewers, storm sewers and streets and
removes contaminated soils.
Since the goal of the financial assistance is a redevelopment that provides for mixed use,
transit-oriented development and not specifically job creation or retention, the wage and job
goals may be set to zero in the agreement in accordance with the business subsidy act.
City council meeting of May 19, 2025 (Item No. 5c) Page 3
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
Proposed financial assistance:
In July 2023, the EDA approved a contract for private development related to the market rate
and mixed-use components and parking ramp to facilitate the Beltline Station development.
The proposed cumulative financial assistance of $15.83 million for the Beltline development is
slightly less than the previous proposal of $16.36 million described in the Feb. 12, 2024 staff
report. The total assistance for the mixed use district is $13.232 million and the total assistance
for the affordable district is $2.598 million.
The latest proposed financial package, totaling $15.837 million in assistance, is slightly lower
than the assistance package approved in 2023, due to a lower present value of the Pay-As-You-
Go TIF notes. The decrease in the Pay-As-You-Go TIF, coupled with a more deeply affordable
unit mix, resulted in an additional gap in the financing for the affordable building. To assist in
offsetting a portion of the increased gap, staff is recommending an increased Affordable
Housing Trust Fund (AHTF) award associated with a much more deeply affordable unit mix.
Beltline Station development financial assistance summary
Site component TIF Note
amount
AHTF (from
pooled TIF)
Spending plan
pooled TIF
Bridge loan
forgiveness
Total assistance
Beltline Station 1 TIF District (affordable component)
Affordable $804,800
26 years $1.793 million NA NA $2.598 million
Beltline Station 2 TIF District (mixed-use, market rate & parking components)
Mixed-use $4.423 million
16 years NA $1,704,000 $989,639
$13.232 million Market rate
Parking ramp
$4.905 million
$1.21 million
16 years
NA NA NA
Total financial
assistance $11.342 million $1.793 million $1,704 million $989,639* $15.83 million
*A bridge loan was provided to Sherman Associates to purchase the Vision Bank Parcel at 4725
Hwy 7 for approximately $3 million, of which Sherman Associates had paid $2 million. The EDA
and city council previously approved the use of pooled TIF to forgive the remaining balance of
$989,639.
City council meeting of May 19, 2025 (Item No. 5c) Page 4
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
Amendments to the affordable contract: The redeveloper has committed to a new unit mix
with considerably deeper affordability which created a gap for the affordable portion of the
project and requires the project to close and commence construction in a phased approach
after other components of the project. As such, the redeveloper requests the following changes
to the affordable contract:
Affordability Type Summary
Affordability Studio 1-BR 2-BR 3-BR Live /
Work Total
Total 60% AMI 1 7 21 10 0 39
50% AMI 1 4 12 6 0 23
30% AMI 0 3 11 6 0 20
Newly unit mix with significantly deeper affordability. The majority of the units remain 2-
Bedrooms and 3-Bedrooms appropriate for families.
• The redeveloper is proposing a change in the phasing of the project, in which the
affordable portion will commence construction after the mixed-use market rate and
ramp components of the project. The contract states that construction on the
affordable property must begin within two years (prior to mid-2027), and the
redeveloper anticipates commencement of construction on the affordable housing
much sooner, by Quarter 1 of 2026.
• Additional Affordable Housing Trust Fund (AHTF) to fill the financial gap associated with
deeper affordability of the unit mix at the site. Although the overall financial assistance
package for Beltline Station is lower than the one approved in 2023, the current request
from the redeveloper to the EDA includes an additional $1.175 million from the AHTF
for a total of $1.793 million in AHTF which includes the prior amount of $618,238
approved by the EDA and the city council.
• This additional AHTF is requested to fill the financial gap associated with bringing more
deeply affordable housing to the site, namely, to support the new unit mix that includes
20 deeply affordable units at 30% AMI, 23 units at 50% AMI and 39 units at 60% AMI.
The prior unit mix had 77 units at 60% AMI and only five (5) units at 30% AMI.
• This redeveloper is currently applying for Project-Based Vouchers (PBVs) from the St.
Louis Park Housing Authority for the 20 units at 30% AMI, supporting integration of
residents with a mix of incomes within the affordable building and an overall mix of
incomes at a prime site with immediate access to downtown and the western suburbs
via the Green Line Extension Light Rail Transit and the Cedar Lake regional bike and
pedestrian trail.
• Addition of an in-lieu fee of $5.2 million, payable if the 82-unit affordable project does
not begin construction within two years after closing, to meet the requirements of the
Inclusionary Housing ordinance. The fee was sized in consultation with Ehlers associates
and was based on the number of units, the levels of affordability and the number of
years of affordability.
• The EDA will have a reverter on the affordable housing parcel allowing the EDA to re-
take ownership of the parcel should the affordable building not commence construction
within two years following closing. This, combined with the in-lieu payment, would
allow the EDA to work with another developer to facilitate construction of an affordable
building on the site.
City council meeting of May 19, 2025 (Item No. 5c) Page 5
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
• Additional details described in further detail in the EDA report dated May 19, 2025.
Next steps: Upon execution of amended contracts, the redeveloper plans to close on the EDA
land, close on its project financing and commence construction.
Current actions Governing body Date
EDA considers resolution approving an amended and
restated market rate housing and mixed-use
redevelopment contract, the “mixed-use contract” with
Beltline Mixed-use LLC, an amended purchase
agreement, and other related documents.
EDA May 19,
2025
EDA considers resolution approving an amended and
restated affordable housing redevelopment contract,
the “affordable contract” and other related documents.
EDA May 19,
2025
EDA considers resolution approving a right of entry for
minimal site preparation.
EDA May 19,
2025
City council considers a resolution approving proposed
Business Subsidy and a proposed affordable housing
redevelopment agreement with an affiliate of Sherman
Associates.
City council May 19,
2025
Following the meeting on May 19, 2025, the following milestones are anticipated:
Future actions Governing body Date
Consideration of approval of the planning and
development contract at an upcoming EDA meeting.
EDA June 2025
EDA sale of the land to the redeveloper by July 31, 2025
or earlier.
EDA July 31,
2025 or
earlier
Financial closing on building #1 (mixed-use housing and
neighborhood commercial), building #3 (market rate
housing), and the parking ramp by July 31, 2025; with
closing on building #2 financing prior to Q1 2026.
EDA/City council July 31,
2025 or
earlier
Commencement of construction as follows:
• Grading on the full site – quarter 2, 2025
• Building 1 – quarter 3, 2025
• Building 3 – quarter 3, 2025
• Ramp – quarter 3, 2025
• Building 2 – quarter 1, 2026 or earlier
City council Q2 2025 –
Q1 2026
Completion of construction, all phases – quarter 1, 2027
EDA/City council Q1 2027
City council meeting of May 19, 2025 (Item No. 5c) Page 6
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
Previous Actions:
A summary of all previous actions related to the proposed redevelopment is provided in the
table below. Additional details on actions prior to 2.5.2024 are included on Feb. 12, 2024, pages
8-13.
Action Date
Vision for Beltline Blvd Station area completed. 2008 - 2011
Beltline Area Framework & Design Guidelines completed. June 2012
Southwest Light Rail Transit (SWLRT) Project Office and city begin work on a
joint, mixed-use development concept for Beltline Station.
2013
The EDA acquired properties at 4601 Highway 7 & 3130 Monterey Avenue
South.
December 2013
City council approved a resolution authorizing the submission of Congestion
Mitigation Air Quality (CMAQ) grant application to FTA for partial funding to
construct a parking ramp rather than a surface parking lot at Beltline Station
to fulfill SWLRT park & ride requirements.
November 2014
The Federal Government awarded the city $7.56 million to construct a park
& ride parking ramp with 531-stalls.
September 2015
The EDA and Met Council submitted an amendment to the federal
government related to SWLRT to reduce the number of park & ride spaces at
Beltline Station from 531 stalls to 268 stalls. This request was approved in
late 2016, and the CMAQ grant award was accordingly reduced to $6.4
million
April 2016
The EDA distributed a request for proposals to prospective developers for
the Beltline Station Redevelopment Site.
July 2017
The EDA entered into a preliminary development agreement with Sherman
Associates to develop the Beltline Station site.
February 2018
The EDA provided a bridge loan to Sherman Associates to enable its
purchase of the former Vision Bank property to facilitate more than just
transit parking on the western side of the Redevelopment Site. Soon after,
Sherman Associates closed on the property acquisition and the Met Council
placed a transit easement over the property restricting the property use to a
public park & ride facility and requiring 268 park & ride spaces be available
prior to revenue service of the SWLRT.
April 2019
The EDA and city approved the first amendment to the preliminary
development agreement.
June 2019
The EDA approved a subrecipient agreement with the Metropolitan Council
which specified the terms under which the CMAQ funds would be disbursed
to the EDA.
October 2019
The EDA entered into a cooperative construction agreement with the
Metropolitan Council to construct the parking ramp.
November 2020
The EDA discussed Sherman Associates financial assistance request and
approved a second amendment to the preliminary development agreement
and received a staff report outlining the details of the proposed Beltline
Station development.
June 2021
City council meeting of May 19, 2025 (Item No. 5c) Page 7
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
Action Date
The EDA received a report providing an update on the status of the
development and issues related to high groundwater on site.
November 2021
Sherman Associates received a tax-exempt bond allocation of $13.7 million
from Minnesota Management and Budget (MMB) to help finance Beltline
Station’s all affordable component. The redeveloper has received several
extensions to the start date, which is currently anticipated to be mid-April
2024.
January 2022
The city council approved the comprehensive plan amendment. March 2022
The city council approved various vacation requests, a preliminary and final
plat, and a preliminary and final planned unit development for the Beltline
Station development.
April 2022
The EDA held a hearing regarding the issuance of the tax-exempt bond
allocation for Beltline Station’s affordable housing component.
May 2022
Sherman Associates submitted a building permit application for the all-
affordable building.
May 23, 2022
The EDA/city council approved the Beltline Station 1 TIF District and Beltline
Station 2 TIF District.
June 6, 2022
The EDA/city council approved the contract for private redevelopment for
Beltline Station 1 TIF District and the purchase agreement related to the land
sale for the complete development.
June 20, 2022
Sherman Associates closed on the affordable building’s bond financing. July 1, 2022
The EDA approved a first amendment to the purchase agreement pushing
the closing date back to June 30, 2023 to allow all parties time to finalize
contracts.
Dec. 5, 2022
Sherman Associates signed term sheets with their lenders for the
development‘s market rate components. Closing was required to occur by
June 30, 2023.
February 2023
The EDA approved an early start and right-of-entry on the affordable
building site to allow cleanup activities to commence prior to April 1, 2023 to
preserve a DEED clean-up grant in the amount of $418,547.
March 20, 2023
Sherman Associates began cleanup activities on the affordable building site. March 30, 2023
Sherman Associates submitted a building permit application and plans for
the market rate components.
May 5, 2023
The EDA received a report outlining a recommendation for an amended
financial assistance package to bring the development to fruition.
May 15, 2023
Sherman Associates submitted a building permit application and plans for
the mixed-use components.
May 18, 2023
The EDA approved an amendment to the property purchase agreement and
contract for private development related to the affordable components to
move the required closing date from June 30, 2023, to Sept. 15, 2023
June 5, 2023
Sherman Associates submitted a building permit application and plans for
the parking ramp.
June 12, 2023
The EDA held a public hearing on an amendment to the purchase agreement. July 17, 2023
City council meeting of May 19, 2025 (Item No. 5c) Page 8
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
Action Date
The EDA and city council approved an amendment to the purchase
agreement, and the contract for private development related to the market
rate and mixed-use components of the development.
July 24, 2023
Sherman Associates and the EDA published legal notices to start the public
bidding process of the parking ramp.
July 27, 2023
Bidding closed on the parking ramp, and the lowest bid was approximately
$5.7 million higher than estimated.
Aug. 28, 2023
The Met Council considered the original ramp bid solicitation as proof that
the construction of the ramp commenced, thereby meeting the required
start date of Sept. 30, 2023 to preserve the $6.4 million CMAQ grant.
Sept. 30, 2023
The city council approved a minor amendment to the planned unit
development zoning district to redesign the parking ramp’s façade to reduce
the ramp’s construction costs.
Oct. 2, 2023
The EDA and city council approved amendments to the purchase agreement
and various contracts to extend the commencement and completion dates
of the development.
Oct. 10, 2023
Sherman Associates and the EDA published legal notices to start the second
round of public bidding process for the redesigned parking ramp.
Nov. 9, 2023
The Met Council approved an amendment to the cooperative construction
agreement with the EDA to increase their financial assistance to the public
parking portion of the ramp by $984,167 for a total contribution of
$3,484,167.
Dec. 13, 2023
Public bidding closed on the parking ramp. The lowest bid was submitted by
Dolar Construction for $20.2 million. The bid was approximately $1.7 million
higher than estimated in the redeveloper’s proforma.
Jan. 20, 2024
The EDA and city provided a letter stating it will not declare Sherman
Associates in default since the expiration date of the contracts was Jan. 31,
2024 to preserve the development’s financing.
Feb. 5, 2024
The city council approved a one-year extension of the approval of the final
plat to April 2025.
March 2024
Sherman Associates and the EDA published legal notices to start the third
round of public bidding process for the parking ramp.
Jan. 23, 2025
Public bidding closed on the parking ramp. The lowest bid was submitted by
Donar Construction for $18.96 million. The bid was approximately $1.2
million lower than the bid submitted one year prior, contributing to the
current financial feasibility of the redevelopment.
March 4, 2025
The city council approved an extension of the approval of the final plat to
Dec. 31, 2025 to allow the developer needed time to close on the property.
March 17, 2025
City council meeting of May 19, 2025 (Item No. 5c) Page 9
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
Resolution No. 25-______
Approving amended and restated contract for private development,
a loan to Beltline Apartments Limited Partnership and execution of
documents relating thereto
Be it resolved by the city council (the “city council”) of the City of St. Louis Park,
Minnesota (the “city”) as follows:
Section 1. Recitals.
1.01. The city and the St. Louis Park Economic Development Authority (the “authority”)
have heretofore approved the establishment of the Beltline Station Tax Increment Financing
District No. 1 (the “TIF District No. 1”), a housing district, and Beltline Station Tax Increment
Financing District No. 2 (the “TIF District No. 2” and together with TIF District No. 1, the “TIF
districts”), a renewal and renovation district, within Redevelopment Project No. 1 (the “project”)
and have adopted tax increment financing plans for the purpose of financing certain
improvements within the project.
1.02. The city has heretofore created an Affordable Housing Trust Fund, which is funded
in part with pooled tax increment derived from property within certain tax increment financing
districts within the city as provided in Laws of Minnesota 2022, First Special Session, Chapter 14,
Article 9, Section 5.
1.03. The authority and Beltline Development LLC, or an entity related thereto or
affiliated therewith, each own portions of certain property within the project, which has been
the subject of a number of agreements for purposes of constructing a mixed-use development
and related parking, including a parking ramp serving in part as a park & ride facility for Metro
Transit’s proposed Southwest Light Rail Transit Beltline station on certain property in the
project (the “development”).
1.04. On July 7, 2022, the city, authority and Beltline Station Limited Partnership entered
into a contract for private development, as amended by the first amendment to contract for
private development, dated March 31, 2023, the second amendment to contract for private
development, dated June 5, 2023, and the third amendment to contract for private development
dated October 2, 2023 (collectively, the “original affordable contract for private development”),
relating to a portion of the development consisting of a portion of construction of approximately
82 units of affordable multifamily rental housing together with approximately 59 underground
parking spaces (the “affordable minimum improvements”) whereby the city and the authority
agreed to provide certain financial assistance to the affordable minimum improvements.
1.05. Beltline Station Limited Partnership previously obtained financing from Cedar
Rapids Bank and Trust, an Iowa banking corporation (the “senior lender”) and in connection
therewith the parties entered into a master subordination agreement between the senior
lender, the city, and the authority two collateral assignments of payments under tax increment
revenue note between Beltline Station Limited Partnership and the senior lender and
City council meeting of May 19, 2025 (Item No. 5c) Page 10
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
acknowledged by the authority, and a master loan disbursement agreement between the
Beltline Station Limited Partnership, the authority, the senior lender and the city (together, the
“prior financing documents”).
1.05. Due to market conditions and the need to obtain new financing, Beltline
Apartments Limited Partnership, a Minnesota limited partnership and an affiliate of Beltline
Station Limited Partnership (the “developer”) has requested certain changes to the original
contract and the parties have prepared an amended and restated contract for private
development which amends and restates the original affordable contract (the “agreement”),
the form of which is on file with the city.
1.06. The agreement increases the affordability of the affordable minimum
improvements, provides for the issuance by the authority of a tax increment revenue note to the
developer in the maximum principal amount of $804,000, authorizes the loan of proceeds of funds
from the city’s affordable housing trust fund (the “city AHTF loan”) in the principal amount of
$1,793,238 to the developer and sets forth certain other conditions for the construction of the
affordable minimum improvements.
1.07. In order to assist with the costs of the minimum improvements, the authority
applied for and received a grant (the “DEED grant”) from the Minnesota Department of
Employment and Economic Development (“DEED”).
1.08. DEED and the authority entered into the Contamination Cleanup Grant Contract
Agreement No. CCGP-21-0022-Z-FY22 (the “DEED grant agreement”). Proceeds of the DEED
grant in the amount $156,120 have been used for eligible project components of the minimum
improvements (the “DEED grant-eligible activities”) as described in the DEED grant agreement.
The authority has disbursed the proceeds of the DEED grant to the developer to provide
financing for the DEED grant-eligible activities as set forth in the agreement.
1.09. In order to assist with the costs of the minimum improvements, the authority
applied for and received a grant in the amount $300,000 (the “SWCW grant”) will be used for
costs related to the minimum improvements, made by the County of Hennepin from the
County’s Bottineau and Southwest Community Works Programs (“SWCW”).
1.10. The County of Hennepin, Minnesota and the authority entered into the
Southwest Community Works Project Grant agreement No. PR00006396 (the “SWCW grant
agreement”). Proceeds of the SWCW grant may be used for eligible project components of the
minimum improvements (the “SWCW grant-eligible activities”) as described in the SWCW grant
agreement.
1.11. The authority intends to disburse the proceeds of the SWCW grant to the
developer to provide financing for the SWCW grant-eligible activities as set forth in the
agreement.
1.12. The agreement requires that the developer comply with certain construction
timelines for the affordable minimum improvements or pay a fee (the “affordable housing fee”)
to the authority set forth in the agreement. The payment of affordable housing fee will be
City council meeting of May 19, 2025 (Item No. 5c) Page 11
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
secured by a letter of credit and a guaranty from George Sherman and Sherman Development
Holdings (collectively, the “security”) delivered at closing on the property.
1.13. The city council has reviewed the agreement and finds that the execution
thereof and performance of the city’s obligations thereunder are in the best interest of the city
and its residents.
Section 2. Approval of city AHTF loan.
2.01. The city agrees to make the city AHTF loan to the developer from the city’s
affordable housing trust fund in accordance with the terms of Section 3.5 of the agreement in the
approximate principal amount of $1,793,238.
2.02 The city agrees to accept the promissory note and the mortgage, in substantially
the forms set forth in the agreement, from the developer as security for the repayment of the city
AHTF loan.
Section 3. The agreement and related documents.
3.01. The city council hereby approves the agreement in substantially the form
presented to the city council, together with any related documents necessary in connection
therewith, including without limitation all documents, exhibits, certifications, or consents
referenced in or attached to the agreement, including without limitation the mortgage and
promissory note and various documents necessary to release the prior financing documents and
documents prepared in connection with the original agreement (all as defined in the agreement)
(the “development documents”).
3.02. The city council hereby authorizes the mayor and city manager, in their discretion
and at such time, if any, as they may deem appropriate, to execute the development documents
on behalf of the city, and to carry out, on behalf of the city, the city’s obligations thereunder when
all conditions precedent thereto have been satisfied. The development documents shall be in
substantially the form on file with the city and the approval hereby given to the development
documents includes approval of such additional details therein as may be necessary and
appropriate and such modifications thereof, deletions therefrom and additions thereto as may be
necessary and appropriate and approved by legal counsel to the city and by the officers authorized
herein to execute said documents prior to their execution; and said officers are hereby authorized
to approve said changes on behalf of the city. City staff are hereby delegated the authority to
approve the final forms of the security for the affordable housing fee including a letter of credit
and guarantees. The execution of any instrument by the appropriate officers of the city herein
authorized shall be conclusive evidence of the approval of such document in accordance with the
terms hereof. This resolution shall not constitute an offer and the development documents shall
not be effective until the date of execution thereof as provided herein.
3.03. In the event of absence or disability of the officers, any of the documents
authorized by this resolution to be executed may be executed without further act or authorization
of the city council by any duly designated acting official, or by such other officer or officers of the
city council as, in the opinion of the city attorney, may act in their behalf. Upon execution and
City council meeting of May 19, 2025 (Item No. 5c) Page 12
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
delivery of the development documents, the officers and employees of the city council are hereby
authorized and directed to take or cause to be taken such actions as may be necessary on behalf of
the city council to implement the development documents, including without limitation the
issuance of tax increment revenue obligations thereunder when all conditions precedent thereto
have been satisfied and reserving funds for the payment thereof in the applicable tax increment
accounts.
Section 4. Effective Date. This resolution shall be effective upon approval.
Reviewed for administration: Adopted by the city council May 19, 2025:
Kim Keller, city manager Nadia Mohamed, mayor
Attest:
Melissa Kennedy, city clerk
City council meeting of May 19, 2025 (Item No. 5c) Page 13
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
Resolution No. 25-_____________
Approving a business subsidy by the St. Louis Park Economic
Development Authority
Be it resolved by the city council (the “city council”) of the City of St. Louis Park,
Minnesota (the “city”) as follows:
Section 1. Recitals; authorization.
1.01. The St. Louis Park Economic Development Authority (the “authority”) and Beltline
Mixed Use LLC, a Delaware limited liability company (the “developer”), intend to enter into an
amended and restated contract for private development (the “agreement”) pursuant to which the
developer will acquire certain property located within the city (the “development property”) and
construct thereon (a) a building to include approximately 146 units of market rate housing with
approximately 96 underground parking spaces an affordable rental housing facility (the
“market-rate housing component”); (b) a building to include approximately 152 units of market
rate rental housing and approximately 18,200 rentable square feet of commercial space (the
“mixed-use component”); and (c) an approximately 571-space parking ramp with approximately
1,850 square feet of commercial space (including approximately 208 spaces to serve the mixed-
use component, approximately 95 spaces to serve the market-rate housing component, and
approximately 268 spaces to be dedicated as public transit park & ride spaces) and driver
restroom (the “parking ramp component,” and collectively with the market-rate housing
component and the mixed-use component, the “minimum improvements”). To make the
market-rate housing component and the mixed-use component of the minimum improvements
economically feasible, the authority will issue separate tax increment revenue notes
(individually, the “market-rate housing TIF note” and the “mixed-use component TIF note,” and
together, the “TIF notes”).
1.02. In addition to the TIF notes, the authority has proposed to provide a grant to the
developer (the “authority TIF grant”) from spending plan tax increment. The authority has also
proposed a loan for the acquisition of land for the mixed-use component and market-rate
housing component property payable from a purchase price note (the “purchase price note”) to
evidence the developer’s obligation to repay the loan.
1.03. The mixed-use component TIF the authority TIF grant, and the purchase price note
allocable on a pro rata basis to the commercial component of the mixed-use component,
constitute a business subsidy (the “business subsidy”) pursuant to Minnesota Statutes, Sections
116J.993 to 116J.995, as amended (the “business subsidy act”). In connection therewith the
developer and the authority will execute the Agreement in accordance with the proposed
terms on file with the city, which constitutes a “business subsidy agreement” as required under
the business subsidy act (the “business subsidy agreement”).
1.04. As required by Section 116J.994, subdivision 5 of the business subsidy act, on the
date hereof, the board of commissioners of the authority conducted a duly noticed public
hearing on the proposed business subsidy to be provided to the developer and setting the wage
City council meeting of May 19, 2025 (Item No. 5c) Page 14
Title: Resolutions approving amended affordable housing contract and business subsidy for Beltline Station - Ward
1
and job goals at zero in accordance with the business subsidy act. In accordance with Section
116J.994, subdivision 3(d), of the business subsidy act, the city council is required to approve
the business subsidy agreement contained in the agreement.
Section 2. Approvals.
2.01. The city council hereby approves the proposed business subsidy and the
business subsidy agreement contained in the agreement.
2.02. The city council hereby authorizes the president and the executive director of
the authority, in their discretion and at such time, if any, as they may deem appropriate, to
execute the business subsidy agreement (together, the “authority documents”) on behalf of the
authority, and to carry out, on behalf of the authority, the authority’s obligations thereunder
when all conditions precedent thereto have been satisfied. The authority documents shall be in
substantially the form on file with the city and the approval hereby given to the authority
documents includes approval of such additional details therein as may be necessary and
appropriate and such modifications thereof, deletions therefrom and additions thereto as may
be necessary and appropriate and approved by legal counsel to the city and the authority and
by the officers authorized herein to execute said documents prior to their execution; and said
officers are hereby authorized to approve said changes on behalf of the authority. The
execution of any instrument by the appropriate officers of the authority herein authorized shall
be conclusive evidence of the approval of such document in accordance with the terms hereof.
This resolution shall not constitute an offer and the authority documents shall not be effective
until the date of execution thereof as provided herein.
Section 3. Effective Date. This resolution shall be effective upon approval.
Reviewed for administration: Adopted by the city council May 19, 2025:
Kim Keller, city manager Nadia Mohamed, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: May 19, 2025
Consent agenda item: 5d
Executive summary
Title: Resolution approving implementation of stipends and term limits for Housing Authority
Board
Recommended action: Motion to adopt a resolution implementing stipends and term limits for
the Housing Authority Board.
Policy consideration: Does the council wish to approve the implementation of stipends and
term limits for the housing authority?
Summary: During a special study session on May 20, 2024, staff engaged in a conversation with
the council regarding the roles and responsibilities of boards and commissions, as well as the
appointment process and compensation. This discussion stemmed from a desire to eliminate
barriers to participation and strengthen the boards and commissions program, based on
information gathered during the boards and commissions redesign project.
On March 3, 2025, the city council approved amendments to the city code, setting term limits
of and introducing stipends for board and commission members. These changes apply to all
boards and commissions governed under chapter two of the city code, ensuring continued
opportunities for residents to engage and eliminate barriers to participation. However, as the
Housing Authority Board is not included in the city code and operates by authority of
Minnesota State Statute, its implementation requires a separate resolution to ensure legal
compliance and proper authorization.
After staff review of all members’ current terms , it was determined that no current member
will be immediately impacted by this action. Staff notes that one housing authority member will
be impacted when their term expires in 2026, culminating in a total of 19 years on the housing
authority board.
If this resolution is approved, an effective date proposed for these changes will be scheduled
for the spring of 2025 to align with the upcoming appointment of boards and commissions
members.
Financial or budget considerations: The budget amendments to support stipends have been
included.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Resolution
Prepared by: Pat Coleman, community engagement coordinator
Reviewed by: Cheyenne Brodeen, administrative services director
Approved by: Kim Keller, city manager
City council meeting of May 19, 2025 (Item No. 5d) Page 2
Title: Resolution approving implementation of stipends and term limits for Housing Authority Board
Resolution No. 25 - ___
Approval of implementation of term limits and stipends
for Housing Authority Board members
Whereas, the City of St. Louis Park is committed to creating opportunities to build social
capital through community engagement; and
Whereas, to ensure consistent opportunities for interested residents to engage, term
limits of two, five-year terms shall be implemented for housing authority members; and
Whereas, to reduce financial barriers to participation, stipends shall be introduced for
housing authority members;
Now therefore be it resolved by the city council of the City of St. Louis Park that:
1. Term limits of two, five-year terms shall be implemented for members of the Housing
Authority Board.
2. Stipends shall be introduced for Housing Authority Board members.
Reviewed for administration: Adopted by the city council May 19, 2025:
Kim Keller, city manager Nadia Mohamed, mayor
Attest:
Melissa Kennedy, city clerk
Meeting: City council
Meeting date: May 19, 2025
Consent agenda item: 5e
Executive summary
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement
Recommended action: Motion to adopt resolution approving the joint powers agreement for
the St. Louis Park police department to continue to participate as a member of the West Metro
Drug Task Force.
Policy consideration: Does the city council wish to authorize the St. Louis Park police
department to continue participating in the West Metro Drug Task Force?
Summary: In December 2023 and on behalf of its police department, the City of St. Louis Park
City Council approved entering into a cooperative agreement with the Hennepin County West
Metro Drug Task Force (WMDTF), joining officers from the Eden Prairie, Edina, Hopkins,
Medina, Minnetonka, Minnetrista, Orono and West Hennepin police departments, along with
deputies from the Hennepin County Sheriff’s Office (HCSO). Prior to joining the WMDTF, the St.
Louis Park police department participated in a cooperative agreement, the Southwest
Hennepin Drug Task Force (SWHDTF), with the cities of Eden Prairie, Edina, Hopkins and
Minnetonka, along with deputies from the HCSO. The reason for the transition to the larger
WMDTF, effectively merging two separate drug task forces, centered around the groups'
already existing and near-daily operational collaboration, increasing challenges around task
force funding that the merger improved, and multiple operational efficiencies. The two
separately operating task forces were provided with daily operational oversight by the HCSO.
Under the merged grouping of the WMDTF, the HCSO continued to provide daily oversight.
Since the combined merger, several updates to the agreement have been proposed by the
board to better align with operational and statutory-related aspects, such as disposition of
property at termination, conditions upon filling appointment vacancies, voting rights and filling
the administrator role if vacated. The respective police chiefs from the represented agencies,
along with the HCSO, have reviewed the updates to the cooperative agreement and support
the revisions.
Financial or budget considerations: None
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.
• St. Louis Park is committed to creating opportunities to build social capital through
community engagement.
Supporting documents: Resolution, 2023 WMDTF agreement, Second amended and restated
2025 WMDTF agreement and signature page
Prepared by: Bryan Kruelle, police chief
Approved by: Kim Keller, city manager
City council meeting of May 19, 2025 (Item No. 5e) Page 2
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement
Resolution No. 25-____
Approving the 2025 updated West Metro Drug Task Force cooperative
agreement, of which the St. Louis Park Police Department is a member
Whereas, the City of St. Louis Park on behalf of its police department desires to approve
the updated West Metro Drug Task Force (WMDTF) cooperative agreement. The resolution
approving the updated cooperative agreement with the WMDTF replaces an already existing
agreement that was approved by the City of St. Louis Park in 2023,
Now therefore be it resolved by the city council of St. Louis Park as follows:
1. That the City of St. Louis Park on behalf of its police department approves the updated
WMDTF cooperative agreement.
2. Nadia Mohamed, the mayor for the city of St. Louis Park, and Kim Keller, the city
manager, or successors, are hereby authorized to execute such agreements and amendments
as are necessary to join membership with the Hennepin County West Metro Drug Task Force,
on behalf of the City of St. Louis Park.
Reviewed for administration: Adopted by the city council May 19, 2025:
Kim Keller, city manager Nadia Mohamed, mayor
Attest:
Melissa Kennedy, city clerk
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 2
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SECOND AMENDED AND RESTATED
WEST METRO DRUG TASK FORCE AGREEMENT
THIS SECOND AMENDED AND RESTATED WEST METRO DRUG TASK FORCE
AGREEMENT (the "Agreement") is made this 30th day of January 2025, by and among the
undersigned units of government who are responsible for the enforcement of controlled
substance laws in their respective jurisdictions.
WHEREAS, the parties previously determined to create a regional joint powers entity for
the purpose of enforcing the laws of their respective jurisdictions; and
WHEREAS, the parties entered into a joint powers agreement creating the West Metro
Drug Task Force dated July 27, 2004; and
WHEREAS, the parties entered into the AMENDED AND RESTATED WEST METRO
DRUG TASK FORCE AGREEMENT, dated September 13, 2016 (the “Amended Agreement”); and
WHEREAS, the parties hereto wish to amend and restate the Amended Agreement to add
additional parties and make other administrative changes.
NOW, THEREFORE in consideration of the covenants herein contained the parties
hereto agree as follows:
1.Name. The parties hereby restate and validate the West Metro Drug Task Force. (”Task Force”).
2.General Purpose. The Task Force shall collaboratively investigate crimes and conduct
law enforcement. This Agreement restates and defines the rights and obligations of the
Governmental Units with respect to the duties and activities performed by the Task Force
throughout the term of the Agreement.
To varying degrees, the Task Force relies on forfeiture funds to pay for investigation and
law enforcement. Receipt of forfeiture may be restricted to law enforcement agencies.
Accordingly, eligibility to be a Member is restricted to governmental units that are or
that employ their own law enforcement agency whose primary function is the
investigation and apprehension of individuals suspected or convicted of criminal
offenses, and which government units are able to assign agents meeting the standards set
forth herein (each, an “Agency”).
3.Members. The ”Members” of this Agreement are the following governmental
units:
Hennepin County
City of Medina
City of Minnetrista
City of Orono
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 15
West Hennepin Department of Public Safety
City of Edina
City of Eden Prairie
City of Hopkins
City of Minnetonka
City of Saint Louis Park
South Lake Minnetonka Police Department
along with any governmental units subsequently added in accordance with the
provisions herein.
The Members shall cooperate and use their best efforts to ensure that the various
provisions of the Agreement are fulfilled. The Members agree in good faith to
undertake resolution of disputes, if any, in an equitable and timely manner and in
accordance with the provisions of this Agreement.
4.Term; Automatic Extensions.
4.1 The term of this Agreement shall be for one year, commencing January 30th 2025
and expiring on January 29, 2026 unless terminated earlier pursuant to the
provisions herein.
Except as provided in this section 4.1, this Agreement shall be automatically
extended for successive one-year terms upon the same terms, conditions, and
covenants. The Board may prevent the automatic renewal of this Agreement by
majority vote of all members taken at least ninety (90) days prior to the expiration
of any term; in that event, this Agreement shall expire at the end of the then-
existing term.
5.Administrative Board.
5.1. The Task Force shall have a Board of Directors (“Board”) consisting of the chief
law enforcement officer, or designee, representing each Member’s Agency (each,
a “Director”). All Directors shall serve at the pleasure of their respective
appointing authority.
5.2. Directors shall not be deemed employees of the Task Force and shall not be
compensated by it.
5.3. The Board will delegate the authority and responsibility of carrying out the
purpose of the Task Force to a “Task Force Commander” or that person’s
designee.
5.4. The Board shall meet as needed to evaluate the progress of the Task Force. A
meeting may be called by any Director, or the Task Force Commander.
5.5. The Board may approve contracts, including agreements for the rental of real
property, incur expenses and make expenditures necessary and incidental to the
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 16
effectuation of its purposes and consistent with its powers. For the avoidance of
doubt, all contracts shall be let in accordance with applicable law, including but
not limited to Minnesota Statutes § 471.345.
5.6. The Board may recommend changes to this Agreement. This Agreement may only
be modified by a written amendment that is approved and signed by all Members,
or their designees.
5.7. The Board may receive, on behalf of the Task Force, funds and/or real or personal
property by grant, forfeiture, devise, bequest, any funds voluntarily contributed
by any Member, or other source authorized by law for use by the Task Force.
5.8. Each Member is entitled to one (1) vote on Task Force matters. Board action
requires a majority vote of Members present for the vote. A quorum shall exist
and votes may be taken if a majority of the Directors or their designees are
present. Upon approval by the Board: (i) voting by designee shall be permitted;
and (ii) subject to applicable law, including the Minnesota Open Meeting Law,
Minn. Stat. ch. 13D, a Director shall be allowed to participate in meetings, count
towards the quorum, and vote on Task Force matters if the Director is
participating in the meeting by and through a videoconferencing application, e.g.,
Teams or Zoom. The Board will exercise reasonable efforts to develop and
deploy rules and processes related to scheduling and conducting meetings,
including record-keeping and reporting as necessary.
6.Powers and Duties of the Task Force Commander
6.1. The Task Force Commander will direct investigative/law enforcement activities;
priority may be given to case investigations that directly impact jurisdictions
represented by a Member.
6.2. While assigned to the Task Force, all personnel shall be under the direct
supervision and control of the Task Force Commander, who shall be responsible
for performing, at least, the following duties:
a.scheduling assigned personnel;
b.providing input on employee evaluations, if requested; and
c.allocating overtime work, if necessary.
6.3. The Task Force Commander shall cooperate with other federal, state, and local
law enforcement agencies to accomplish the purpose for which the Task Force is
organized.
7.Insurance, Indemnification, and Liability
7.1. The Task Force will maintain liability coverage with the League of Minnesota
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 17
Cities Insurance Trust with a limit of at least $2,000,000 per occurrence, under
standard LMCIT liability coverage forms.
Alternatively, the Task Force may maintain equivalent private liability
insurance coverage. Such coverage may be provided through separate policies
for commercial general liability and law enforcement liability. Such private
liability insurance policies must comply with the following requirements:
•Each policy must have a limit of at least $2 million per occurrence. If
the policy contains a general aggregate limit, the general aggregate limit
must not be less than $2,000,000.
•The CGL insurance must cover liability arising from premises,
operations, independent contractors, products-completed operations,
personal injury and advertising injury, and contractually-assumed
liability.
•Each Member and each Member's officers, employees, and volunteers,
must be named as additional covered parties on each policy for all claims
arising from Task Force activities or operations.
7.2. The Task Force may in its discretion procure coverage for auto liability and
damage to or loss of property used exclusively by/for the Task Force.
7.3. If the Task Force at any time hires employees, it will immediately acquire and
maintain workers' compensation coverage to the extent required under law.
Except as expressly set forth herein, the Task Force shall defend and indemnify its
Members for any liability claims arising from Task Force activities or
operations, and decisions of the Task Force Board. Nothing in this Agreement
shall constitute a Member’s waiver of the statutory limits on liability set forth
in applicable law, including but not limited to Minnesota Statutes Chapter 466,
or a waiver of any available immunities or defenses, and the limits of liability
under applicable law for some or all of the parties may not be added together to
determine the maximum amount of liability for any party. For the avoidance of
doubt, the Task Force is considered a single governmental unit for purposes of
total liability for damages pursuant to Minn. Stat. § 471.59, subd. 1a(b).
7.4. Nothing herein shall be construed to provide insurance coverage or
indemnification to any Agent, officer, employee, or volunteer for any act or
omission for which the individual is guilty of malfeasance in office, willful
neglect of duty, or bad faith.
7.5. Any excess or uninsured liability shall be borne equally by all the Members, but
this does not include the liability of any individual officer, employee, or volunteer
which arises from his or her own malfeasance, willful neglect of duty, or bad faith
which will be, as among the Members, the sole responsibility of the Member
associated with the individual.
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Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 18
7.6. Except as expressly provided herein, each Member shall be responsible for
injuries to or death of its own Agents or other personnel assigned to the Task
Force. Each Member will maintain workers' compensation insurance or self-
insurance coverage, covering its own Agents and personnel while they are
assigned to the Task Force or are otherwise participating in or assisting with Task
Force operations or activities. Each Member waives the right to, and agrees that it
will not, bring any claim or suit against the Task Force or any other Member for
any workers' compensation benefits paid, due, or owing to its own Agents,
personnel, or their dependents, that arise out of participation in or assistance with
Task Force operations or activities, even if the injuries were caused wholly or
partially by the negligence of any other Member or its officers, employees, or
volunteers.
7.7. Each Member shall be responsible for damages to or loss of its own equipment.
Each Member waives the right to, and agrees that it will not, bring any claim or
suit against the Task Force or any other Member or request indemnification for
damages to or loss of its equipment arising out of participation in or assistance
with Task Force operations or activities, even if the damages or losses were
caused wholly or partially by the negligence of any other Members or its officers,
employees, or volunteers.
7.8. All insurance policies and certificates required under this Agreement shall be open
to inspection by any Member upon request.
8. Finances
8.1 During any time that Hennepin County is a Member of the Task Force, the
Hennepin County Sheriff’s Office (“HCSO”) shall serve as sole administrator of
all Task Force funds (“Administrator”). If Hennepin County withdraws from the
Task Force, the Board shall appoint a new Administrator.
8.2 The Administrator is authorized to act as Task Force fiduciary for all applicable
purposes, including but not limited to participating in equitable (forfeiture)
sharing programs, receiving and holding funds on behalf of the Task Force, and
earmarking funds for use in support of the Task Force’s operations.
8.3 The Administrator shall perform all tasks hereunder in accordance with applicable
law and standard accounting practices and procedures.
8.4 The Administrator is authorized to and shall: (i) receive all funds for deposit; (ii)
make disbursements therefrom for Task Force purposes subject to Board
approval; (iii) maintain current and accurate records of all obligations and
expenditures of Task Force funds; and (v) maintain all records for a period of not
less than six years or longer periods if required by law.
8.5 Subject to the provisions herein, Task Force operations will be financed from grants,
forfeitures, funds voluntarily contributed by any Member, and other source authorized by
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 19
law.
8.6. Members will provide Agents for the Task Force but will not otherwise be
required to provide funds without the prior amendment of this Agreement
approved by the governing bodies of all Members, or their designees.
8.7. Additionally, the Administrator shall cause to be made an annual audit of the
books and accounts of the Task Force and shall make and file a report to the
Board - which report shall include, at least, the following information:
a.the financial condition of the Task Force;
b.the status of all Task Force projects;
c.the business transacted by the Task Force;
d.a Financial Activity Report System (FARS) Report;
e.quarterly financial report; and
f.other matters which affect the interests of the Task Force.
8.8. The Task Force's books, reports, and records shall be open to inspection by
its Members and the state auditor at all reasonable times.
8.9. Except as expressly approved by the Board, the Task Force may not incur
obligations or approve contracts that extend beyond a prudent and manageable
time-frame, acknowledging the term of the Task Force and the provisions herein
for Member withdrawal or Task Force termination, or which will require the
expenditure of funds in excess of funds available.
8.10. The Board shall approve an annual operating budget for the Task Force no later
than September 1st of each calendar year. The Board may amend the budget as
necessary.
8.11. The Task Force's funds may be expended by the Board in accordance with
this Agreement in a manner determined by the Board. In no event shall there
be an expenditure of Task Force funds except per the approved budget.
8.12. Notwithstanding duly entered contracts as authorized herein, the Board may not incur debts.
9.Agents.
9.1. Unless the Board provides prior approval, each Member shall assign at least one
(1) experienced, licensed peace officer/deputy to serve on the Task Force (an
”Agent”). Agents shall be licensed pursuant to Minnesota Statutes, §626.84, subd.
l, and shall have a minimum of one (1) year prior experience in law enforcement.
9.2. Each Agent must be assigned to the Task Force on a full-time basis for at least
one year unless he/she is reassigned by the Agent’s Director.
9.3. As directed by the Task Force Commander, Agents will be responsible for
investigation, including intelligence management, case development, case
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 20
charging, and other law enforcement duties. Agents may also assist other Agents
in performing hereunder. Agents will work cooperatively with assisting agencies.
Agents and other assigned officers acting under this Agreement in the jurisdiction
of another party to this Agreement are acting in the line of duty and in the course
of employment and are authorized to exercise the powers of a peace officer
therein.
9.4. Members acknowledge that it is their sole responsibility to compensate all
personnel performing any services for the Task Force, including but not limited to
paying salary and benefits. Benefits may include, but are not limited to, workers’
compensation, worker’s compensation insurance, health care, disability
insurance, life insurance, re-employment insurance, FICA, Medicare, and
PERA.
9.5. All personnel assigned to the Task Force shall comply with rules of conduct
prescribed by the Task Force.
9.6. The Task Force Commander, or a designee, shall refer disciplinary matters
involving any Agent to the respective Agent’s Director for investigation and
disposition unless, based on the judgment of the Task Force
Commander/designee, a particular matter represents grounds for the issuance
of a criminal complaint, in which case the matter shall be referred directly to an
external law enforcement agency for investigation provided the Director of the
assigning agency, the Task Force Commander, and at least one other Director are
notified in advance thereof.
9.7. At no cost to the Task Force, each Member shall furnish their Agents with
equipment necessary to complete their duties, which may include a weapon,
ballistic vests and other protective equipment, a vehicle, and a computer.
9.8. Unless the Board directs otherwise, clerical assistance will be furnished by
Members at no additional cost to the Task Force.
9.9. All personnel and computer networks performing Task Force functions shall be
CJIS certified.
10.Forfeiture, Seizures and Fines.
10.1 Pursuant to applicable law, the Task Force may gain rights in or otherwise
acquire property subject to forfeiture. The money or proceeds from the sale of
forfeited property after payment of seizure, storage, forfeiture and sale expenses
and satisfaction of valid liens against forfeited property shall be distributed in
accordance with Task Force process and applicable law, including without
limitation Minnesota Statutes § 609.5315.
10.2 Seizures/forfeitures eligible for the Department of Justice’s Asset Forfeiture
Program (the “Program”) shall be subject to all Program rules and requirements,
as they may be amended from time to time.
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Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 21
10.3 When a distribution is to be made and unless the Board directs otherwise, forfeiture
monies and proceeds generated by the Task Force shall be distributed in equal
shares to the then participating Members of the Task Force at the time of
distribution after deduction of all costs and expenses herein stated. The receipt
and disbursement of forfeiture sale proceeds shall be referenced in the
Administrator’s quarterly Task Force financial report.
11.Headquarters. The Task Force headquarters shall be in a locations/facilities approved
by the Board. As necessary, the Board may approve payment of rent, utilities, and other
costs associated therewith.
12.Additional Members, Withdrawal from Membership, and Task Force Termination
12.1. Any governmental unit that employs its own law enforcement agency and shares
a common geographical boundary with any Member may join the Task Force
and become a Member upon the following: (i) approval and execution of a
copy of this Agreement by such governmental unit; and (ii) approval by
the Directors.
12.2. In any case in which a governmental unit joins the Task Force pursuant to
paragraph 12.1, contributions by and reimbursement to such new Member shall
be equitably determined and adjusted by the Board to reflect the participation by
that Member.
12.3. Except as otherwise set forth herein, any Member, upon ninety (90) days' written
notice to all Members, may withdraw and cancel its participation in this
Agreement.
12.4. If a Member fails to assign an Agent for twelve (12) consecutive months, the
Board may notify the Member of the default. If the Member fails to assign an
Agent within six (6) months of the notice, the Board may involuntarily terminate
the Member’s participation in the Task Force.
12.5. Except for distributions expressly required by law, (i) withdrawing Members; and
(ii) Members terminated for failure to assign an Agent, are not entitled to any
distribution. However, the Board may, in its sole discretion and without
participation of the Member in question, approve an equitable distribution
adjusted to reflect that Member’s contributions and participations as well as other
relevant factors.
12.6. The Members may, by and through action of a majority of the Board, abolish the
Task Force at any time. Thereafter, the Task Force shall continue in full force
and effect until such time as all matters, including law enforcement matters and
Task Force financial matters, are resolved and concluded to the satisfaction of the
Board. During such time, Members will not be allowed to withdraw/cancel; all
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 22
Members shall remain bound and obligated to the provisions in this Agreement.
12.7. Upon expiration or termination of the Task Force and in accordance with
applicable law and the provisions herein, all property and funds owned or held by
the Task Force or by Member agencies on behalf of the Task Force shall be
distributed, or sold with the proceeds distributed, in equal shares to the then
participating Members of the Task Force at the time of dissolution, after deduction
of all costs and expenses, unless the Board directs otherwise. Unless directed
otherwise by the Board, any personal property shall be returned to the
owning/contributing Member.
12.8. Notwithstanding the foregoing and unless otherwise permitted by applicable law,
funds received by the Administrator as fiduciary for the Task Force from the
Department of Justice’s Asset Forfeiture Program shall be disposed of in
accordance with applicable law, which may include returning funds to the
Department of Justice.
13.State and Local Assistance for Narcotics Control Program.
13.1. A Member, acting on behalf of the Task Force and its Members, may apply for
Federal, state, or local narcotics enforcement. The applying Member agency shall
be the "authorized official", as defined in the general policies and procedures for
the program.
14.Media
14.1. Unless the Board otherwise agrees, HCSO or its designee shall be responsible for
all media coverage of Task Force activities, including the dissemination of all
press releases.
15.Evidence
15.1. Evidence/property seized in accordance with performance hereunder shall be
inventoried and stored at a secure law enforcement facility approved by the Task
Force Commander.
16.General Provisions
16.1. Nothing herein is intended or should be construed in any manner as creating or
establishing the relationship of partners between the parties hereto or as
constituting one of the Members as the agent, representative or employee of
another Member for any purpose or in any manner whatsoever. Personnel
assigned to the Task Force by one of the Members shall not be considered
temporary or permanent employees of any other Member or the Task Force itself
for any purpose whatsoever, or be entitled to tenure rights or any rights or
benefits including but not limited to workers compensation, re-employment
insurance, medical/hospital care, sick/vacation leave, severance pay, PERA, or
any other right or benefit of another Member.
16.2. This Agreement is intended to replace and supersede the Amended Agreement, as
defined in the recitals above.
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 23
IN WITNESS WHEREOF, the undersigned, by action of their governing bodies, have caused this
Agreement to be executed in accordance with the authority of Minnesota Statutes § 471.59.
THIS PORTION OF PAGE INTENTIONALLY LEFT BLANK
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 24
SOUTH LAKE MINNETONKA POLICE DEPARTMENT
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 25
CITY OF HOPKINS
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Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 26
CITY OF ORONO
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 27
CITY OF EDEN PRARIE
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 28
CITY OF MEDINA
City council meeting of May 19, 2025 (Item No. 5e)
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CITY OF MINNETRISTA
City council meeting of May 19, 2025 (Item No. 5e)
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WEST HENNEPIN DEPARTMENT OF PUBLIC SAFETY
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CITY OF EDINA
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CITY OF MINNETONKA
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 33
CITY OF SAINT LOUIS PARK
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 34
HENNEPIN COUNTY BOARD AUTHORIZATION
Reviewed for COUNTY by
the County Attorney's Office:
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Reviewed for COUNTY by:
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Board Resolution No:
{{*BoardResolution_es_:signer6:brs}}
Document Assembled by:
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{{Exh_es_:signer1:attachment:label("Attachments")}}
COUNTY OF HENNEPIN
STATE OF MINNESOTA
By:
{{Sig_es_:signer8:signature}}
{{userstamp8_es_:signer8:stamp}}
ATTEST:
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{{userstamp9_es_:signer9:stamp}}
By:
{{Sig_es_:signer7:signature}}
{{userstamp7_es_:signer7:stamp}}
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 35
West Metro Drug Task Force 2025 Updated JPA
2025 WEST METRO DRUG TASK FORCE UPDATED JPA
CITY OF ST. LOUIS PARK
By: __________________________
Nadia Mohamed
Its: Mayor
By: __________________________
Kim Keller
Its: City Manager
By: __________________________
Bryan Kruelle
Its: Chief of Police
City council meeting of May 19, 2025 (Item No. 5e)
Title: Resolution approving updated West Metro Drug Task Force joint powers agreement Page 36
Meeting: City council
Meeting date: May 19, 2025
Public hearing: 6a
Executive summary
Title: Public hearing for intoxicating liquor license for The Taco Shop LLC dba The Taco Shop
Recommended action:
•Mayor to open public hearing, take public testimony, and close public hearing.
•Motion to approve application from The Taco Shop LLC dba The Taco Shop for an on-sale
intoxicating liquor license for the premises at 5618 West 36th Street.
Policy consideration: Does the applicant meet the requirements for issuance of an on-sale
intoxicating liquor license?
Summary: The city received an application from The Taco Shop LLC dba The Taco Shop for an
on-sale intoxicating liquor license with Sunday sales for the premises located at 5618 West 36th
Street. The Taco Shop has been open since 2023 and is now applying to expand their onsite
operations to add alcoholic beverages to their menu.
The St. Louis Park premises will consist of approximately 3,380 square feet with an indoor-only
seating capacity of 38. The sole owner of The Taco Shop is Angel Ruelas Castellano, who will
also serve as on-site manager. The application meets the requirements of the zoning and
building divisions.
The police department completed a background investigation, and nothing was discovered that
would warrant denial of the license. The complete application is on file in the city clerk’s office.
The required notice of the public hearing was published May 8, 2025. If approved, the license
will not be issued until all requirements have been met with the city, Hennepin County, and the
State Alcohol and Gambling Enforcement Division.
Financial or budget considerations: Fees for this applicant include $500 for the police
background investigation and $7,458.33 for the prorated license fees (on-sale intoxicating and
Sunday sales).
Strategic priority consideration: Not applicable.
Supporting documents: None.
Prepared by: Amanda Scott-Lerdal, deputy city clerk
Reviewed by: Melissa Kennedy, city clerk
Approved by: Kim Keller, city manager
Meeting: Special study session
Meeting date: May 19, 2025
Discussion item: 1
Executive summary
Title: Environmental Stewardship system kick-off
Recommended action: None. The purpose of this report is to provide an overview and
framework of the planned discussions in the study sessions included in the environmental
stewardship system.
Policy consideration: Throughout the discussions in this system, the council will be asked
specific policy questions relating to the topic discussed.
Summary: Over the coming weeks, council will hold a series of discussions and staff will provide
information regarding sustainability programs, projects and policies. There will be several
written reports to provide context and information on current activities, programs and policies.
This report serves as grounding for all the discussions and includes a broad overview of activity
and frameworks used when considering environmental stewardship.
The foundation for staff to develop projects and implement programs are the plans and policies
approved by city council, including the Climate Action Plan. Funds for community-facing
sustainability incentive programs come from the Climate Investment Fund.
Financial or budget considerations: Funds are budgeted in the 2025 budget for a variety of
programs related to environmental stewardship. A discussion about future funding for the
strategies needed to reach Climate Action Plan goals will be presented at the meeting on June
9, 2025.
Strategic priority consideration:
St. Louis Park is committed to continue to lead in environmental stewardship.
St. Louis Park is committed to being a leader in racial equity and inclusion in order to create a
more just and inclusive community for all.
Supporting documents: Discussion
May 28, 2024 study session agenda
Appendix A: 2025 sustainability incentive programs
Appendix B: Other 2025 sustainability initiatives
Prepared by: Emily Ziring, sustainability manager
Reviewed by: Brian Hoffman, building and energy director
Approved by: Kim Keller, city manager
Study session meeting of May 19, 2025 (Item No. 1) Page 2
Title: Environmental Stewardship system kick-off
Discussion
Background:
Climate action work in St. Louis Park
Sustainability division staff within the building and energy department design and administer
programs and projects identified in the Climate Action Plan (CAP) and track community
greenhouse gas emissions over time to measure progress. Those programs and projects focus
primarily on buildings and energy (including transportation electrification), as building
emissions alone comprise over 60% of the greenhouse gas emissions from the city and because
most of the initiatives designed to address transportation and solid waste emissions by 2030
are handled by staff in engineering and in public works.
For background on environmental stewardship work within other city departments, please
refer to the May 28, 2024 study session agenda.
Climate Action Plan and Climate Investment Fund
In February 2018, the city council formally adopted the city’s Climate Action Plan. The goals of
the plan are some of the most ambitious of any city in Minnesota. The biggest bowl outcome of
the plan is for the community to achieve total carbon neutrality by 2040, with seven important
midterm goals set for 2030. The CAP is a climate mitigation plan, meaning that staff focus on
actions to reduce and stabilize the sources or enhance the sinks (sponges) of greenhouse gases,
e.g., energy efficiency, renewable energy, low-carbon transportation, organics recycling, and
tree planting. Given that the effects of climate change are underway now, staff have also
elected to devote a portion of their efforts towards climate adaptation—the process of
adjustment to current or expected climate and its effects—and climate resilience, the ability for
social, economic and ecosystems to prepare and plan for, absorb and recover from sudden
adverse events.
Since 2018, the city has increased its investment in the implementation of the CAP including the
reorganization of the inspections department into the building & energy department and the
creation of a sustainability division that includes a sustainability manager and two sustainability
specialists.
In 2021, the council voted to create the Climate Investment Fund (CIF), a funding mechanism
for a portfolio of ongoing programs available for residents and businesses, helping to leverage
private investment dollars when owners are ready to make improvements that reduce carbon
emissions and lower energy costs. The fund was established with $500,000 in available dollars
from the unrestricted fund balance from the 2020 operating budget and supplemented in 2023
with $300,000 from the development fund. It is used by departments across the city enterprise
to fund existing and future cost sharing incentive programs tied to the goals and strategies
within the CAP.
In addition to the staff resources and the CIF, the city has invested in its own infrastructure and
continues to do so using the capital improvement process.
Study session meeting of May 19, 2025 (Item No. 1) Page 3
Title: Environmental Stewardship system kick-off
Current sustainability programs
A detailed list of current sustainability programs and projects can be found in Appendix A.
Community-facing incentive programs are funded using the Climate Investment Fund. Inflation
Reduction Act provisions, including tax credits and direct-to-consumer rebates, as well as new
state incentives, can offset some city incentives; if and when these provisions are rolled out
(the status of the federal provisions is currently unknown), city incentive amounts may be
adjusted.
Appendix A details progress against CAP targets at a strategy (granular) level. For a midterm
goal level view, please see the Environmental Stewardship dashboard. Due to data availability
limitations, most 2024 data will not be displayed until early 2026.
All sustainability programs integrate an environmental justice element, and staff works to
repair past injustices using a “targeted universalism” approach to program design. Under the
targeted universalism framework, staff set citywide program goals and offer an environmental
justice rate to offer more support to those residents most adversely impacted by climate
change.
Present considerations:
Working on climate change—and more specifically, climate and environmental justice—at the
local level is more important than ever.
Climate trends
The hottest year on record globally was 2024, which was also the first year where the average
global temperature was 1.5 degrees C higher than it was in the pre-industrial era (the Paris
Agreement threshold above which the most extreme and irreversible effects of climate change
would occur). From 1970 through 2021, average daily winter low temperatures rose more than
15 times faster than average daily summer high temperatures in Minnesota, and the
frequencies of -25 degree F readings in southern Minnesota have fallen by up to 90%. Average
homeowners’ insurance premiums in Minnesota have increased by 39% over the past seven
years (15% in 2023 alone) due primarily to longer and more severe storm seasons caused by
rising global temperatures. All across the globe, vulnerable communities that have historically
contributed the least to affect climate change are disproportionately affected. It is with this
urgency in mind that staff work to advance climate action.
National shifts
The passage of the 2021 Infrastructure Investment and Jobs Act (IIJA) and the 2022 Inflation
Reduction Act (IRA) at the federal level ushered in a new era for climate action, providing
funding, financing, technical assistance, and much-needed economic certainty for building,
clean energy, and transportation projects nationwide. Rules requiring that a certain percentage
of these funds be targeted towards low-income and disadvantaged communities (LIDAC) were
embedded within all of the programs implemented under these laws. Unfortunately, the
current federal administration has frozen or rescinded many of the climate and environmental
Study session meeting of May 19, 2025 (Item No. 1) Page 4
Title: Environmental Stewardship system kick-off
justice-related programs created under these two laws. (This will be laid out in more detail in
the June 9, 2025 Climate Action Plan cost discussion.) Further, an April 8, 2025 Executive Order
directs the Attorney General to “prioritize the identification of any…State laws [defined here as
state and local, collectively] purporting to address ‘climate change’ or involving ‘environmental,
social, and governance’ initiatives, ‘environmental justice,’ carbon or ‘greenhouse gas’
emissions, and funds to collect carbon penalties or carbon taxes.”
Cities fill the void
With the federal government actively working to support fossil fuel consumption, the state
legislature predicted not to advance climate-related policies this session, and with much of the
federal climate funding to the state of Minnesota frozen, it is up to cities to carry the climate
action torch. While some may question how much of an effect on global climate change a single
city can have (an understandable question), this perspective is flawed; cities borrow ideas from
one another, causing chain reactions that magnify the impact of the policies and programs they
create. Amy Turner of the Sabin Center for Climate Change Law at Columbia Law School wrote
in a June 2024 blog post, “Cities’ autonomy and ambition propel them to legislate when
Congress is logjammed, regulate when the EPA is legally constrained, and implement when the
federal government is too unwieldy to make a real difference in communities on the ground. It
is time to move on from the outdated notion that they play only a limited role in the federalist
system; on climate, they are the leaders.”
It is true that national governments and companies are the biggest contributors to the climate
crisis and need to be held accountable for their negative contributions or inaction—but
individual choices also matter, and those can spark change in communities faster than
regulatory actions can coerce improvements in corporate practices (especially now, when
deregulation is far more likely). There are now over 40 cities in Minnesota with climate action,
climate adaptation, or energy action plans; over one-third of Minnesotans live in a county or a
city with a stand-alone climate action plan. Full-time sustainability staff implement those plans
in dozens of cities and counties. Further, many city-level elected officials—including in St. Louis
Park—recognized the need for cities to fill the climate action void and formed the Minnesota
Cities Climate Coalition, a nonpartisan statewide group of local elected officials advancing local
climate and clean energy goals by influencing state policy and sharing best practices. This is
mirrored at the national level through the bipartisan nonprofit Climate Mayors (of which St.
Louis Park is one of nearly 350 member cities), which formed a Climate, Affordability and
Prosperity Working Group to promote the “kitchen table” sustainability programs in their cities
that lower utility costs and improve life for residents by mitigating the impacts of increased
temperatures.
Equity and climate justice
Prosperity for everyone is a goal of environmental justice, which is why climate action and
environmental programs and policies within the city do not fall neatly within the bounds of the
environmental stewardship strategic priority. City staff design and implement climate action
and environmental programs using environmental justice criteria, but staff also advocate at the
state for improvements to energy assistance programs for low-income residents; analyze
demographic and climate data to install public electric vehicle (EV) chargers in EV charging
Study session meeting of May 19, 2025 (Item No. 1) Page 5
Title: Environmental Stewardship system kick-off
deserts; explore policy ideas to fix incentive misalignment in rental properties for energy and
indoor air quality upgrades; apply for and manage grants to reduce urban heat island in
neighborhoods with high bus ridership and low tree canopy; organizing family bike rides in
LIDAC neighborhoods to show that cycling is a way to get around the city comfortably, reliably,
safely—and without air pollution; and more. Effective climate action requires acknowledging
and working to remedy racial injustices.
Looking ahead
As climate change accelerates, new technologies emerge, and concerns about environmental
injustices grow, programs, policies and projects to further environmental stewardship are
created, amended and rescinded. Staff in the divisions and departments that create and
manage these programs and their effects have information to share with council and some
policy questions they would like to explore.
Next steps: Throughout the discussions in this system, council will be asked to provide policy
direction on various environmental stewardship programs. The dates outlined in the following
table are tentative and dependent on discussion outcomes from prior study sessions.
Topic Date Description
May 19, 2025
Environment and Sustainability Commission
(ESC) annual meeting with council
Discussion of the ESC’s
2025 work plan
May 19, 2025 US Dept. of Energy Better Climate Challenge
Report on the city’s
participation in the US
Department of Energy
Better Climate Challenge
June 9, 2025 Park and open space update
Report on current and
projected use of land
designated park and open
space
June 9, 2025 Climate Action Plan cost update
Discussion of projected
funding required to meet
Climate Action Plan goals
June 9, 2025 CAP update planning
Report on plans to update
the Climate Action Plan
June 9, 2025 Summary report N/A
1
Appendix A: 2025 sustainability incentive programs
Community-facing incentive programs
Program name: Climate Champions (with solar bonus)
CAP goal(s): 1, 2, 4 and 5
Description: Energy assessment, cost share, and recognition program for property owners who
elect to participate; solar bonus incentive for those who first reach energy efficiency targets
Sectors: Business (current), multifamily (current), organizations (current), homes (current), and
large commercial & industrial. Solar bonus for those who complete building energy projects.
Equity component: Larger cost share amounts for properties in environmental justice areas of
concern or for homeowners who identify as low income, 65 years or older, BIPOC, veteran, or
disabled
Risks: Success depends on appetite of property owners (including rental property owners) to
invest time and money in energy efficiency
2024 results*:
CAP goal and strategy CAP strategies’ annual
target
2024 results Notes
Goal 1 and Goal 2,
strategy 1
20 commercial buildings
retrofit (8 large and 12
small/mid-size)
15 businesses received
energy assessments, and
5 completed energy
projects, collectively
saving $40,421 and 280
tons of GHG emissions
annually.
Four multifamily
properties received
energy assessments, and
two completed projects,
collectively saving an
estimated $54,517 and
252 tons of GHG
emissions annually.
Two organizations
completed energy
projects, collectively
saving $10,789 and 20.4
tons of GHG emissions
annually.
Goal 4, strategy 3 900 single-family
households complete
retrofits/weatherization
246 households received
energy assessments, 98
households completed
Home Energy Squad visits
hit a new record (246) in
2024
Special study session meeting of May 19, 2025 (Item No. 1)
Title: Environmental Stewardship system kick-off Page 6
2
applications and 79
households completed
energy projects.
41 households completed
insulation projects.
Goal 4, strategy 4 1,782 households replace
electrical equipment and
720 households replace
natural gas equipment
with high efficiency
29 households replaced
natural gas equipment
with high efficiency air
source heat pumps or
heat pump water heaters.
No data source for
gauging electrical
equipment replacements;
staff is discouraging
residents from installing
new stand-alone natural
gas equipment.
Goal 5, strategy 5 3.7 megawatts of rooftop
solar installed
Six residents qualified for
the Climate Champions
solar bonus, collectively
installing over 50
kilowatts of rooftop solar.
Despite a seven-fold
increase in rooftop solar
since 2019, the total
capacity of rooftop solar
citywide is 4.12 MW (11%
of the total goal 2030).
0
5
10
15
20
25
2021 2022 2023 2024 2025 2026
Pa
r
t
i
c
i
p
a
n
t
s
Year
Climate Champions non-residential programs:
Historic and projected participation
Climate Champions for businesses
Climate Champions for organizations
Climate Champions for multifamily
Solar bonus
Climate Champions for large commercial and industrial
Special study session meeting of May 19, 2025 (Item No. 1)
Title: Environmental Stewardship system kick-off Page 7
3
Program name: Building Operations Champions
CAP goal(s): 1 and 2
Description: Cost share for commercial property owners who pay for their building operators to
attend Building Operator Certification (BOC) level 1 or multifamily training and pass the
certification exam. The cost share and utility rebates bring down the cost from $1,200 to $50-
100.
Sectors: Commercial & industriaI, multifamily
Equity component: Larger cost share amounts for trainees from traditionally underrepresented
groups
Risks: Success depends on appetite of commercial property owners to invest time and money in
training, and availability of facilities maintenance workforce
CAP strategies’ annual target: 38 commercial buildings engaged in building operations BMPs
2024 results: None
Program name: Shade SLP and full-service tree planting (in coordination with
Parks & Recreation)
CAP goal(s): Advanced strategies
Description: Tree planting to capture and store carbon dioxide, enhancing property values and
aesthetics and reducing owners’ utility costs through increased shading and reduced flooding
Sectors: All
0
50
100
150
200
250
300
350
400
2021 2022 2023 2024 2025 2026
Pa
r
t
i
c
i
p
a
n
t
s
Year
Climate Champions for homes:
Historic and projected participation
Energy assessments Applicants
Special study session meeting of May 19, 2025 (Item No. 1)
Title: Environmental Stewardship system kick-off Page 8
4
Equity component: Larger cost share amounts for properties located where high surface temps
and low tree canopy overlap
Risks: Success depends on property owners desire for additional trees and investment in tree
maintenance
CAP strategies’ annual target: N/A (no targets listed for Advanced Strategies); staff set goal of
additional 300 trees, doubling the annual number planted on private property
2024 results: 35 trees planted on private property (this number is a decrease from 2023
because many residents received trees through the ReLeaf grant funding)
Program name: Tree treatment cost share (in coordination with Parks &
Recreation)
CAP goal(s): Advanced strategies
Description: Treatment of diseased and infested trees to preserve them in order to store
carbon dioxide, enhancing property values and aesthetics and reducing owners’ utility costs
through increased shading and reduced flooding. The new program offers cost sharing on tree
treatments for oak wilt, Dutch elm, and two-lined chestnut borer on privately-owned trees.
Sectors: All
Equity component: Larger cost share amounts for homeowners who identify as low income, 65
years or older, BIPOC, veteran, or disabled
Risks: Success depends on property owners desire for tree preservation and investment in long-
term tree maintenance
CAP strategies’ annual target: N/A (no targets listed for Advanced Strategies)
2024 results: 38 residents were partially reimbursed for treating 86 trees.
Program name: Electrify Everything
CAP goal(s): Advanced strategies
Description: This program is jointly administered by a cohort of metro-area cities (Minneapolis,
St. Louis Park, Edina and Eden Prairie). The cohort educates the public about electrification
readiness and technologies, as well as provide a list of trained contractors for each type of
technology. Cities also partner on outreach and engagement strategies to drive residents to the
website. Residents who decide to weatherize, electrify their heating/cooling or water heating
will be directed to the Climate Champions for homes program to explore cost share incentives.
Sectors: Multifamily, 1-4 unit residential
Equity component: Low Income/Disadvantaged Communities (LIDAC) are the primary target of
outreach, but interest comes from all demographic groups
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5
Risks: Success depends on multiple external factors, such as property owner comfort with
technology, cost of electricity, appetite of property owners to invest time and money in fuel
switching, contractor familiarity with technology, availability of equipment
CAP strategies’ annual target: N/A (no targets listed for Advanced Strategies)
Program name: Depave SLP (in coordination with Engineering, Community
Development, and Parks & Recreation)
CAP goal(s): Advanced strategies
Description: Offers cost share for commercial property owners to turn unused parking spaces
into green space, lowering surface temperatures, improving air quality and reducing
stormwater runoff
Sectors: Commercial & industrial, multifamily
Equity component: Larger cost share for areas experiencing higher surface temperatures (urban
heat island)
Risks: Success depends on property owners’ willingness to demolish parking spaces
CAP strategies’ annual target: N/A (no targets listed for Advanced Strategies)
2024 results: 1 private parking lot partially depaved; publicity forthcoming
0
20
40
60
80
100
120
140
160
180
2022 2023 2024 2025 2026
Pa
r
t
i
c
i
p
a
n
t
s
Year
Tree programs and Depave SLP:
Historic and projected participation
Shade SLP Depave SLP Full-service tree planting
Special study session meeting of May 19, 2025 (Item No. 1)
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6
Environmental Justice participation rates
With the exception of Depave SLP, all programs have had strong participation from
environmental justice communities within the city.
Special study session meeting of May 19, 2025 (Item No. 1)
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7
Appendix B: Other 2025 sustainability initiatives
Other sustainability projects, programs and policies under development or
consideration
•Tracking notices of funding opportunity and completing applications for state and
federal grants (see next page)
•Idling reduction fleet policy and Idle-Free SLP public educational campaign
•Climate equity map and Environmental Stewardship dashboard
•Energy assistance programs (promoting, coordinating providers and advocating for
improvements)
•Membership in various work groups, committees, coalitions and organizations,
including:
•Midcontinent Independent System Operator (MISO) Cities and Communities
Coalition
•Hennepin County climate resiliency and tree policy work groups
•MnDOT Local Agency Vehicle Miles Traveled work group
•University of Minnesota Environment and Energy in Transportation Research
Council
•CEE Heat Pump Market Advisory Committee
•Minnesota Community Energy Network
•Urban Sustainability Directors’ Network
•Climate Mayors
•Minnesota GreenStep Cities and Tribal Communities
•EPA Green Power Partnership
These projects, programs and policies are not incentive-based and therefore not funded from
the CIF.
Special study session meeting of May 19, 2025 (Item No. 1)
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8
Grant applications summary
Staff routinely seek out grant funding opportunities from partners at the federal and state level and from foundations and will add
additional programs or projects to the work plan or supplement funding for planned programs as opportunities arise. A summary of
recent grant applications and their disposition is below.
PROGRAM NAME
FUNDING
ORGANIZATION PURPOSE AND PROJECT FUNDING SOUGHT STATUS
EECBG (Energy
Efficiency Community
Block Grant) US Dept of Energy/IIJA
Purpose: Assist eligible local governments, states and
territories, and Indian tribes in implementing strategies
to reduce fossil fuel emissions.
Project: Staff applied for funds to replace aging high-bay
garage doors at the MSC with high-speed garage doors
to trap more heat during the winter.
$114,140
(formula funds)
Project completed.
Awaiting final review
and reimbursement.
Local climate action
grant program
Minnesota Pollution
Control Agency
Purpose: Develop or implement plans of action that
enable local jurisdictions to adapt to extreme weather
events and a changing climate (i.e., already becoming
warmer and wetter with more damaging rains and cold
weather warming; and expected to have more extreme
heat and drought in the future), and/or to reduce the
local jurisdiction’s contributions to the causes of climate
change.
Project: Public level 2 chargers at Aquila Park
$20,000
(required 50%
match)
Project completed.
Awaiting final review
and reimbursement.
Energy Futures
planning grant US Dept of Energy
Purpose: Support local, state, and Tribal government-led
partnership efforts that will help scale local strategies
that increase resiliency and improve access to affordable
clean energy.
Project (as coalition member): City of Saint Paul (lead)
application for modeling pathways to get IRA funds into
LIDAC communities $500,000
Awarded to Saint Paul
for coalition, but
frozen.
Special study session meeting of May 19, 2025 (Item No. 1)
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9
Implementation
Grants for
Community Resilience
Minnesota Pollution
Control Agency
Purpose: Provide an opportunity for communities to
address publicly-owned assets that need to be installed,
upgraded, or hardened for climate resilience and to
protect public health during extreme weather and the
ongoing impacts of Minnesota’s changing climate.
Project: Shade structures at Aquila Park and Ainsworth
Park
$262,640
(requires 10% in
kind match)
Awarded, work to
begin summer 2025.
Geothermal Planning
Grant Program
Minnesota Department
of Commerce
Purpose: Provide financial assistance to eligible
applicants to examine the technical and economic
feasibility of installing geothermal energy systems.
Project: Geothermal feasibility study at The Rec Center $150,000 Not awarded.
Center for Heat
Resilient
Communities 2025-
2026 Cohort micro-
fund
The National Integrated
Heat Health Information
System (NIHHIS)
Purpose: Support communities in determining the best
locally-tailored strategies to advance heat resilience that
are “shovel-ready” for investment. This opportunity will
directly fund and support communities to create a
roadmap for community heat resilience.
Project: Heat resilience roadmap and related public
engagement $10,000
Not awarded.
Hennepin County was
awarded and city staff
was invited to
participate in training
sessions, however,
the grant was
rescinded after
award.
Great Lakes
Environmental Justice
Thriving Communities
Grantmaking Program
The Minneapolis
Foundation (funding
secured from the EPA)
Purpose: Provide one-year grants of up to $150,000 for
assessment and engagement efforts that increase
understanding of the breadth, depth, or impact of local
environmental or public health issues. The program’s
goal is to lift up community-led innovation and
strengthen community-based groups by breaking down
barriers to federal funding.
Project: Community engagement in the Aquila and Texa-
Tonka neighborhoods $50,000 Submitted.
Special study session meeting of May 19, 2025 (Item No. 1)
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10
Minnesota Solar on
Public Buildings
Program
Minnesota Department
of Commerce
Purpose: Provide grants to local governments in Xcel
Energy Electric Service Territory to build solar energy
generating systems on or adjacent to publicly owned and
operated buildings.
Project: Solar array expansion on The Rec Center (above
offices only due to grant constraints) $72,000 Not awarded.
Additionally, within the IRA, the Clean Electricity Investment Tax Credit has been extended and modified so that non-tax-paying
entities may receive (via “direct pay”) the financial benefit of the tax credits if they meet requirements for domestically produced
construction materials. For the 2024 filing year for 2023 projects, finance and sustainability staff worked together to better
understand IRS requirements and filed for direct pay for the solar panels on The Rec Center and for two electric fleet vehicles. This
amounted to a direct payment of $119,486. This year staff plan to work together again to seek direct pay for the solar panels on Fire
Station 1, the new electric vehicle charger at Aquila Park, and additional electric fleet vehicles. We are closely monitoring the future
of direct pay given that the new administration has signaled they plan to ask Congress to repeal it.
Special study session meeting of May 19, 2025 (Item No. 1)
Title: Environmental Stewardship system kick-off Page 15
Meeting: Special study session
Meeting date: May 19, 2025
Discussion item: 2
Executive summary
Title: Boards and commissions check-in with city council: Environment and Sustainability
Commission
Recommended action: None at this time.
Policy consideration: None at this time.
Summary: Based on guidance provided by city council members during the Feb. 3, 2025 special
study session focused on establishing protocols for boards and commissions, it was decided to
schedule regular check-ins between boards and commissions and the city council throughout
the year.
The May 2025 meeting will spotlight the Environment and Sustainability Commission (ESC),
represented by the current chair, Eric Zweber. The staff liaison to the ESC is Emily Ziring,
sustainability manager. The ESC is one of the five advisory boards and commissions whose
purpose is to focus on guiding city initiatives by offering recommendations, collaborating with
staff and council, fostering community engagement, and facilitating partnerships. Additionally,
the ESC acts as a bridge between residents and the public for environmental and sustainability-
related information.
The discussion will cover an overview of the commission's approved work plan, including any
completed tasks, ongoing projects and strategies for addressing unaddressed work plan items.
Additionally, the discussion will include opportunities for council feedback, potential
modifications or additions to the work plan, and any other relevant topics concerning the
commission's activities.
In June 2025, the boards and commissions check-in meeting is set to feature the Parks and
Recreation Advisory Commission.
Financial or budget considerations: None at this time.
Strategic priority consideration: St. Louis Park is committed to creating opportunities to build
social capital through community engagement.
Supporting documents: Environment and Sustainability Commission bylaws
ESC approved 2025 workplan
ESC current roster
Prepared by: Pat Coleman, community engagement coordinator
Reviewed by: Cheyenne Brodeen, administrative services director
Approved by: Kim Keller, city manager
ENVIRONMENT AND SUSTAINABILITY COMMISSION St. Louis
Park, Minnesota
08/07/2013
CURRENT BY-LAWS
(adopted August 7, 2013)
1. PURPOSE
The purpose of the Environment and Sustainability Commission: Sustainable SLP shall
be to:
a)Provide recommendations to advance city goals, policies, and programs.
b)Provide advice and assistance to staff and council through collaboration.
c)Provide leadership in engaging the community, encouraging relationships
and partnerships with neighborhoods, special interest groups, religious institutions,
business leaders, and other commissions.
d)Serve as a conduit for environmental and sustainable information, topics, and direction
to and from residents and the public.
2. DUTIES
The Environment and Sustainability Commission: Sustainable SLP shall have the
following powers and duties to:
a)Advise the City Council with respect to environment and sustainability issues arising out
of or in connection with the plans or operations of any city department or agency
and recommend the adoption of such specific policies or actions as may be needed to
enhance the city’s environmental stewardship.
b)Elicit community feedback and direction, including direct engagement, social media,
annual events and fairs, etc.
c)Reach out to the full community as well as to special populations with
communication and educational efforts related to the environment and sustainability.
d)Establish work groups with at least one Commission member to focus on specific areas
of interest, special projects, and ongoing concerns. Work group representation
should be broadened to emphasize greater diversity, inclusiveness, and specific issue
expertise with non-commission members from the general community.
e)Submit to the City Council by April 1 of each year an annual report of the activities of the
Commission during the previous year
.
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By-Laws of the Environment and Sustainability Commission: Sustainable SLP
f)The Commission shall have such additional powers and duties as the City Council shall
from time to time determine.
3. OFFICERS
a)At its first or second meeting of each calendar year, the Commission shall elect from
its membership a Chair and a Vice-Chair. Nomination of officers shall be made by
the members of the Commission present at the annual organizational meeting,
and the elections shall follow immediately thereafter.
b)The Chair and Vice Chair positions shall rotate annually. A recording secretary shall be
appointed by staff and need not be a member of the Commission.
c)The Chair and Vice-Chair shall take office immediately following their election and shall
hold office for a term of one year and until their successors are elected and assume
office.
d)The Chair shall preside at all meetings, appoint committees, and perform such
other duties as may be ordered by the Commission.
e)The Vice-Chair shall act in the capacity of the Chair in the absence of the Chair. In the
event the office of the Chair becomes vacant, the Vice-Chair shall become Chair, and the
Commission shall elect a successor to the office of Vice-Chair for the unexpired term.
f)A Staff Liaison to the Commission shall be designated by the City Manager and shall be
subject to the administrative rules and regulations of the city. The Staff Liaison may
facilitate or assist in the meetings. The Staff Liaison is responsible for keeping the City
Manager informed regarding the business of the Commission and shall communicate
to the City Manager any problems or issues that may arise. The Staff Liaison shall also
be responsible for assisting the Commission in considering their financial needs
and, if deemed necessary by the Commission, shall request appropriate funding from
the City Council through the annual budget process.
4. MEETINGS
a)All regular and special meetings, records, and accounts shall be open to the public
and conducted in accordance with the Minnesota Open Meeting Law.
b)The annual organizational meeting of the Commission shall be the first or second
regular meeting of the year, at which time elections will be held and the
schedule for the following year’s regular meeting schedule will be considered.
c)The Commission shall hold regular meetings on the first Wednesday of each month
at 7:00 p.m., provided however, that when the day fixed for any regular meeting of
the Commission falls upon any of the following holidays: Ash Wednesday,
Chanukah, Christmas, Veterans Day, Independence Day, New Year's Day, Passover
(first two nights), Rosh Hashanah, and Yom Kippur, such meeting shall be held at the
same hour on the next succeeding Wednesday not a holiday. (For Chanukah,
Christmas, Passover, Rosh Hashanah and Yom Kippur, the holiday includes the evening
before the holiday.) All regular meetings of the Commission shall be held in the City Hall
of the City or other
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By-Laws of the Environment and Sustainability Commission: Sustainable SLP
public building as noticed. The Commission may, by a majority vote, change the regular
meeting dates for any reason, provided that proper public notice of the changed
meeting is provided to the public.
d) A quorum shall consist of a simple majority of the members eligible to vote on
matters before the Commission. Without a quorum, the meeting cannot be
opened, and Commission business or voting cannot be conducted. Passage of any
matter before the Commission shall require the presence of a quorum and the
affirmative vote of a majority of the quorum.
e) Voting on regular motions shall be by voice and will be recorded by yeas and nays unless
a roll call is requested by a member of the Commission.
f) In all points not covered by these rules, the Commission shall be governed on
its procedure by Sturgis Standard Code of Parliamentary Procedure.
g) All meeting minutes, records and accounts shall be in writing, kept in accordance
with MN Statute and Rules regarding preservation of public records and the MN Data
Privacy Act.
h) No member of the Commission shall discuss or vote on any question in which
the member has a direct or indirect financial interest.
i) If a member wishes to transmit information regarding the business of the
Commission, the member should present it to the Staff Liaison for distribution to the
other members.
j) Any member who is unable to attend a scheduled meeting of the Commission may
submit written comments pertaining to an item on the agenda to the Staff Liaison for
distribution to the Commissioners prior to the meeting or at the meeting and may
request that such comments be attached as an addendum to the minutes of the
meeting.5. ORDER OF BUSINESS
a)The order of business shall be as follows:
Roll Call
Approval of Minutes
Unfinished Business
New Business
Communications
Miscellaneous
Adjournment
b)Unless objection is made by motion of the Commission, the Presiding Officer may
modify the foregoing order of business in order to accommodate citizens present or
to expedite the business of the Commission.
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By-Laws of the Environment and Sustainability Commission: Sustainable SLP
c)Unless a reading of the Commission meeting minutes is requested by a member of
the Commission, such minutes may be approved without reading if the secretary
has previously furnished each member with a copy thereof.
d)Unless there is objection from a member of the Commission, Staff or anyone
in attendance at the meeting, Consent Items may be acted upon without discussion.
e)The case before the Commission shall be presented in summary by staff or a
designated member of the Commission, and parties in interest shall have privilege
of the floor thereafter. In those instances where the matter is considered non-
controversial and does not warrant a summary, the Presiding Officer may
entertain a motion without presentation of the summary, unless an objection is
expressed by anyone present.
f)The Commission may postpone any case or continue any case for further study
and information until the next regular meeting unless otherwise designated.
g)Any person desiring to address the Commission shall first secure the permission of
the Presiding Officer to do so.
6. ATTENDANCE AND PERFORMANCE OF DUTIES
a)Regular attendance at meetings is a requirement for continued membership.
Commission members are expected to attend regular and special commission
meetings and assigned committee meetings. Planned absences communicated to
the Commission Chair or committee task force chair in advance of the meeting will be
deemed excused. Any other absence will be deemed unexcused. The Commission
will approve and record the approval of all excused and unexcused absences.
b)Council will be informed if a member receives three unexcused absences in any
calendar year; if a member attends scheduled meetings irregularly; or if a member is
frequently absent from scheduled meetings. Council may remove that member.
7.BY-LAWS AND RULES
a)These by-laws are subject to the City Council’s Rules and Procedures for Boards and
Commissions, amended by Resolution 12-069 on May 7, 2012, and Chapter 2,
Administration, the St. Louis Park City Code.
b)Written notice of proposed changes to the Environment and Sustainability:
Sustainable SLP Commission By-Laws shall be provided to members thirty days prior
to formal action by the Commission. These rules may be amended at any regular
or special meeting by an affirmative vote of a majority of the entire membership. The
City Council has thirty days to take action to modify the By-Laws or amendments
approved by the Commission.
Page 5
2025 work plan │ Environment and Sustainability Commission
1
Initiative name: Prepare for Climate Action Plan update
Initiative type:
☒Staff support (review project,
policy or program and provide
feedback)
☐Independent research project
☐Gather community feedback
☐Lead community event
Initiative origin:
☐Third party-initiated
☒Staff-initiated
☒Commission-initiated
☐Council-initiated
Legally required (e.g. response to
Legislative changes or Judicial decisions)?
☐Yes
☒No
Commissioner lead(s) name(s):
Shaina Ashare, Ryan Griffin, Ethan Kehrberg, Marisa Bayer
If joint commission initiative, list other board or commission:
Planning Commission
Is this an established work group? (if applicable)
☐Yes
☒No but recommend new work group
Initiative description:
Discuss what, when and how the 2018 Climate Action Plan should be updated, and how to integrate the update into the comprehensive plan.
•Review plan and highlight sections or initiatives to keep, remove and add in prep for update.
•Recommend a timeline for updating the CAP.
•Recommend a structure for updating the CAP: amend current CAP or rewrite?
•Consider a community engagement plan.
Strategic Priority: ☐ 1 ☒ 2 ☐ 3 ☐ 4 ☐ 5 ☐ N/A
Deliverable: ☒ Research report ☐ Summary of community input ☐ Other ☐ N/A
Target completion date: Q4
This section to be completed by staff:
Council request (if applicable): ☐ Review and comment or reply ☐ Review and decide ☐ Informational only – no response needed
Budget required: None beyond staff capacity
Staff support required: New work group will require additional meetings outside of normal working hours. Anticipate 8-10 additional
hours in 2025.
Liaison comments: Supportive of this initiative and help from the work group.
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2
Initiative name: Electrification event
Initiative type:
☐Staff support (review project,
policy or program and provide
feedback)
☐Independent research project
☐Gather community feedback
☒Lead community event
Initiative origin:
☐Third party-initiated
☐Staff-initiated
☒Commission-initiated
☐Council-initiated
Legally required (e.g. response to
Legislative changes or Judicial decisions)?
☐Yes
☒No
Commissioner lead(s) name(s):
Natalie Wagner, Tatiana Giraldo
If joint commission initiative, list other board or commission:
Is this an established work group? (if applicable)
☒Yes—Events (reestablish)
☐No
Initiative description:
Plan a public event to demonstrate e-bikes and share information about e-bike and home electrification incentive programs.
Consider collaborating with other cities’ environmental commissions.
Idea: “Pedal, Pints & Power” event in July or August, would involve multiple stops at local businesses
Strategic Priority: ☐ 1 ☒ 2 ☐ 3 ☐ 4 ☐ 5 ☐ N/A
Deliverable: ☐ Research report ☐ Summary of community input ☐ Other ☒ N/A
Target completion date: Q3
This section to be completed by staff:
Council request (if applicable): ☐ Review and comment or reply ☐ Review and decide ☐ Informational only – no response needed
Budget required: TBD but may require local businesses to sponsor event
Staff support required: Events work group will require additional meetings outside of normal working hours. Anticipate 10-20 additional
hours in 2025.
Liaison comments: Staff appreciate commissioners’ interest in organizing this event. Need to determine whether staff has capacity and
budget to successfully accomplish.
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3
Initiative name: Promote curbside organics program to single-family households
Initiative type:
☒Staff support (review project,
policy or program and provide
feedback)
☐Independent research project
☒Gather community feedback
☐Lead community event
Initiative origin:
☐Third party-initiated
☒Staff-initiated
☒Commission-initiated
☐Council-initiated
Legally required (e.g. response to
Legislative changes or Judicial decisions)?
☐Yes
☒No
Commissioner lead(s) name(s):
Jessie Hendrix, Eric Zweber, Ramil G.
If joint commission initiative, list other board or commission:
Is this an established work group? (if applicable)
☒Yes – partner with Events work group
☐No
Initiative description:
Support solid waste division staff in promoting organics recycling program to 1-4 unit households. Current participation rate is 43% among 1-4 unit
households.
Assist staff in creating poll to distribute to community members at tabling events to determine resistance to participation. Focus on 2-4 unit buildings
to start.
Encourage residents to participate in organics recycling through social media, outreach at events, and other engagement.
Strategic Priority: ☐ 1 ☒ 2 ☐ 3 ☐ 4 ☐ 5 ☐ N/A
Deliverable: ☒ Research report ☒ Summary of community input ☐ Other ☒ N/A
Target completion date: Q4
This section to be completed by staff:
Council request (if applicable): ☐ Review and comment or reply ☐ Review and decide ☐ Informational only – no response needed
Budget required: TBD
Staff support required: Success depends on capacity within Solid Waste division to support this work plan item, as this is not work
managed by the sustainability division and the ESC liaison.
Liaison comments:
Page 8
4
Initiative name: Educate residents at elementary school open houses
Initiative type:
☐Staff support (review project,
policy or program and provide
feedback)
☐Independent research project
☐Gather community feedback
☒Lead community event
Initiative origin:
☐Third party-initiated
☐Staff-initiated
☒Commission-initiated
☐Council-initiated
Legally required (e.g. response to
Legislative changes or Judicial decisions)?
☐Yes
☒No
Commissioner lead(s) name(s):
Abigail Oppegaard, Avery Kuehl
If joint commission initiative, list other board or commission:
Is this an established work group? (if applicable)
☒Yes – Events work group
☐No
Initiative description:
Table at elementary school open houses to educate residents about city programs and state and federal incentives.
High school commissioners lead an activity with kids to keep them occupied while they talk to parents about programs.
Strategic Priority: ☐ 1 ☒ 2 ☐ 3 ☐ 4 ☐ 5 ☐ N/A
Deliverable: ☐ Research report ☐ Summary of community input ☐ Other ☒ N/A
Target completion date: Q3
This section to be completed by staff:
Council request (if applicable): ☐ Review and comment or reply ☐ Review and decide ☒ Informational only – no response needed
Budget required: TBD but likely $300 for materials for crafts
Staff support required: Events work group will require additional meetings outside of normal working hours.
Liaison comments: Youth commissioners have great ideas for tabling and engaging kids to keep them occupied. Success depends on staff
capacity to assist and provide materials as needed.
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5
Initiative name: Promote value of trees and native ecosystems
Initiative type:
☒Staff support (review project,
policy or program and provide
feedback)
☐Independent research project
☐Gather community feedback
☐Lead community event
Initiative origin:
☐Third party-initiated
☒Staff-initiated
☒Commission-initiated
☐Council-initiated
Legally required (e.g. response to
Legislative changes or Judicial decisions)?
☐Yes
☒No
Commissioner lead(s) name(s):
Bennett Myhran, Sasha Shahidi
If joint commission initiative, list other board or commission:
Is this an established work group? (if applicable)
☐Yes
☐No
Initiative description:
Engage in various tree-promoting initiatives, including:
•Assisting staff with Tree of the Year campaign ideas
o Encourage use mystlouispark app or mystlouispark.org to submit ideas
•Lead tree planting at nature center as part of joint meeting with Park & Recreation Advisory Commission in April
•Table at Arbor Day event
•Assisting staff in educating residents about tree care and maintenance via handouts, newsletter articles, social media
Additionally:
•Monitor effects of tree preservation ordinance through periodic meetings with CD and Natural Resources staff
•Review how city categorizes park space and whether a new definition of “wild space” is needed
•Research GHG emissions from wood waste and explore alternatives
Strategic Priority: ☐ 1 ☒ 2 ☐ 3 ☐ 4 ☐ 5 ☐ N/A
Deliverable: ☐ Research report ☐ Summary of community input ☒ Other ☐ N/A
Target completion date: Q4
This section to be completed by staff:
Council request (if applicable): ☐ Review and comment or reply ☐ Review and decide ☐ Informational only – no response needed
Budget required: None beyond planned
Staff support required: Success depends on CD and Natural Resources staff capacity to meet with and update ESC on these issues, as this
work is not managed by the sustainability division and the ESC liaison.
Liaison comments: Staff appreciate commissioners’ interest in tree preservation and native ecosystems and will provide as much support
as capacity allows. Because trees within city parks fall under PRAC, further recommend that PRAC commissioners take on some of this
work if interest and time allow.
Page 10
Special study session meeting of May 19, 2025 (Item No. 2)
Title: Boards and Commissions check-in with city council: Environment and Sustainability Commission
6
Initiative name: Support citywide Vision 4.0 process
Initiative type:
☒Staff support (review project,
policy or program and provide
feedback)
☐Independent research project
☐Gather community feedback
☐Lead community event
Initiative origin:
☐Third party-initiated
☒Staff-initiated
☐Commission-initiated
☐Council-initiated
Legally required (e.g. response to
Legislative changes or Judicial decisions)?
☐Yes
☒No
Commissioner lead(s) name(s):
All
If joint commission initiative, list other board or commission:
Is this an established work group? (if applicable)
☐Yes
☐No
Initiative description:
Support the citywide Vision 4.0 process by participating directly and/or encouraging others to participate, and by sharing information with other
community members about the process.
This work plan item has been included in all board & commission work plans.
Strategic Priority: ☐ 1 ☐ 2 ☐ 3 ☐ 4 ☒ 5 ☐ N/A
Deliverable: ☐ Research report ☐ Summary of community input ☒ Other ☐ N/A
Target completion date: Q3
This section to be completed by staff:
Council request (if applicable): ☐ Review and comment or reply ☐ Review and decide ☒ Informational only – no response needed
Budget required: None
Staff support required: Communication from staff liaison about opportunities with Vision 4.0
Liaison comments: Plan to keep the commission informed about opportunities to assist with the citywide Vision 4.0 process.
Page 11
Initiative Origin Definitions
•Third party-initiated – Project initiated by applicant or external agency (statutory boards)
•Staff-initiated – Project initiated by staff liaison or other city staff
•Commission-initiated – Project initiated by the board or commission
•Council-initiated – Project tasked to a board or commission by the city council
Strategic Priorities
1.St. Louis Park is committed to being a leader in racial equity and inclusion in order to create a more just and inclusive community for all.
2.St. Louis Park is committed to continue to lead in environmental stewardship.
3.St. Louis Park is committed to providing a broad range of housing and neighborhood oriented development.
4.St. Louis Park is committed to providing a variety of options for people to make their way around the city comfortably, safely and
reliably.
5.St. Louis Park is committed to creating opportunities to build social capital through community engagement
Modifications
•Work plans may be modified, to add or delete items, in one of three ways:
•Work plans can be modified by mutual agreement during a joint work session.
•If immediate approval is important, the board or commission can work with their staff liaison to present a modified work plan for city
council approval at a council meeting.
•The city council can direct a change to the work plan at their discretion.
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Future ideas
Initiatives that are being considered by the board or commission but not proposed in the annual work plan. Council approval is needed if the
board or commission decides they would like to amend a work plan.
Initiative Comments
Page 13
Current 2025 Environment and Sustainability Commission Roster
NAME ROLE TERM EXPIRES
Eric Zweber Chair May 31, 2025
Abigail Oppegaard Vice chair Aug. 31, 2025
Shaina Ashare Regular member May 31, 2027
Marisa Bayer Regular member May 31, 2026
Tatiana Giraldo Regular member May 31, 2027
Ramil Goonetilleke Regular member May 31, 2025
Ryan Griffin Regular member May 31, 2027
Jessica Hendrix Regular member May 31, 2027
Ethan Kehrberg Regular member May 31, 2026
Bennett Myhran Regular member May 31, 2027
Sasha Shahidi Regular member May 31, 2027
Natalie Wagner Regular member May 31, 2026
Avery Kuehl Youth member Aug. 31, 2025
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Meeting: Special study session
Meeting date: May 19, 2025
Written report: 3
Executive summary
Title: Participation in U.S. Department of Energy’s Better Climate Challenge
Recommended action: None at this time.
Policy consideration: None at this time.
Summary: After receiving an invitation from the US Department of Energy (DOE), St. Louis Park
has signed on to the DOE’s Better Climate Challenge (BCC), becoming only the second
municipality in the state of Minnesota to join. Launched in 2022, the BCC is a partnership
program that helps organizations set a 50% greenhouse gas emissions reduction goal for their
internal operations and a detailed plan to reach it within 10 years.
Financial or budget considerations: Costs above and beyond currently budgeted operating
expenses are not anticipated.
Strategic priority consideration s:
St. Louis Park is committed to continue to lead in environmental stewardship.
Supporting documents: Discussion
Prepared by: Emily Ziring, sustainability manager
Reviewed by: Brian Hoffman, building and energy director
Approved by: Kim Keller, city manager
Special study session meeting of May 19, 2025 (Item No. 3) Page 2
Title: Participation in U.S. Department of Energy’s Better Climate Challenge
Discussion
Background: After receiving an invitation in 2024 from the US Department of Energy (DOE), St.
Louis Park has signed on to the DOE’s Better Climate Challenge (BCC), becoming only the
second municipality in the state of Minnesota to join (after Saint Paul). Launched in 2022, the
BCC is a partnership program that helps organizations set a 50% greenhouse gas emissions
reduction goal for their internal operations and a detailed plan to reach it within 10 years.
The benefits of joining include:
• One-on-one technical assistance from DOE’s network of national laboratories that
support our commitment to measure, track, and improve portfolio-wide greenhouse gas
(GHG) emissions performance, including site visits as needed
• Customized annual emissions reports that include energy highlights and trends, GHG
improvements over baseline, and insights into priority areas within our portfolio
• A chance to network with other jurisdictions, participate in peer-to-peer exchanges, and
share lessons learned
• National recognition, including letters from DOE leadership, certificates, invitations to
special events, media opportunities and more
There is no cost to participate, and the city can withdraw at any time.
The BCC’s profile page for St. Louis Park can be found at
https://betterbuildingssolutioncenter.energy.gov/partners/city-st-louis-park-minnesota.
Present considerations: City staff attended a kick-off meeting with DOE staff in January 2025,
where city priorities were shared. The partners agreed to focus technical assistance on:
• Decarbonization of The Rec Center, including exploration of options to reduce the
facility’s overall GHG emissions
• Capital funding, including identifying grant opportunities from lesser-known sources
• Geothermal technical support, including assistance drafting a request for proposals for a
geothermal planning study (if funding allows)
• Water management and irrigation networks, including technical assistance to reduce
energy and water consumption across city assets
Next Steps: Staff will update council as the program progresses or if there are changes from the
DOE due to changing federal administration priorities.