HomeMy WebLinkAbout2023-11-16 HRA Regular Meeting PacketAg enda
E dina H ousing and R edevelopm ent Author ity
City of E dina, Minnesota
City Hall Council Chambers
Thur sday, Novem ber 16, 2023
7:30 AM
Watch the m eeting on cable TV or at EdinaMN.gov/LiveMeeting s or
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Call 786-496-5601
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I.Call to Ord er
II.Roll Call
III.Pledge of Allegia n ce
IV.Ap p roval of Meetin g Agen d a
V.Com m unity Com m en t
Du ring "Com m unity Com m en t," th e Edin a Housing and Redevelop m ent
Au thority (HRA) will in vite resid ents to sh are new issues or con cern s tha t
h aven't been con sid ered in th e p ast 30 da y s b y th e HRA or w h ich a ren't
slated for fu ture consideration . Individ u als m u st lim it their com m ents to
three m inutes. Th e Ch air m a y lim it the num ber of sp ea kers on th e sa m e
issue in th e interest of tim e a n d topic. Gen era lly sp ea king, item s tha t are
elsewhere on tod ay's a genda m a y not b e addressed d u ring Com m unity
Com m en t. In d ividua ls sh ould not expect th e Ch air or Com m issioners to
resp ond to th eir com m en ts toda y . Instead the Com m issioners m ight refer the
m atter to sta. for consideration a t a fu ture m eeting.
VI.Ad option of Con sen t Agenda
All a genda item s listed on the consent a genda a re con sid ered rou tin e and
will be en acted by one m otion. There will be no sepa rate d iscussion of such
item s unless requested to be rem oved from the Con sen t Agenda by a
Com m ission er of the HRA. In su ch ca ses the item w ill b e rem oved from th e
Consent Agen d a and con sid ered im m ediately follow ing the a d option of th e
Consent Agen d a. (Fa vorable rollcall vote of m a jority of Com m issioners
p resent to approve.)
A.Dra ft Min u tes of Regular Meetings on October 26, 2023
B.Req u est for Purch ase: Profession al Services for 50th and Grange
Im p rovem en ts
VII.Reports/Recom m enda tions: (Favora b le vote of m ajority of Com m ission ers
p resent to approve excep t where n oted)
A.2022 A.ord able Housing Com plia n ce Rep ort
B.Forgivable Loa n Agreem en t with Bu h l 3906, LLC
C.Fra n ce Avenue Pedestria n Crossing - Project Up d ate
VIII.Executive Director's Com m ents
A.5146 Eden Avenue - Project Upda te
IX.HRA Com m issioners' Com m en ts
X.Ad jou rn m ent
Th e E d ina Housing a n d Redevelop m ent Au thority wa n ts all pa rticip ants to be
com fortable b ein g pa rt of th e p u b lic p rocess. If y ou n ee d a ssista n ce in the w a y of
h ea ring am pli@ca tion, a n in terp reter, large-p rint docum en ts or som ethin g else,
p lease ca ll 952-927-8861 72 hou rs in advance of the m eeting.
Date: November 16, 2023 Agenda Item #: VI.A.
To:C hair & C ommis s ioners of the Edina HR A Item Type:
Minutes
F rom:Liz O ls on, P lanning Adminis trative S upport S pec ialis t
Item Activity:
Subject:Draft Minutes of R egular Meetings on O c tober 26,
2023
Action
Edina Housing and Redevelopment
Authority
Established 1974
C ITY O F E D IN A
HO US I NG & R EDEVELO P MENT
AUT HO R I T Y
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
M otion to approve the draft M inutes of R egular Meetings on O ctober 26, 2023.
I N TR O D U C TI O N:
AT TAC HME N T S:
Description
Draft Minutes of Regular Meetings on October 26, 2023
Page 1
MINUTES
OF THE REGULAR MEETING OF THE
EDINA HOUSING AND REDEVELOPMENT AUTHORITY
OCTOBER 26, 2023
7:30 A.M.
I. CALL TO ORDER
Chair Hovland called the meeting to order at 7:34 a.m. then explained the processes created for
public comment.
II. ROLLCALL
Answering rollcall were Chair Hovland, Commissioners Agnew, and Jackson.
Absent: Commissioners Pierce and Risser.
III. PLEDGE OF ALLEGIANCE
IV. MEETING AGENDA APPROVED - AS PRESENTED
Motion by Commissioner Jackson, seconded by Commissioner Agnew, approving the
meeting agenda as presented.
Roll call:
Ayes: Agnew, Jackson, and Hovland
Motion carried.
V. COMMUNITY COMMENT
No one appeared.
VI. ADOPTION OF CONSENT AGENDA AS PRESENTED
Motion by Commissioner Jackson, seconded by Commissioner Agnew, approving the
consent agenda as presented:
VI.A. MINUTES FROM THE SPECIAL WORK SESSION AND REGULAR MEETING ON
AUGUST 24, 2023, AND THE SPECIAL MEETING ON SEPTEMBER 19, 2023
Roll call:
Ayes: Agnew, Jackson, and Hovland
Motion carried.
VII. REPORTS AND RECOMMENDATIONS
VII.A. PROPOSED FORGIVABLE LOAN FOR MUSIC VENUE AT 3916 W. 50TH STREET -
APPROVED
Economic Development Manager Neuendorf shared this item pertained to the use of SPARC funds
to support private investment in a vacant commercial space at 3916 W. 50th Street. He said staff
had prepared a term sheet which was recommended to serve as the basis for a forgivable loan
agreement. A full agreement would be considered at a future public meeting of the HRA. He
shared the experienced local developer was planning a $1.1 million investment in Edina that would
create new jobs and enable new business and increased tax base for a music venue. He shared the
financial gap was $225,000 and how SPARC funds could address that gap and noted this area was
one of the highest valued commercial districts in the City. He shared since this was lower level
space, they would need to meet current ADA requirements that would include a lift then outlined
the proposed buildout in detail. He shared timing of the project would be 2024-2025 and outlined
eligible and ineligible costs and conditions of forgiveness.
Pete Deanovic, Buhl Investors, shared their plans to reinvigorate the area for a jazz club and their
work to reset retail space and the costs to meet ADA requirements. He spoke about staging
plans that would address potential outside noise concerns and how they hoped the proposed
Minutes/HRA/October 26, 2023
Page 2
Morningside After Dark venue an opportunity to engage the community and bring people
downtown and thanked the Commission for their support.
The Board asked questions and provided feedback.
Commissioner Agnew, seconded by Commissioner Jackson, to approve the term sheet
and authorize staff to prepare a forgivable loan agreement for future consideration.
Rollcall:
Ayes: Agnew, Jackson, Hovland
Motion carried.
VIII. EXECUTIVE DIRECTOR’S COMMENTS – Received
IX. HRA COMMISSIONER COMMENTS – Received
X. ADJOURNMENT
Motion made by Commissioner Jackson, seconded by Commissioner Agnew, to adjourn
the meeting at 8:19 a.m.
Roll call:
Ayes: Agnew, Jackson, and Hovland
Motion carried.
Respectfully submitted,
Scott Neal, Executive Director
Date: November 16, 2023 Agenda Item #: VI.B.
To:C hair & C ommis s ioners of the Edina HR A Item Type:
R eques t F or P urchas e
F rom:C had A. Millner, P.E., Director of Engineering
Item Activity:
Subject:R equest for P urc hase: P rofes s ional S ervic es for 50th
and G range Improvements
Ac tion
Edina Housing and Redevelopment
Authority
Established 1974
C ITY O F E D IN A
HO US I NG & R EDEVELO P MENT
AUT HO R I T Y
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Approve R equest for P urchase for P rofessional S ervices for 50th and Grange I mprovements with S hort E lliot
Hendrickson Inc for $246,000.00.
I N TR O D U C TI O N:
T he City Council and H R A accepted T he East G randview Transportation Study associated with the
redevelopment of 4917 Eden Avenue (old P erkins site). T hat study identified improvements on E den Avenue,
Grange R oad, and 50th Street to improve safety of cyclist and pedestrians along with improving traffic safety and
operations. T his contract will complete final design and bidding of improvements along 50th S treet from the
proposed T ight Diamond I nterchange (T D I) to east of D ale Drive including G range Road.
T his project is being constructed in 2024.
AT TAC HME N T S:
Description
Request for Purchase: Professional Services for 50th and Grange Improvements
Letter Proposal
Request for Purchase
Contract Number
1
CITY OF EDINA
4801 W 50th St., Edina, MN 55424
www.EdinaMN.gov | 952-927-8861 12300197
Department: Engineering
Buyer: Chad Millner
Date: 11/08/2023
Requisition Description: Professional Services for 50th and Grange Improvements
Vendor: SHORT-ELLIOT-HENDRICKSON INCORPORATED
Cost: $246,000.00
REPLACEMENT or NEW: REPLACEMENT
PURCHASE SOURCE:SERVIC K - SERVICE CONTRACT
DESCRIPTION:
The HRA accepted The East Grandview Transportation Study associated with the redevelopment of 4917
Eden Avenue (old Perkins site). That study identified improvements on Eden Avenue, Grange Road, and
50th Street to improve safety of cyclist and pedestrians along with improving traffic safety and operations.
This contract will complete final design and bidding of improvements along 50th Street from the
proposed Tight Diamond Interchange (TDI) to east of Dale Drive including Grange Road.
This project is being constructed in 2024.
BUDGET IMPACT:
This project is funded by TIF funds collected from the Eden Grange TIF district created with the
redevelopment of 4917 Eden Avenue (old Perkins site).
2
COMMUNITY IMPACT:
These projects can meet many of the seven guiding principles such as enhance the district’s economic
viability, design for the present and the future by pursuing logical increments of change using key parcels as
stepping stones to a more vibrant, walkable, functional, attractive, and life-filled place, organize parking as an
effective resource for the district by linking community parking to public and private destinations while also
providing parking that is convenient for businesses and customers, improve movement within and access to
the district for people of all ages by facilitating multiple modes of transportation, and create an identity and
unique sense of place that incorporates natural spaces into a high quality and sustainable development
reflecting Edina’s innovative development heritage.
ENVIRONMENTAL IMPACT: NA Service Contract
Engineers | Architects | Planners | Scientists
Short Elliott Hendrickson Inc., 10650 Red Circle Drive, Suite 500, Minnetonka, MN 55343-9229
952.912.2600 | 800.734.6757 | 888.908.8166 fax | sehinc.com
SEH is 100% employee-owned | Affirmative Action–Equal Opportunity Employer
SUPPLEMENTAL LETTER AGREEMENT
October 16, 2023 RE: City of Edina, Minnesota
W 50th Street FinalEngineering
SEH No. EDINA 172776 10.00
Mr. Chad Millner, PE
Director of Engineering
City of Edina
Engineering and Public Works Facility
7450 Metro Boulevard
Edina, MN 55439
Dear Chad:
Short Elliott Hendrickson Inc. (SEH®) respectfully requests approval of this Supplemental Letter Agreement for final design Engineering Services (agreement) for the above referenced project. As part of our preliminary engineering scope, we recommended that construction of the W 50th Street improvements from Grange Rd to adjacent to City Hall be completed in 2024, in advance of the Vernon Avenue and Highway 100 Bridge Interchange project (designed by TKDA; scheduled for construction in 2025), triggering the need for final design services this fall/winter. Project Understanding/Scope of Services Our final design services will include:
• Final design of W 50th Street roadway reconstruction from Grange Road to 250’ east of Dale Drive and Grange Road roadway reconstruction from W 50th Street to 300’ south
• Replacement of MnDOT traffic signal at W 50th Street/Grange Road
• Storm sewer improvements, including Stormwater Best Management Practices (BMP) o BMP(s) will be required for additional impervious on W 50th St as well as additional runoff associated with the Vernon Avenue Interchange project
o BMP(s) will be permitted with Minnehaha Creek Watershed District
• Replacement of water main along Grange Road and in W 50th Street intersection, including stub for future directional drilling of water main under TH 100 (included with interchange project)
• Replacement of gate valves as determined by City staff
• Sanitary sewer lining between City Hall and Dale Drive
• Wet cast modular block retaining wall design on the north side of 50th Street at the Grange Road intersection We will follow the W 50th Street 30% layout developed by SEH with preliminary design. Our scope also includes coordination with City staff and TKDA for Vernon Avenue and Highway 100 Bridge Interchange project, coordination with MnDOT for traffic signal replacement, coordination with Hennepin County for development of detour route(s) during construction, Metro Transit coordination regarding bus stops, and private utility coordination. Geotechnical investigation services were previously completed by Glacial Ridge Drilling and added to the preliminary design services to take advantage of completing soil borings at the same time as the borings for the interchange project.
Mr. Chad Millner, PE
October 16, 2023
Page 2
Deliverables will consist of:
• Exhibits and supporting information for public engagement
• Easement exhibits and legal descriptions
• Draft plans and cost estimates for review at 60% and 90%
• Draft project manual for review at 90%
• Final bidding documents and cost estimate
• Addenda (if required)
• Letter of award recommendation Assumptions include:
• Up to three, virtual meetings will be held with City staff and TKDA to coordinate the interchange project
• Up to three, virtual utility coordination meetings will be held
• Private utility potholing is not included
• Public engagement/open house attendance is not included. City will lead these efforts with graphics developed by SEH
• Presentations to HRA and City Council are not included Schedule Anticipated Project Schedule Item No. Item Description Item Key Milestone Date
1 Submit 60% plans mid-November 2023
2 Submit 90% plans/draft project manual mid-January 2024 3 Complete bidding documents early February 2024 4 Open bids late February 2024
Fees, Billing & Estimated Project Costs
If accepted, this supplemental letter agreement describes how we will provide these services for a not-to-exceed fee of $246,000.00. This amount is detailed in the attached Task Hour Budget (THB) and includes our reimbursable expenses. We will bill the City monthly for reimbursable expenses and on an hourly basis for labor. We will provide these services in accordance with our Agreement for Professional Engineering Services dated June 4, 2013, herein called the Agreement.
This Supplemental Letter Agreement, THB, and the Agreement represent the entire understanding
between the City of Edina and SEH in respect to the project and may only be modified in writing if signed
by both parties.
We look forward to working with you and your staff on this project. Please contact me at 952.912.2629 or
wbauer@sehinc.com with questions regarding this proposal.
Sincerely,
SHORT ELLIOTT HENDRICKSON INC.
William Bauer, PE Toby Muse, PE
(Lic. IA, MN, SD) (Lic. MN)
Project Manager Client Service Manager
Mr. Chad Millner, PE
October 16, 2023
Page 3
Enclosures
x:\ae\e\edina\172776\1-genl\10-setup-cont\02-contract\amendment 1 - final design\sla ltr w 50th st final design amendment.docx
Accepted on this ___day of________________, 2023
City of Edina, Minnesota
By: _________________________________
Name
_________________________________
Title
PM PE PE PE Tech LA LA PE Admin TechReimbursable Expenses (1) Total1.1441125381.2SEH will lead two (2) virtual meetings with TKDA and City staff to coordinate design details and project tie-ins42612Includes up to two (2) virtual meetings with City staff to review 60% and 90% plans with City staff42410SEH will lead three (3) virtual private utility coordination meetings. Meetings will piggy back on Vernon Ave Interchange meetings.91221Assumes one virtual coordination meeting with Metro Transit to review bus stop design and coordinate bus stop closure during construction224Assumes one virtual coordination meeting with Hennepin County to discuss traffic signal replacement at 50th St/Grange Rd2226Assumes two virtual meetings with Watershed District to discuss permitting and stormwater treatment alternatives22481.315 153048 64524 N/A 105$10,054.82 $1,430.52 $7,976.18 $512.95 $508.93 $626.31 $21,109.722.1112124252424202010 1626Meeting with MnDOTTask #2 - Civil Final EngineeringTask Hours SummaryTask Fee SummaryFinalize proposed GeometricsIdentify/coordinate private utility relocation locations, graphics, and schedulePrivate Utility CoordinationMeetings (Notice, Agenda, Materials, Minutes)Design review meeting with City and TKDADesign review meetings with CityPrivate utility coordination meetingsMeeting with Watershed DistrictProject CorrespondenceWritten Client updatesFinal Street and Utility DesignEstablish proposed alignments (horizontal) and road stationingRefine corridor models (profiles, assemblies, corridor)Client: City of EdinaInvoice managementProject Name: W 50th Street Final DesignRevision Date: Contract and GeneralDevelop supplemental letter agreementCreate project in accounting systemSEH Project #172776Date: October 12, 2023Billing TitleTask #1 - Project ManagementAssumptions/NotesDetermine typical sectionsMeeting with Metro TransitPage 1 of 6
PM PE PE PE Tech LA LA PE Admin TechReimbursable Expenses (1) TotalClient: City of EdinaProject Name: W 50th Street Final DesignRevision Date: SEH Project #172776Date: October 12, 2023Billing Title Assumptions/Notes212141616220222121442024Assumes full closure of 50th St will be permitted246189Assumes replacement of main on Grange Rd and within 50th St intersection. Includes stub for future HDD under TH 100 with Interchange project.1676624610 2030Coordinate road closure, detour, and proposed work adjacent to TH 100 ramps6101688162.2145Assumes easements will be required from four parcels812202.322666622Assumes wet cast modular block wall324361622204217Delineate drainage basinsQuality Control ReviewCreate pipe/pressure pipe networkCreate water main layoutCalculate design flowsCalculate catch basin spacing & roadway spreadSize proposed storm sewer systemMnDOT/Hennepin County Draft final storm sewer design, profiles, and pipe networksPrepare sanitary sewer lining and manhole rehabilitation plansCoordinate water main stub with HDD under TH 100 interchange projectWater Main DesignSanitary Sewer DesignRight of Way/Easements Identify permanent/temporary right of way/easement dTKDA Final Design CoordinationDraft easement exhibits/legal descriptionsGeotechnical DesignReview existing conditionsStake soil boringsPrepare draft boring logs and assign testsReview and prepare final boring logsRetaining wall designDevelop draft geotechnical reportDevelop final geotechnical reportDrainage/Storm Sewer DesignTraffic Control/Construction StagingPage 2 of 6
PM PE PE PE Tech LA LA PE Admin TechReimbursable Expenses (1) TotalClient: City of EdinaProject Name: W 50th Street Final DesignRevision Date: SEH Project #172776Date: October 12, 2023Billing Title Assumptions/Notes2.42222444420201616161624624643034416204303441620430 23628101121343034See Task 5212144242821214See Task 32020888248822888242.51427111311112211244362421225213General LayoutEstimated Quantities, Notes, Standard PlatesGeneral NotesStorm Water Pollution Prevention Plan (SWPPP)Erosion ControlTraffic SignalsSupplementary conditionsSpecial provisionsTechnical specificationsQuality control reviewDevelop Construction PlansTitle SheetTabulationsConstruction detailsTypical SectionsSequence of Operations/PhasingAlignment Tabulation and Survey ControlExisting Conditions/RemovalsPlan and Profile Sheets - sanitary sewer and waterPlan and Profile Sheets - street and storm sewerIntersection DetailsRetaining Wall Plans/Profiles and DetailsStorm Sewer lead profilesTraffic Control/Detour PlanPavement Markings/SigningSidewalk/Ped Ramp detailsCross SectionsQuality control reviewConstructability ReviewLandscapingProject site walkthrough plan reviewTKDA coordination (plans/specifications)Front end documentsBidding requirementsGeotechnical dataContract formsProject ManualConditions of the contractPage 3 of 6
PM PE PE PE Tech LA LA PE Admin TechReimbursable Expenses (1) TotalClient: City of EdinaProject Name: W 50th Street Final DesignRevision Date: SEH Project #172776Date: October 12, 2023Billing Title Assumptions/Notes2.61202041112122511010212.71121121121124610Includes MnDOT ROW permit and utility accommodation permits4610Permit to be obtained by Contractor prior to construction2.82281212 1224112112211121 7 422 438 10 25 N/A 1,023$25,346.54 $1,668.94 $74,798.87 $54,554.21 $2,153.38 $3,180.83 $5,979.90 $167,682.663.16640 761168822212142260 88N/A 148$15,388.56 $10,960.66 $877.00 $27,226.224.1123145145Attend Council meetingPrepare notice to proceed letterWatershed districtBiddingPrepare ad for bid & electronic bid docsRespond to bid questions & prepare addendaAttend bid openingPrepare and review tabulation of bid and award recommendation letterAgency Reviews & Permits60% Owner ReviewAgency Review and Approval - MnDOTNPDESOpinion of Probable Cost60% Opinion of Probable Cost90% Opinion of Probable Cost100% Opinion of Probable CostTask Hours SummaryTask Fee SummaryTask #4 - Water Resources Final DesignSignal EstimateSJR DocumentationAssistance/Questions (Bidding)Task #3 - Traffic Signal DesignFinal DesignField reviewDivision SS Technical Specifications90% Owner ReviewDepartment of HealthAgency Review and Approval - Hennepin CountyReview soil boringsDelineate drainage areasSignal Plan PreparationTask Hours SummaryTask Fee SummaryFinal DesignConfirm WQVPage 4 of 6
PM PE PE PE Tech LA LA PE Admin TechReimbursable Expenses (1) TotalClient: City of EdinaProject Name: W 50th Street Final DesignRevision Date: SEH Project #172776Date: October 12, 2023Billing Title Assumptions/Notes1232810Subsurface BMP is constructable under roadway area. Assumes infiltration will not be feasible and BMP will be detention type. Given space constraints and nature of the changes to discharge points, we will maximize treatment for volume, water quality and rate to extent practicable but additional BMPs for Vernon Ave interchange may still be required (not included)424282810167Covers W 50th St with crossover aspects from Vernon interchange. Does not include documentation for interchange project. Includes project summary, regulatory summary requirements and documentation of compliance, supplemental information, and maintenance 3811Includes project treatment summary (including coordination with TKDA) and BMP layout/details38118101827 84N/A 111$6,437.33 $14,888.87$662.40 $21,988.605.1Assume creation of one concept and minor revisions after City review; will use roadway CAD 88Includes review and evaluation of trees identified for removal22112115.2Assume 0 sheet from PLA, Civil will doAssume 0 additional, info to Civil Sheet22Assume 1 additional, info to Civil Sheet22Includes tree removals; assume 1 sheet based on Civil 1"=50' sheet189Assume 1 plant schedule sheet & 3 MnDOT detail sheets22Per MnDOT Standard Specs & practices145123Task Fee SummaryStandard Planting Detail SheetsDetailed Cost Estimating at 60% & 100% CDsSite & Landscape Specifications and Special ProvisionsSite ReviewPreliminary Cost EstimateQuality Assurance/Quality ControlSize/model BMPAlternative complianceWatershed permit applicationMemoConfirm water quality goalsStatement of Estimated QuantitiesFiguresCoordination with TKDAPreliminary & Final DesignPlanting ConceptTask #5 - Landscape ArchitectureTask Hours SummaryTabulations SheetSite Landscape Layout PlansPlans and SpecificationsTitle SheetConfirm rate control requirementsPage 5 of 6
PM PE PE PE Tech LA LA PE Admin TechReimbursable Expenses (1) TotalClient: City of EdinaProject Name: W 50th Street Final DesignRevision Date: SEH Project #172776Date: October 12, 2023Billing Title Assumptions/NotesAssume 1 sheet to show irrigation impacts to in-olace system and reconnections for reconnections and reconfiguration1616445.3Assumes to include addenda assistance and answering design related questions from contractors during the bidding process4413 47 N/A 60$2,704.02 $4,940.78 $348.00 $7,992.8048 64524 N/A 105$10,054.82 $1,430.52 $7,976.18 $512.95 $508.93 $626.31 $21,109.72121 7 422 438 10 25 N/A 1,023$25,346.54 $1,668.94 $74,798.87 $54,554.21 $2,153.38 $3,180.83 $5,979.90 $167,682.6660 88N/A 148$15,388.56 $10,960.66 $877.00 $27,226.2227 84N/A 111$6,437.33 $14,888.87$662.40 $21,988.6013 47 N/A 60$2,704.02 $4,940.78 $348.00 $7,992.80169 40 551 62 526 13 47 10 29 N/A 1,447$35,401.36 $9,536.78 $97,663.92 $15,901.51 $65,514.88 $2,704.02 $4,940.78 $2,153.38 $3,689.76 $8,493.61 $246,000.00Notes:(1)Task #4 - Water Resources Preliminary/Final DesignIrrigation Plan Layout and CoordinationTask Hours SummaryTask Fee SummaryBidding AssistanceQuality Assurance/Quality ControlTask Hours SummaryTask Fee SummaryBidding & Construction Support ServicesIncludes employee mileage, reproductions, vehicle, survey equipment, and computer/technology costsTask Hours SummaryTask Fee SummaryTask #3 - Lighting Preliminary/Final DesignTask Hours SummaryTask Fee SummaryTask #5 - Landscape ArchitectureTask Hours SummaryTask Fee SummaryProject SummaryTask Hours SummaryTask Fee SummaryTask #2 - Final Civil DesignTask #1 - Project ManagementProject Hours SummaryProject Fee SummaryPage 6 of 6
Date: November 16, 2023 Agenda Item #: VI I.A.
To:C hair & C ommis s ioners of the Edina HR A Item Type:
Advisory C ommunic ation
F rom:S tephanie Hawkinson, Affordable Housing
Development Manager Item Activity:
Subject:2022 Affordable Hous ing C ompliance R eport Information
Edina Housing and Redevelopment
Authority
Established 1974
C ITY O F E D IN A
HO US I NG & R EDEVELO P MENT
AUT HO R I T Y
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
No action needed.
I N TR O D U C TI O N:
T he City has a contract with Affordable Housing Connections (AH C) to confirm and verify that the affordable
units in market rate developments are being rented at affordable rates to income qualified tenants, per our N ew
M ultifamily Affordable H ousing P olicy. AH C has completed their audit of the 2022 files and submitted a
summary. T he audit began in early 2023, but due to multiple compliance issues that took time to resolve, the
report is just being made available now.
T here are current eight market rate apartment buildings that include affordable units. Of these, two are still under
construction so files were reviewed for the six occupied buildings. Five buildings are in compliance. One building
has historically not been in compliance with current standards, but is in compliance with how the agreement was
originally drafted.
AT TAC HME N T S:
Description
Staff Report
Pres entation
November 16, 2023
Chair and Members of the Edina Housing and Redevelopment Authority
Stephanie Hawkinson, Affordable Housing Development Manager
2022 Affordable Housing Compliance Report
Information / Background:
In 2015 the City adopted an New Multifamily Affordable Housing Policy that requires new multifamily
housing developments asking for a zoning amendment or financial support to either include affordable units
in their development or pay a fee in lieu. Eight market rate developments include affordable units, with six
buildings completed with the affordable units fully leased:
Building Affordable
Units
Owner Management Company
Aria 8 Doran Company Doran Management
Aurora 10 Aurora Investments Ebenezer
Avidor 18 CRP/TCC AA II Edina, LLC Allegro Management
Company
Millennium at Southdale 11 Harmony Heights Associates,
LLC
Belgrade Property Services
Nolan Mains 10 Edina Market Street, LLC Saturday Properties
The Lorient 3 Orion 4500 France, LLC Greco Properties
The Eddi – under
construction
21 The Rise Greystar
Maison Green – under
construction
20 Reuter Walton Bozzuto Management
Company
STAFF REPORT Page 2
In December 2018, the City entered into a service contract with Affordable Housing Connections (AHC) to
monitor all market rate developments that contain affordable units. The compliance monitoring is to
confirm and verify the following:
1. The approved number of units have rents that are deemed affordable per the agreement made with
the City (with rents at the 50% and/or 60% Area Median Income levels); and
2. The affordable units are being rented to households who are income qualified.
Affordability Requirement Income Limits Rent Limits
50% Area Median Income 1 person – $43,500
2 people - $49,700
3 people - $55,900
Studio – $1,087
1 Bedroom – $1,165
2 Bedroom - $1,397
60% Area Median Income 1 person – $52,200
2 people - $59,240
3 people - $67,080
Studio – $1,305
1 Bedroom – $1,398
2 Bedroom - $1,677
Compliance Results
Of the eight developments, two are still under construction (The Eddi and Maison Green). Although there
have been initial meetings with owners and management, no file review was completed. Of the remaining
six, one remained in compliance due to their participation in the Elderly Waiver program and review by the
State; four had deficiencies that result in non-compliance but management worked on clearing those
deficiencies; and one, Aria, remains non-compliant.
Aria –Tenants are paying the allowable rents, but then are charged utilities, trash fees and other fees
in addition to rent which makes them non-compliant. The rent cap must include all required fees
and a utility allowance otherwise the units are deemed not affordable. New Property Management
is willing to work with the compliance officer to verify income compliance.
Aurora - Owner agent certifies the State is in possession of eligibility information and by determining
a particular tenant is eligible for Elderly Waiver, therefore also establishes that tenant’s income
eligibility and the rents’ affordability.
Avidor –Management changed in 2022. Previous management did not complete 2022 income
certifications, self-certifications or otherwise. New management submitted self-certifications
effective 7/1/23 for all 18 residents. Deficiencies found in AHC's review of the self-certifications have
been resolved.
Millenium at Southdale –All 18 units were found to exceed the rent limit due to the non-inclusion of
mandatory renters insurance in the gross rent calculation. Prior management worked to correct and
re-imburse tenants per AHC instructions. On 09/21/23, AHC staff met on-site with the new
management staff and they will complete final corrections needed.
Nolan Mains –2022 certifications were reviewed and gross rent inaccuracies due to incorrect Utility
Allowance amount was identified. New on-site manager has made corrections and supplied
STAFF REPORT Page 3
documentation of reimbursements to tenants. The remaining file corrections have been submitted
to AHC for final review.
The Lorient –All tenant file deficiencies have been corrected or clarified. ADUs appear compliant
with Edina's AHP requirements.
Aria
Aria remains non-compliant with current standards as the tenants pay fees and utilities in addition to the
maximum rents charged. At the December 12, 2020 HRA meeting, the Commissioners endorsed the
definition of “rent” to mean the full cost for living in a unit – rent plus utilities plus any other required fees.
The City acknowledges Doran Companies willingness to provide affordable units, and Aria is rent compliant,
but the development is not technically affordable as tenants must pay utilities, trash collection and other fees
in addition to rent. Doran is complying with the written agreement, but not with the intended spirit of the
agreement. Unlike previously the new on-site manager is sharing files and demonstrating income compliance.
As intent cannot be confirmed nor verified, Doran Companies is complying with the form of agreement that
was in place at the time. Nonetheless, the City cannot publicly claim that Aria is affordable to households
with incomes at or below 60% of the Area Median Income and will therefore remove this as an option for
an affordable place to live on our website.
Compliance Expectations
With the early developments (Avidor, Aria and Aurora) there were little written expectations of how the
properties would deliver the affordable units and how the City would confirm that the affordable units were
serving tenants who needed them. Negotiations were made in good faith, yet these initial buildings were
approved prior to the development of the Affordable Housing Policy Guide (“Guide”) which defines
program requirements and how they are achieved. Each development also has a unique regulatory
agreement, making compliance monitoring a challenge. For Aurora, the requirement to provide affordable
units was only stated in the Resolution. With each successive development, the requirements have become
increasingly defined in the Development Agreements with the Guide included as an attachment. Yet even
without the Guide in place at the time of approval, the owners/agents of Avidor and Aurora have worked
diligently to comply with the affordability requirements now in place.
To accurately determine income compliance there are forms and worksheets that need to be completed to
support eligibility at move-in and annually thereafter. As income can come from multiple sources in addition
to traditional wages, the forms and worksheets are necessary. Resident rent ledgers are reviewed to
determine rent compliance. An annual report is completed to collect the income and rent data.
Compliance Support
Since 2019 AHC staff has been meeting with Property Management staff or owners to review expectations
and requirements and has been on-call throughout the year to answer questions as they arise. As renting
affordable units to income qualified tenants requires very different paperwork and oversight than leasing
Market Rate units, AHC spends significant time educating property management staff. Interactions take
place through in person meetings, WebEx meetings, calls, and emails.
Affordable Housing Compliance Report
Report to the HRA on 2022 Review
Primary Purpose of Policy
To provide housing in Edina that
is affordable to low- and
moderate- income households
EdinaMN.gov 2
•To CONFIRM and VERIFY that developments that
were to have affordable housing units have them and
these units are serving the intended tenants.
•Adherence to the Affordable Housing Policy.
Primary Purpose of Compliance
EdinaMN.gov 3
Affordable Housing Connections (AHC) was
retained as a third party consultant to undertake
the compliance reviews.
•Met initially with Property Managers in 2019 to review compliance
requirements.
•Has been meeting with Property Mangers through the years due to
staff changes and tenant turn-over to explain all required
paperwork.
•Was available throughout the year to answer questions via email
and phone.
•Review s all tenant files to for income eligibility and verify rents.
•Consults regularly with City Staff on program nuances and reports
back on findings.
Role of AHC
EdinaMN.gov 4
1.Income Eligible Tenants
Income includes wages, entitlement benefits, asset earnings, etc.
Two Areas For Compliance
EdinaMN.gov 5
Affordability Requirement Income Limits
50% Area Median Income 1 person – $43,500
2 people - $49,700
3 people - $55,900
60% Area Median Income 1 person – $52,200
2 people - $59,240
3 people - $67,080
2.Affordable Rents
Rent Limits include: Rent + Utilities + Mandatory expenses (i.e.
Parking)
Two Areas for Compliance
EdinaMN.gov 6
Affordability Requirement Rent Limits
50% Area Median Income Studio – $1,087
1 Bedroom – $1,165
2 Bedroom - $1,397
60% Area Median Income Studio – $1,305
1 Bedroom – $1,398
2 Bedroom - $1,677
Development Agreement Income Compliant Rent Compliant
Aria Development Agreement. Rent and
income somewhat defined.
New tenants - yes No. Rent plus
utilities greater than
cap allowed.
Aurora Resolution. Income and rent not defined.Yes – Tenants in
affordable units
qualify for EW.
Yes – Provided
affidavit
Avidor Development Agreement. Rent and
income defined.
Yes Yes
Millenium at
Southdale
Development Agreement and Declaration
of Restrictive Covenants. Rent and
Income defined.
Yes Yes
Nolan Mains Development Agreement.
Rent and income defined.
Yes Yes
The Lorient Development Agreement.
Rent and Income defined.
Yes Yes
Results
EdinaMN.gov 7
•Staff and AHC firmly believe that all owners and property managers
have every intention of complying. With management turn-over, it’s
been a challenge.
•Early agreements were not prescriptive. Agreements have become
increasingly defined and prescription over time.
•The Policy Guide explains how to verify income and what to include
in rent. Although this guide was provided to everyone, four
developments were approved prior to the guide.
Conclusion
EdinaMN.gov 8
Date: November 16, 2023 Agenda Item #: VI I.B.
To:C hair & C ommis s ioners of the Edina HR A Item Type:
R eport / R ecommendation
F rom:Bill Neuendorf, Economic Development Manager
Item Activity:
Subject:F orgivable Loan Agreement with Buhl 3906, LLC Ac tion
Edina Housing and Redevelopment
Authority
Established 1974
C ITY O F E D IN A
HO US I NG & R EDEVELO P MENT
AUT HO R I T Y
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Approve the forgivable loan agreement with 3906 B uhl, L L C and authorize staff to implement the terms of the
agreement.
I N TR O D U C TI O N:
T his item pertains to public financial participation for the building owner to renovate a vacant commercial space at
3916 West 50th Street (lower level). A substantial investment is necessary to provide an accessible elevator or lift
so that the general public can access the lower level of the building.
T he attorneys at Dorsey & W hitney prepared a L oan Agreement to allow E dina's S PAR C fund to reimburse the
property owner for up to $225,000 in qualified costs. If the terms of the agreement are satisfied, the loan will be
forgiven.
S taff recommends approval of this Agreement and seeks authorization to implement the terms of the Agreement.
AT TAC HME N T S:
Description
Staff pres entation
Forgivable Loan Agreement - 3906 Buhl, LLC
Forgivable Loan Agreement with
Buhl 3906, LLC
(for Renovation of 3916 W. 50 th Street)
Presentation to:
Edina HRA Board
November 16, 2023
Housing & Redevelopment Authority
Overview
•Experienced local developer planning a $1.1 M
investment in Edina
•Project will create new jobs, enable new
business and increase tax base
•Project has financial gap
•Edina’s SPARC program can provide funds to
address this situation
•City/HRA attorney prepared Loan Agreement
based on the Term Sheet presented to the HRA
on October 26th
•Staff recommends that the Agreement be
approved
Housing & Redevelopment Authority
The
Site
Housing & Redevelopment Authority
Nolan Mains
US
Bank
Lunds &
Byerlys
D’Amico
Edina
Theatre
3916 W.
50th Street
Edina
Grill
Pajarito
W. 50 th Street
France Avenue
Existing Conditions
Housing & Redevelopment Authority
50th Street Exit Door Main Entrance near Nolan Mains Plaza
Existing Conditions
Housing & Redevelopment Authority
Lower level –looking south toward 50th Street
The Project
Housing & Redevelopment Authority
The Project
Housing & Redevelopment Authority 50th Street
The Problem
•Lack of ADA accessibility to
lower level
•High cost of ADA lifts and
facilities in old building
•Costs deter successful business
operations
•$225k financial gap
Housing & Redevelopment Authority
HRA Objectives and SPARC Outcomes
•Support new businesses and investment in Edina
•Increase the property tax base
•Create permanent jobs and construction jobs
•If possible, deliver other benefits to the general public
Housing & Redevelopment Authority
About SPARC: Edina established the SPARC program in 2021. This
program uses unallocated TIF monies to assist businesses who are
reconstructing commercial and industrial sites and deliver new jobs,
stabilized tax base and other public benefits
Summary of Agreement
Housing & Redevelopment Authority
•Project Cost: approx. $1,100,000
•Loan Amount: approx. $225,000
•Timing of Project: 2024-25
•Disbursement of Funds: paid after
evidence of eligible expenses
•Eligible Expenses: labor and material
costs related to improving ADA access
to the main level and lower level of
the building, including elevators, lifts,
bathrooms, entrance doorways, etc.
Also exterior improvements for
energy efficiency, security and interior
ventilation
•In-eligible Expenses: soft costs, furnishings,
operational expenses, start-up costs
•Conditions of Forgiveness: complete
project, secure tenant, continue operations
until 11/30/2025
•Other Conditions: provide exterior water
spigot, coordinate seasonal outdoor music
in the public plaza
•Business Subsidy: This loan satisfies an
exception in MN Law and is NOT
considered a “Business Subsidy”
•Misc. Expenses: up to
$150k may also be
used by the HRA for
improvements to the
adjacent sidewalks
and public areas, if
necessary
Administering the Loan
Step 1 – Owner Responsibilities
•Execute HRA Loan Agreement
•Execute lease
•Secure private funding
•Construct the project
Step 2 – Certifying Completion
•HRA reviews eligible costs
•HRA reviews lien waivers
•HRA confirms occupancy
Housing & Redevelopment Authority
Step 3 – HRA Issues Funds
•HRA provides reimbursement
after completion
Step 4 – Loan Satisfaction
•Loan is forgiven or repaid based
on future outcomes
Staff recommends that
the HRA Board approve
the Loan Agreement.
Questions?
Housing & Redevelopment Authority
EXECUTION
4870-8467-8284\5
LOAN AGREEMENT
Between
EDINA HOUSING AND REDEVELOPMENT AUTHORITY
And
BUHL 3906, LLC
for the
3916 WEST 50TH STREET COMMERCIAL RENOVATION AND RE-OCCUPANCY
PROJECT
________________________
Dated as of November 16, 2023
________________________
This Document Was Drafted By:
DORSEY & WHITNEY LLP (GIT)
Suite 1500
50 South Sixth Street
Minneapolis, Minnesota 55402
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4870-8467-8284\5
TABLE OF CONTENTS
ARTICLE 1 DEFINITIONS ............................................................................................................1
1.01. Definitions................................................................................................................1
ARTICLE 2 REPRESENTATIONS AND WARRANTIES ...........................................................3
2.01. HRA Representations...............................................................................................3
2.02. Borrower Representations ........................................................................................3
2.03. Use of Property ........................................................................................................4
2.04. Damage or Destruction ............................................................................................4
ARTICLE 3 THE PROJECT ...........................................................................................................4
3.01. Timing; Scope of Work and Renovation Plans........................................................4
3.02. Certificate of Completion ........................................................................................5
3.03. Forgiveness; Certificate of Forgiveness...................................................................6
3.04. Progress Reports ......................................................................................................7
3.05. Access to Property ...................................................................................................7
3.06. Modification; Subordination ....................................................................................7
ARTICLE 4 DEFENSE OF CLAIMS; INSURANCE ....................................................................7
4.01. Defense of Claims ....................................................................................................7
4.02. Insurance ..................................................................................................................8
ARTICLE 5 LOAN FOR PARTIAL REIMBURSEMENT OF EXPENSES .................................8
5.01. Development Costs ..................................................................................................8
5.02. Loan for Qualified Costs. .........................................................................................9
5.03. Disbursement Request. ............................................................................................9
5.04. Satisfaction of Conditions Precedent .....................................................................10
5.05. Reserved .................................................................................................................10
5.06. Additional Conditions ............................................................................................10
5.07. Notice of Default....................................................................................................11
5.08 Legal and Administrative Expenses.......................................................................11
ARTICLE 6 PROHIBITIONS AGAINST ASSIGNMENT AND TRANSFER ..........................11
6.01. Transfer of Property and Assignment ....................................................................11
6.02. Termination of Limitations on Transfer ................................................................12
ARTICLE 7 EVENT OF DEFAULT; FEES .................................................................................12
7.01. Events of Default ...................................................................................................12
Draft
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7.02. Remedies on Default ..............................................................................................12
7.03. No Remedy Exclusive............................................................................................13
7.04. Waivers ..................................................................................................................13
7.05. Agreement to Pay Attorneys’ Fees ........................................................................13
ARTICLE 8 GENERAL PROVISIONS .......................................................................................14
8.01. Conflicts of Interest; HRA Representatives Not Individually Liable ....................14
8.02. Equal Employment Opportunity; Minnesota Wage Theft Protection Act .............14
8.03. Restrictions on Use ................................................................................................14
8.04. Titles of Articles and Sections ...............................................................................14
8.05. Business Subsidies Act ..........................................................................................14
8.06. Term of Agreement ................................................................................................15
8.07. Provisions Surviving Termination .........................................................................15
ARTICLE 9 ADMINISTRATIVE PROVISIONS ........................................................................15
9.01. Notices and Demands ............................................................................................15
9.02. Counterparts ...........................................................................................................15
9.03. Binding Effect ........................................................................................................15
9.04. Severability ............................................................................................................15
9.05. Amendments, Changes and Modifications ............................................................16
9.06. Further Assurances and Corrective Instruments ....................................................16
9.07. Captions .................................................................................................................16
9.08. Applicable Law ......................................................................................................16
9.09. Entire Agreement ...................................................................................................16
EXHIBIT A PROPERTY
EXHIBIT B PROJECT DESCRIPTION; QUALIFIED COSTS
EXHIBIT C CERTIFICATE OF COMPLETION
EXHIBIT D CERTIFICATE OF FORGIVENESS
EXHIBIT E FORM OF FORGIVABLE NOTE
4870-8467-8284\5
LOAN AGREEMENT
THIS Loan Agreement (this “Agreement”), made and entered into as of November 16,
2023, between the Edina Housing and Redevelopment Authority, a political subdivision of the
State of Minnesota (the “HRA”), and Buhl 3906, LLC, a Minnesota limited liability company (the
“Borrower”).
WITNESSETH:
WHEREAS, 3916 West 50th Street (the “Facility”) is single story commercial building
owned by the Borrower that includes approximately 15,000 square-feet of leasable space on the
street level as well as an additional level of potentially leasable space on the lower level; and
WHEREAS, most of the Facility is currently leased to retail and restaurant tenants, but a
single two-level space remains vacant, and the productive use of that space is hindered by the lack
of handicapped access to the lower level; and
WHEREAS, the Borrower is pursuing a new restaurant tenant (the “Tenant”) whose
restaurant features live music to compliment the food and beverage, and the Borrower estimates
that the cost to modernize and enhance the space (the “Project”) for Tenant is about $1.1 million;
and
WHEREAS, the Borrower represents that without financial participation by the HRA the
Borrower’s efforts to revitalize and reoccupy the vacant space for an evening destination use will
not be possible; and
WHEREAS, the HRA has the ability to provide one-time financial support with SPARC
funds for permanent improvements so that a new business can locate in the City, which SPARC
funds will create new jobs, increase the tax base and establish a destination for residents and other
customers; and
WHEREAS, on October 26, 2023, the HRA approved a Business Term Sheet for Re-
Occupancy of Lower Level for the Project that was agreed to by the Borrower (the “Term Sheet”);
and
WHEREAS, the HRA believes the Project is in the best interests of the City of Edina (the
“City”) and desires to assist in providing financial support for the Project; and
WHEREAS, pursuant to the temporary authority for use of increment granted by
Minnesota Statutes, Section 469.176, subdivision 4n (the “Act”), on October 28, 2021 the HRA
adopted, and on November 16, 2021, the City approved a written spending plan for unobligated
tax increment monies for the Southdale 2 TIF District, Pentagon Park TIF District, and 70th and
Cahill TIF District (the “Spending Plan”); and
WHEREAS, pursuant to the Act, the HRA will, pursuant to the terms set forth in the Term
Sheet and herein, provide a loan of unobligated tax increment revenue to the Borrower to assist in
financing the Project; and
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NOW, THEREFORE, in consideration of the foregoing premises and the mutual
obligations set forth in this Agreement, the parties hereto hereby agree as follows:
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ARTICLE 1
Definitions
1.01. Definitions.
In this Agreement, unless a different meaning clearly appears from the context:
“Act” means Minnesota Statutes, Section 469.176, subdivision 4n.
“Agreement” means this Agreement, as the same may be from time to time modified,
amended or supplemented.
“Borrower” means Buhl 3906, LLC, a Minnesota limited liability company.
“Business Subsidies Act” means M.S., Sections 116J.993 through 116J.995.
“Certificate of Completion” means a certification in the form attached hereto as Exhibit C,
to be provided to the Borrower pursuant to this Agreement.
“Certificate of Forgiveness” means a certification in either of the forms attached hereto in
Exhibit D-1 or Exhibit D-2, to be provided to the Borrower pursuant to this Agreement,
representing either full or partial forgiveness of the Loan.
“City” means the City of Edina, Minnesota.
“County” means the Hennepin County, Minnesota.
“Default Notice” means written notice from the HRA to the Borrower setting forth the
Event of Default and the action required to remedy the same.
“Disbursement Request” has the definition given it in Section 5.03 herein.
“Event of Default” means any of the events set forth in Section 7.01 hereof.
“Facility” means the privately owned building located at 3916 West 50th Street in the City.
“HRA” means the Edina Housing and Redevelopment Authority.
“HRA Improvements” has the definition given it in Section 3.01(c) herein.
“HRA Improvement Delay” has the definition given it in Section 3.02(b) herein.
“Indemnified Parties” shall have the meaning set forth in Section 4.01 herein.
“Lease” means the lease agreement between the Borrower and the Tenant.
“Legal and Administrative Expenses” means the fees and expenses incurred by the HRA
in connection with review and analysis of the development proposed under this Agreement and
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4870-8467-8284\5
the preparation of this Agreement including, but not limited to, attorney and municipal advisor
fees and expenses.
“Loan” means the loan, in the principal amount not to exceed $225,000, from the HRA to
the Borrower, to be evidenced by the Note.
“M.S.” means Minnesota Statutes.
“Note” means the Note (3916 West 50th Street Commercial Renovation and Re-
Occupancy Project), evidencing the Loan, to be executed by the Borrower and delivered to the
HRA, the form of which is attached hereto as Exhibit E.
“Project” means the renovation of the lower level of the Facility including the street level
entrance and exit lobbies, as described in greater detail in Exhibit B to this Agreement.
“Property” means real property located at 3916 West 50th Street in the City aka Parcel
Identification No. 18-028-24-14-0022 and as legally described in Exhibit A.
“Qualified Costs” means costs incurred by Borrower in connection with the Project, which
are shown on Exhibit B to this Agreement.
“Renovation Plans” means the plans, specifications, drawings and related documents for
the renovation work to be performed by the Borrower on the Property.
“Scope of Work” has the definition given it in Section 3.01(b) herein.
“Section” means a Section of this Agreement, unless used in reference to M.S.
“Spending Plan” means the written spending plan for unobligated tax increment monies
for the Southdale 2 TIF District, Pentagon Park TIF District, and 70th and Cahill TIF District
adopted by the HRA on October 28, 2021, and approved by the City on November 16, 2021.
“State” means the State of Minnesota.
“Tenant” means the new restaurant tenant of the lower level of the Facility and portions of
the street level of the Facility.
“Termination Date” means the earlier of (i) the date a Certificate of Forgiveness is provided
to the Borrower from the HRA, or (ii) the date this Agreement is terminated or rescinded in
accordance with its terms.
“Unavoidable Delay” means a failure or delay in a party’s performance of its obligations
under this Agreement, or during any cure period specified in this Agreement which does not entail
the mere payment of money, not within the party’s reasonable control, including but not limited to
acts of God, governmental agencies, the other party, strikes, labor disputes (except disputes which
could be resolved by using union labor), fire or other casualty, lack of materials, or declarations of
any state, federal or local government, pandemics, epidemics (including the COVID -19 virus);
provided that within ten (10) days after a party impaired by the delay has actual (as opposed to
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4870-8467-8284\5
constructive) knowledge of the delay it shall give the other party notice of the delay and the
estimated length of the delay, and shall give the other party notice of the actual length of the delay
within ten (10) days after the cause of the delay has ceased to exist. The parties shall pursue with
reasonable diligence the avoidance and removal of any such delay. Unavoidable Delay shall not
extend performance of any obligation unless the notices required in this definition are given as
herein required.
ARTICLE 2
Representations and Warranties
2.01. HRA Representations.
The HRA makes the following representations to the Borrower:
(a) The HRA has the power under State law to enter into this Agreement and
carry out its obligations hereunder.
(b) After each payment by the Borrower on any unforgiven portion of the Note,
the HRA will provide Borrower with a statement showing the remaining amounts of unpaid
interest, if any, and principal.
2.02. Borrower Representations.
The Borrower represents and warrants that:
(a) Borrower is a limited liability company under the laws of the State of
Minnesota and has power to enter into this Agreement and has duly authorized, by all
necessary corporate action, the execution and delivery of this Agreement.
(b) Borrower will, subject to and as required by Agreement, complete or cause
to be completed the Project in accordance with the terms of this Agreement, and all
applicable local, state and federal laws and regulations.
(c) At such time or times as may be required by law, the Borrower will comply,
or cause compliance with, all local, state and federal environmental laws and regulations
applicable to the Project, and will obtain or cause to be obtained any and all necessary
environmental reviews, licenses and clearances. The Borrower has received no written
notice from any local, state or federal official that the activities of the Borrower or the HRA
with respect to the Property may be or will be in violation of any environmental law or
regulation. The Borrower has no actual knowledge of any facts the existence of which
would cause it to be in violation of any local, state or federal environmental law, regulation
or review procedure with respect to the Property.
(d) Neither the execution or delivery of this Agreement, the consummation of
the transactions contemplated hereby, nor the fulfillment of or compliance with the terms
and conditions of this Agreement is prevented by, limited by, conflicts with, or results in a
breach of, any restriction, agreement or instrument to which the Borrower is now a party
or by which the Borrower is bound.
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4870-8467-8284\5
(e) The Borrower has no actual knowledge that any member of the Board of
the HRA, or any other officer of the HRA or the City has any direct or indirect financial
interest in the Borrower, the Property, or the Project.
(f) The Borrower will use commercially reasonable efforts to obtain, in a
timely manner, all required permits, licenses and approvals, and will meet, in a timely
manner, all requirements of all local, state and federal laws and regulations which must be
obtained or met in connection with the Project. Without limitation to the foregoing, the
Borrower will request and seek to obtain from the City all necessary variances, conditional
use permits and zoning changes related to the Project.
(g) The Borrower would not undertake the Project without the financial
assistance to be provided by the HRA pursuant to this Agreement.
(h) Apart from the assistance to be provided under this Agreement, the
Borrower shall pay all standard charges and fees due with respect to real estate
developments and allocable to the Property under City ordinances and the City Code,
including but not limited to special assessments for local improvements, maintenance
district assessments, commercial waste hauling charges, sewer and water use charges,
building permit fees, plat fees, inspection fees, storm water fees and the like charged
against the Property.
2.03. Use of Property. The Borrower’s use of the Property shall be subject to and in
compliance with all of the conditions, covenants, restrictions and limitations imposed by this
Agreement, and all applicable laws, ordinances and regulations. The Borrower hereby represents
and warrants that to its knowledge there is no existing event or circumstance that would hinder the
Project as contemplated by this Agreement.
2.04. Damage or Destruction. Upon any damage or destruction of the Facility, or any
portion thereof, by fire or other casualty, during the term of the Lease and before the Termination
Date, should the Owner decide to commence or cause to be commenced the process required to
repair, reconstruct and restore the damaged or destroyed Facility, or portion thereof, the Borrower
shall use commercially reasonable efforts to retain the Tenant in the Facility subject to rights and
obligations set forth in the Lease. If, upon such damage or destruction of the Facility, Borrower
decides not to retain the Tenant in the Facility, and vacates the Facility prior to delivery of a
Certificate of Completion, the HRA shall not be required to provide the Loan contemplated herein.
ARTICLE 3
The Project
3.01. Timing; Scope of Work and Renovation Plans. At the HRA’s request, the Borrower
shall make Renovation Plans for the Project and the Tenant Lease available to the HRA for review.
(a) Subject to Unavoidable Delay and/or an HRA Improvement Delay,
Borrower shall cause the Project to begin by August 31, 2024 and be substantially
completed in accordance with the terms of the Scope of Work and this Agreement by June
30, 2025.
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4870-8467-8284\5
(b) All work with respect to the Project shall be in substantial conformity with
the Scope of Work, which includes all interior and exterior work to remodel and reconstruct
the vacant commercial space to accommodate a new restaurant that features food,
beverages in a setting with music or similar entertainment (the “Scope of Work”).
(c) In addition to the Borrower’s Scope of Work, the HRA, at its sole discretion,
shall cause improvements to be made to the sidewalk areas on or immediately adjacent to
the Property to allow for proper circulation, exiting and wayfinding to the Property and
through the business district (the “HRA Improvements”). The scope of the HRA
Improvements may, but are not required to include: sidewalk replacement, including curb
and utilities, landscaping, streetscaping, lighting and wayfinding directory. The total cost
of the HRA Improvements, including design and construction, shall not exceed $150,000.
For the avoidance of doubt, the Borrower has no obligations with respect to the
construction, management, or completion of the HRA Improvements and the cost of the
HRA Improvements shall not be the responsibility of the Borrower. Moreover, in
accordance with the Term Sheet, the HRA Improvements shall not be assessed to the 50th
& France Maintenance Assessment District.
(d) The Borrower shall not interfere with, or construct any improvements over,
any public street or utility easement without the prior written approval of the HRA. All
connections to public utility lines and facilities shall be subject to approval of the HRA (in
accordance with City code) and any applicable private utility provider. Except for public
improvements undertaken by the HRA (including the HRA Improvements) or another
governmental body and assessed against benefited properties, all street and utility
installations, relocations, alterations and restorations shall be at the Borrower’s expense
and without expense to the HRA. The Borrower, at its own expense, shall replace any
public facilities or utilities damaged during the Project by the Borrower or its agents or by
others acting on behalf of or under the direction or control of the Borrower.
3.02. Certificate of Completion.
(a) Upon the Borrower’s request and following the HRA’s certification that the
Project is completed to the reasonable satisfaction of the HRA, the HRA will furnish the
Borrower with a Certificate of Completion for the Project, in substantially the form
attached hereto as Exhibit C, as conclusive evidence of satisfaction and termination of the
agreements and covenants of this Agreement with respect to the obligations of the
Borrower to complete the Project. The furnishing by the HRA of such Certificate of
Completion shall not constitute evidence of compliance with or satisfaction of any
obligation of the Borrower or Owner to any Mortgagee. Such Certificate of Completion
shall not serve as conclusive evidence of satisfaction and termination of the Loan.
(b) The following conditions are also required prior to the HRA furnishing a
Certificate of Completion to Borrower:
Borrower must receive a Certificate of Occupancy or equivalent
documentation from the Edina Building Department that attests that
the space is approved for occupancy, provided, however, in the
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event that a Certificate of Occupancy cannot or is not issued due to
a delay in the completion of the HRA Improvements (an “HRA
Improvement Delay”) then the foregoing condition shall be waived
by the HRA;
The Borrower must execute a five (5) year minimum Lease with
Tenant that addresses the conditions identified in Section 5.06;
Borrower has provided to the HRA paid invoices, lien waivers or
equivalent documents to confirm that all Qualified Costs reimbursed
with the Loan funds have been paid; and
Borrower must not be in violation of any applicable wage theft laws.
(c) If the HRA shall refuse or fail to provide a Certificate of Completion
following the Borrower’s request, the HRA shall, within ten (10) days after the Borrower’s
request, provide the Borrower with a written statement specifying in what respects the
Borrower has failed to complete the Project in accordance with this Agreement, or is
otherwise in default, and what measures or acts will be necessary, in the reasonable opinion
of the HRA, for the Borrower to obtain the Certificate of Completion.
3.03. Forgiveness; Certificate of Forgiveness.
(a) The HRA will forgive the Loan after the Project is complete AND after the
Tenant has occupied the space and begun operations.
(i) If the Tenant begins operations on the lower level of the Facility and
remains in operation on the lower level of the Facility through
November 30, 2025, the HRA shall forgive the Loan in full.
(ii) If the Tenant begins operations on the lower level of the Facility but
ceases operations prior to November 30, 2025, the HRA is only
required to forgive 50% of the Loan.
(iii) If the Tenant fails to begin operations on the lower level of the
Facility by November 30, 2025, the Borrower is required to repay to
the HRA the Loan in full.
(b) Upon the Borrower’s request and following November 30, 2025, the HRA
will furnish the Borrower with either:
(i) a Full Certificate of Forgiveness for the Loan, in substantially the
form attached hereto in Exhibit D-1, if the Tenant begins operations
on the lower level of the Facility and remains in operation on the
lower level of the Facility on November 30, 2025; or
(ii) a Partial Certificate of Forgiveness for the Loan, in substantially the
form attached hereto in Exhibit D-2, if the Tenant begins operations
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on the lower level of the Facility but ceases operations prior to
November 30, 2025.
(c) If the HRA shall refuse or fail to provide a Certificate of Forgiveness
following the Borrower’s request, the HRA shall, within ten (10) days after the Borrower’s
request, provide the Borrower with a written statement specifying in what respects the
Borrower has failed to comply with the Agreement, the Loan, or is otherwise in default,
and what measures or acts will be necessary, in the reasonable opinion of the HRA, for the
Borrower to obtain the Certificate of Forgiveness.
3.04. Progress Reports. Until the Certificate of Completion is issued for the Project, the
Borrower shall make, in such detail as may reasonably be required by the HRA, and forward to
the HRA, upon demand by the HRA (provided such demand shall not be made more frequently
than monthly in the absence of an Event of Default hereunder), a written report as to the actual
progress of the Project.
3.05. Access to Property. The Borrower agrees to permit the HRA and any of its officers,
employees or agents access to the Property at all reasonable times for the purpose of inspection of
all work being performed in connection with the Project; provided, however, that the HRA shall
not have an obligation to inspect such work.
3.06. Modification; Subordination. The HRA agrees to subordinate its rights under this
Agreement to the Lease.
ARTICLE 4
Defense of Claims; Insurance
4.01. Defense of Claims.
(a) The Borrower shall indemnify and hold harmless the HRA, its governing
body members, officers, and agents including the independent contractors, consultants, and
legal counsel, servants and employees thereof (hereinafter, for the purposes of this Section,
collectively the “Indemnified Parties”) for any ex penses (including reasonable attorneys’
fees), loss (excluding consequential, special or punitive damages except to the extent
payable to third parties by any Indemnified Parties), damage to property, or death of any
person occurring at or about, or resulting from any defect in, the Project; provided,
however, the Borrower shall not be required to indemnify any Indemnified Party for any
claims or proceedings arising from any negligent, intentional misconduct, or unlawful acts
or omissions of such Indemnified Party, or from expenses, damages or losses that are
eligible to be reimbursed by insurance. Promptly after receipt by the HRA of notice of the
commencement of any action in respect of which indemnity may be sought against the
Borrower under this Section 4.01, such person will notify the Borrower in writing of the
commencement thereof, and, subject to the provisions hereinafter stated, the Borrower
shall assume the defense of such action (including the employment of counsel, who shall
be counsel reasonably satisfactory to the HRA) and the payment of expenses insofar as
such action shall relate to any alleged liability in respect of which indemnity may be sought
against the Borrower. The HRA shall have the right to employ separate counsel in any
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such action and to participate in the defense thereof, but the fees and expenses of such
counsel shall not be at the expense of the Borrower unless the employment of such counsel
has been specifically authorized by the Borrower. Notwithstanding the foregoing, if the
HRA has been advised by independent counsel that there may be one or more legal
defenses available to it which are different from or in addition to those available to the
Borrower, the Borrower shall not be entitled to assume the defense of such action on behalf
of the HRA, but the Borrower shall be responsible for the reasonable fees, costs and
expenses (including the employment of counsel) of the HRA in conducting their defense.
The Borrower shall not be liable to indemnify any person for any settlement of any such
action effected without the Borrower’s consent. The omission to notify the Borrower as
herein provided will not relieve the Borrower from any liability which it may have to any
Indemnified Party pursuant hereto, otherwise than under this Section.
(b) The Borrower agrees to protect and defend the Indemnified Parties, and
further agrees to hold the aforesaid harmless, from any claim, demand, suit, action or other
proceeding whatsoever by any person or entity arising or purportedly arising from the
actions or inactions of the Borrower (or other persons acting on its behalf or under its
direction or control) under this Agreement, or the transactions contemplated hereby or the
acquisition, construction, installation, ownership, and operation of the Project; provided
that this indemnification shall not apply to the warranties made or obligations undertaken
by the HRA in this Agreement or to any actions undertaken by the HRA which are not
contemplated by this Agreement but shall, in any event, apply to an y pecuniary loss
(excluding consequential, special or punitive damages except to the extent payable to third
parties by any of the Indemnified Parties) or penalty (including interest thereon from the
date the loss is incurred or penalty is paid by the HRA at a rate equal to the prime rate) as
a result of the Project, as constructed and operated by the Borrower, or to violate limitations
as to the use of the revenues therefrom as set forth in the Act.
(c) All covenants, stipulations, promises, agreements and obligations of the
HRA contained herein shall be deemed to be the covenants, stipulations, promises,
agreements and obligations of the HRA and not of any governing body member, officer,
agent, servant or employee of the HRA, as the case may be.
4.02. Insurance. The Borrower will, at its expense, carry such type and amount of
insurance concerning the contents of the Facility as is required under the Lease.
ARTICLE 5
Loan for Partial Reimbursement of Expenses
5.01. Development CostsThe Borrower has agreed to and shall be responsible to pay or
cause to be paid all of its respective costs of the Project, as herein provided. However, the HRA,
in order to encourage the Borrower to proceed with the Project, and to assist the Borrower in
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paying the costs thereof, is willing to provide the Loan for partial reimbursement of Qualified
Costs, as permitted by the Act, that the Borrower has incurred for the Project.
5.02. Loan for Qualified Costs.
The HRA agrees to loan the Borrower unobligated incremental property taxes for the Borrower to
reimburse Qualified Costs the Borrower has incurred for Project. The HRA shall loan such funds
to the Borrower upon satisfaction of the conditions precedent set forth in Section 5.04 below. Such
Loan shall be evidenced by the Note, with said payments of principal and interest to be made by
the Borrower on the dates (the “Payment Dates”) specified in the Note, subject to the following
terms and conditions: Within 15 business days of approval of the Disbursement Request by the
HRA as set forth in Section 5.03 below, the HRA shall provide the Loan to the Borrower via check
or wire transfer.
(a) The total principal amount of the Loan will be two hundred twenty-five
thousand dollars ($225,000).
(b) Any unforgiven principal of the Loan shall bear simple non-compounding
interest from November 30, 2025, at four percent (4.00%) per annum. Interest shall be
computed on the basis of a 360 day year consisting of twelve (12) 30-day months.
(c) The Loan shall not be made by the HRA to the Borrower unless and until
the Borrower has provided written evidence reasonably satisfactory to the HRA that
(i) Qualified Costs in the amount to be reimbursed have been incurred for the Project and
paid by the Borrower as demonstrated by paid invoices and lien waivers and (ii) the
conditions precedent set forth in Section 5.04 below have been satisfied.
(d) The HRA shall not be obligated to provide the Loan to the Borrower
subsequent to the termination of this Agreement as provided in Section 8.06 hereof.
(e) The Borrower may assign its rights under this Agreement to secure
financing incurred by the Borrower to pay costs of the Project, or, after a Certificate of
Completion has been issued by the HRA, to third parties.
5.03. Disbursement Request.
Upon payment by the Borrower of Qualified Costs for the Project, the Borrower will
deliver to the HRA (a) an instrument executed by the Borrower (i) specifying the amount and
nature of the Qualified Costs of the Project to be reimbursed and (ii) certifying that such costs have
been paid to third parties unrelated to the Borrower, or if any costs have been paid to third parties
related to the Borrower, that such costs do not exceed the reasonable and customary costs of
services, labor or materials of comparable quality, dependability, availability and other pertinent
criteria and that such costs have not previously been contained in an instrument furnished to the
Borrower pursuant to this Section 5.03; and (b) evidence reasonably satisfactory to the HRA of
the payment by the Borrower of such costs (collectively, the “Disbursement Request”). Within
ten (10) days after the Borrower’s submission of the Disbursement Request to the HRA, the HRA
shall either approve the Disbursement Request or provide the Borrower with a written statement
specifying what additional information the HRA needs with respect to the Disbursement Request.
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Thereafter, the HRA will provide to the Borrower the full amount of the Loan as provided in
Section 5.02 above and subject to the conditions precedent in Section 5.04 below.
5.04. Satisfaction of Conditions Precedent. Notwithstanding anything to the contrary
contained herein, the HRA’s obligation to reimburse the Borrower for Qualified Costs shall be
subject to satisfaction, or waiver in writing by the HRA, of all of the following conditions
precedent:
(a) the conditions precedent in Section 5.03 hereof have been satisfied;
(b) the Borrower shall not be in default under the terms of this Agreement
beyond any applicable cure period;
In the event that all of the above conditions required to be satisfied as provided in this
Section 5.04 have not been satisfied by June 30, 2025 (subject to Unavoidable Delay), either the
HRA or the Borrower may terminate this Agreement if such conditions are not satisfied within
thirty (30) days following notice to the non-terminating party by the terminating party. Upon such
termination, the provisions of this Agreement relating to the Project shall terminate and, except as
provided in Article 8, neither the Borrower nor the HRA shall have any further liability or
obligation to the other hereunder.
5.05. Reserved.
5.06. Additional Conditions. The following are additional conditions the Borrower must
abide by for the term of this Agreement. Failure to abide by these conditions, without a written
consent or waiver from the HRA, shall constitute an Event of Default under Section 7.01:
(a) The lease executed by the Borrower and Tenant shall include the following
conditions:
(i) Five (5) year minimum term with renewal option;
(ii) Borrower and/or Tenant shall be a member of the 50th & France Business &
Professional Association or successor entity.
(iii)The Borrower and/or Tenant shall coordinate seasonal outdoor music in the
adjacent public plaza in cooperation with the City and the 50th & France
Business Association.
(iv) The Tenant shall participate in shared commercial recycling and composting
programs.
(b) The Borrower shall cooperate with the City, School District and Twin-City-
based nonprofits to allow use of the space during non-traditional business hours for
meetings and similar small-scale events not intended to generate revenue. Terms for such
activities presume that use of the facilities will be provided to eligible groups at minimal
cost to cover the Tenant’s operational costs of hosting the group. All such events are to be
scheduled at mutually agreeable times and the use rates may depend on the date and time
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of the event. This provision is not intended to infringe on the Tenant’s ability to lease the
space and provide food and beverage service for public or private events that are intended
to serve as a fundraiser or other revenue generating event.
(c) All brick-and-mortar improvements funded with the Loan (elevator/lift,
accessible bathrooms, ventilation systems, exterior enclosures, etc.) must stay with the
building throughout the term of the initial lease unless the Borrower receives written
consent from the HRA Executive Director that it is acceptable to remove or demolish such
improvements.
5.07. Notice of Default. Whenever the HRA shall deliver any notice or demand to the
Borrower with respect to any breach or default by the Borrower in its obligations or covenants
under this Agreement, the HRA shall at the same time forward a copy of such notice or demand to
each investor, lender, or holder of any permitted mortgage, lien or other similar encumbrance at
the last address of such holder shown in the records of the HRA. Each such investor, lender, or
holder shall have the right, at its option, to cure or remedy such breach or default and to add the
cost thereof to the mortgage debt and the lien of its mortgage; provided that if the breach or default
is with respect to construction of the Project, nothing contained in this Agreement shall be deemed
to permit or authorize such holder, either before or after foreclosure or action in lieu thereof, to
undertake or continue the construction or completion of the Project without first having expressly
assumed the obligation to the HRA, by written agreement satisfactory to the HRA, to complete the
construction of the Project in accordance with the plans and specifications therefor and this
Agreement. Any such holder who shall properly complete the construction of the Project shall be
entitled, upon written request made to the HRA, to a certification by the HRA to such effect in the
manner provided in Section 3.02.
5.08 Legal and Administrative Expenses. The HRA agrees to pay all Legal and
Administrative Expenses that are incurred in connection with the negotiation, approval and
documentation of this Agreement. The Borrower agrees to pay all legal and administrative
expenses of any amendments to this Agreement.
ARTICLE 6
Prohibitions Against Assignment and Transfer
6.01. Transfer of Property and Assignment. Borrower will not assign its interest in the
Lease to any third party without the prior consent of the City, such consent not to be unreasonably
withheld, conditioned, or delayed. Provided that no Event of Default exists hereunder, any such
approved assignment shall release the Borrower from its obligations hereunder upon execution
and delivery to the HRA by the transferee or assignee of an instrument in form and substance
satisfactory to the HRA by which the assignee assumes the obligations of the Borrower hereunder.
Except as set forth in the immediately preceding paragraph, in the absence of specific
written agreement by the HRA to the contrary, no approval of any assignment by the HRA thereof
with respect to any assignment shall be deemed to relieve the Borrower, or any other party bound
in any way by this Agreement or otherwise with respect to the completion of the Project, from any
of their obligations with respect thereto.
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6.02. Termination of Limitations on Transfer. The provisions of Section 6.01 shall
terminate at such time as the Certificate of Forgiveness has been issued by the HRA under
Section 3.03 of this Agreement with respect to the Project; provided, however, that any assignment
of the payments to be made to the Borrower under Section 5.02 may only be assigned as permitted
under Section 5.02 hereof.
ARTICLE 7
Event of Default; Fees
7.01. Events of Default. Subject to Unavoidable Delay, the following shall be “Events
of Default” under this Agreement and the term “Event of Default” shall mean, whenever it is used
in this Agreement (unless the context otherwise provides), any one or more of the following events
which occurs and continues for more than thirty (30) days after written notice by the defaulting
party of such default (and the term “default” shall mean any event which would with the passage
of time or giving of notice, or both, be an “Event of Default” hereunder):
(a) Failure of the Borrower to complete the Project as required hereunder.
(b) Failure of the Borrower to execute a lease for the space by June 30, 2024.
(c) Failure of the Borrower to pay to the HRA any amounts required to be paid
by the Borrower hereunder.
(d) Failure of the Borrower or the HRA to observe and perform any other
material covenant, condition, obligation or agreement on its part to be observed or
performed hereunder.
(e) Filing of any voluntary petition in bankruptcy or similar proceedings by the
Borrower; general assignment for the benefit of creditors made by the Borrower or
admission in writing by the Borrower of inability to pay its debts generally as they become
due; or filing of any involuntary petition in bankruptcy or similar proceedings against the
Borrower which are not dismissed or stayed within sixty (60) days.
(f) Failure of the Borrower to abide by the additional conditions set forth in
Section 5.06.
7.02. Remedies on Default. In the event the HRA desires to exercise any of its rights or
remedies as provided herein or otherwise available to the HRA at law or in equity, the HRA shall
first provide written notice to Borrower setting forth with specific particularity the Event of Default
and the action required to cure or remedy the same (the “Default Notice”). Borrower or any
transferee or assignee under Section 6.01 hereof, shall have thirty (30) days from receipt of a
Default Notice to cure or remedy the Event of Default specified in the Default Notice, or such
longer period as may be reasonably required to complete the cure as soon as reasonably possible
under the circumstances. If, following Borrower’s receipt of a Default Notice, Borrower does not
cure or remedy the Event of Default therein specified within the time provided above, the HRA
may take any one or more of the following actions at any time prior to Borrower’s curing or
remedying the Event of Default:
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(a) Suspend its performance under this Agreement until it receives assurances
from Borrower, deemed reasonably adequate by the HRA, that Borrower will cure its
default and continue its performance under this Agreement.
(b) In the case of a material default that is not cured within a reasonable period
of time, terminate all rights of Borrower under this Agreement.
(c) Withhold the Certificate of Completion.
(d) Withhold the Certificate of Forgiveness.
(e) Take whatever action at law or in equity may appear necessary or desirable
to the HRA to enforce performance and observance of any obligation, agreement, or
covenant of Borrower under this Agreement.
In the event the HRA should fail to observe or perform any covenant, agreement or
obligation of the HRA on their part to be observed and performed under this Agreement, Borrower
may take any one or more of the following actions:
(a) Suspend its performance under this Agreement until it receives assurances
from the HRA deemed adequate by Borrower, that the HRA will cure its default and
continue its performance under this Agreement.
(b) In the case of a material default that is not cured within a reasonable period
of time, terminate all rights of the HRA under this Agreement.
(c) Take whatever action at law or in equity may appear necessary or desirable
to Borrower to enforce performance and observance of any obligation, agreement, or
covenant of the HRA under this Agreement.
7.03. No Remedy Exclusive. No remedy herein conferred upon or reserved to the HRA,
or to the Borrower is intended to be exclusive of any other available remedy or remedies, but each
and every such remedy shall be cumulative and shall be in addition to every other remedy given
under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or
omission to exercise any right or power accruing upon any default shall impair any such right or
power or shall be construed to be a waiver thereof, but any such right and power may be exercised
from time to time and as often as may be deemed expedient. In order to entitle the HRA, or
Borrower to exercise any remedy reserved to them, it shall not be necessary to give notice, other
than such notice as may be required under this Agreement.
7.04. Waivers. All waivers by any party to this Agreement shall be in writing. If any
provision of this Agreement is breached by any party and thereafter waived by another party, such
waiver shall be limited to the particular breach so waived and shall not be deemed to waive any
other concurrent, previous or subsequent breach hereunder.
7.05. Agreement to Pay Attorneys’ Fees. Whenever any Event of Default occurs and the
HRA shall employ attorneys or incur other expenses for the collection of payments due or to
become due or for the enforcement or performance or observance of any obligation or agreement
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on the part of the Borrower herein contained, the Borrower agrees that it shall, on demand therefor,
pay to the HRA the reasonable fees of such attorneys and such other expenses so incurred by the
HRA.
ARTICLE 8
General Provisions
8.01. Conflicts of Interest; HRA Representatives Not Individually Liable. No member,
official, employee, or consultant or employee of a consultant of the HRA shall have any personal
interest, direct or indirect, in this Agreement, nor shall any such member, official, consultant or
the consultant’s employees or employee participate in any decision relating to this Agreement
which affects his or her personal interests or the interests of any corporation, partnership, or
association in which he or she is directly or indirectly interested. No member, official, consultant
or consultant’s employee, or employee of the HRA shall be personally liable to Borrower, or any
successor in interest, in the event of any default or breach by the HRA or for any amount which
may become due to Borrower or successors or on any obligations under the terms of this
Agreement. No member, official, consultant or consultant’s employee, or employee of the
Borrower shall be personally liable to the HRA, or any successor in interest, in the event of any
default or breach by the Borrower or for any amount which may become due to the HRA on any
obligations under the terms of this Agreement.
8.02. Equal Employment Opportunity; Minnesota Wage Theft Protection Act. Borrower,
for itself and its successors and assigns, agrees that during the construction of the Project it will
comply with and cause any contractors or subcontractors to comply with any applicable federal,
state and local affirmative action, equal employment, and nondiscrimination laws or regulations
and all labor and wage laws, including all provisions related to Minnesota’s Wage Theft Protection
Act.
8.03. Restrictions on Use. Borrower agrees for itself, and its successors and assigns, and
every successor in interest to the Property, or any part thereof, that Borrower, and such successors
and assigns, shall devote the Property to, and only to and in accordance with, the uses specified in
this Agreement and other agreements entered into between the Borrower and the HRA, and shall
not discriminate upon the basis of race, color, creed, religion, national origin, sex, marital status,
disability, status with regard to public assistance, sexual orientation, or familial status in the sale,
lease, or rental or in the use or occupancy of the Property or any improvements erected or to be
erected thereon, or any part thereof.
8.04. Titles of Articles and Sections. Any titles of the several parts, Articles, and Sections
of this Agreement are inserted for convenience of reference only and shall be disregarded in
construing or interpreting any of its provisions.
8.05. Business Subsidies Act. The HRA and the Borrower represent that the Loan is
being provided for the sole purpose of renovating old or decaying building stock or bringing it up
to code and the Loan (not to exceed $225,000) and the HRA Improvements (not to exceed
$150,000) to adjacent sidewalk areas is equal to or less than 50 percent of the total cost of the
Project (estimated to be $1,100,000). Therefore, the Loan and Improvements are not a business
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subsidy, and the parties will not enter into a business subsidy agreement pursuant to the Business
Subsidies Act.
8.06. Term of Agreement. This Agreement shall terminate on the Termination Date; it
being expressly agreed and understood that the provisions of this Agreement are intended to
survive the expiration and satisfaction of any security instruments placed of record
contemporaneously with this Agreement, if such expiration and satisfaction occurs prior to
Termination Date, as stated in this Section 8.06.
8.07. Provisions Surviving Termination. Sections 4.01 and 7.05 hereof shall survive any
termination, rescission, or expiration of this Agreement with respect to or arising out of any event,
occurrence, or circumstance existing prior to the date thereof.
ARTICLE 9
Administrative Provisions
9.01. Notices and Demands. Except as otherwise expressly provided in this Agreement,
a notice, demand, or other communication under this Agreement by any party to another p arty
shall be sufficiently given or delivered if it is dispatched by registered or certified mail, postage
prepaid, return receipt requested, or delivered personally as follows:
(a) in the case of Borrower, addressed to or delivered personally to:
Buhl 3906, LLC
c/o Buhl Investors
5100 Eden Avenue, Suite 317
Edina, MN 55436
Attention: Pete Deanovic
(b) in the case of the HRA, addressed or delivered personally to:
Edina Housing and Redevelopment Authority
4801 W 50th Street
Edina, MN 55424
Attention: Scott Neal, Executive Director
The HRA and the Borrower, by notice given hereunder, may designate different addresses
to which subsequent notices, certificates or other communications should be sent.
9.02. Counterparts. This Agreement may be executed in any number of counterparts,
each of which shall constitute one and the same instrument.
9.03. Binding Effect. This Agreement shall inure to the benefit of and shall be binding
upon the HRA and the Borrower and their respective successors and assigns.
9.04. Severability. In the event any provision of this Agreement shall be held invalid or
unenforceable by any court of competent jurisdiction, such holding shall not invalidate or render
unenforceable any other provision hereof.
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9.05. Amendments, Changes and Modifications. This Agreement may be amended or
any of its terms modified only by written amendment authorized and executed by the HRA and
the Borrower. The Chair and HRA Secretary are authorized to execute and deliver amendments
and any documents related to this Agreement on behalf of the HRA. The Executive Director is
authorized to approve time extensions due to documented Unavoidable Delays for up to 90 days.
9.06. Further Assurances and Corrective Instruments. The HRA and the Borrower agree
that they will, from time to time, execute, acknowledge and deliver, or cause to be executed,
acknowledged and delivered, such supplements hereto and such further instruments as may
reasonably be required for correcting any inadequate or incorrect description of the Property or the
Project or for carrying out the expressed intention of this Agreement.
9.07. Captions. The captions or headings in this Agreement are for convenience only
and in no way define, limit or describe the scope of intent of any provision or Section of this
Agreement.
9.08. Applicable Law. This Agreement shall be governed by and construed in
accordance with the laws of the State of Minnesota without giving effect to the conflict -of-laws
principles thereof.
9.09. Entire Agreement. This Agreement constitutes the entire agreement of the
parties with regard to the subject matter hereof, and supersedes all previous written or oral
representations, agreements and understandings between the parties, whether expressed or
implied.
REMAINDER OF PAGE INTENTIONALLY BLANK
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4870-8467-8284\5
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
as of the date first above written.
EDINA HOUSING AND REDEVELOPMENT
AUTHORITY
By
James B. Hovland, Chair
And
James Pierce, Secretary
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me on this ______ day of
_____________ 2023, by James B. Hovland, the Chair, and James Pierce, the Secretary, of the
Edina Housing and Redevelopment Authority, a Minnesota municipal corporation, on behalf of
the corporation.
IN WITNESS WHEREOF, I have set my hand and my official seal this ____ day of
_____________, 2023.
Notary Public
S-2
4870-8467-8284\5
BUHL 3906, LLC, A MINNESOTA LIMITED
LIABILITY COMPANY
By:
Peter Deanovic
Its: Chief Executive Officer
STATE OF __________ )
) ss.
COUNTY OF __________ )
The foregoing instrument was acknowledged before me on this ___ day of ___________,
2023, by Peter Deanovic, the Chief Executive Officer of Buhl 3906, LLC, a Minnesota limited
liability company, on behalf of the company.
IN WITNESS WHEREOF, I have set my hand and my official seal this ___ day of
__________, 2023.
Notary Public
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4870-8467-8284\5
EXHIBIT A
PROPERTY
The real property and interests in such property located in the County of Hennepin, State
of Minnesota and described as follows:
Common Address: 3916 West 50th Street
Legal Description
Lot 28 and the South 3 feet of Lot 29, and the East 1 foot of the South 133 feet of Lot 30, and that
part of the West 65 feet of Lot 30 lying South of a line drawn parallel with and 119.90 feet North
of the South line of said Lot 30, all in Auditor’s Subdivision No. 172, Hennepin County,
Minnesota.
Parcel ID Number
18-028-24-14-0022
B-1
4870-8467-8284\5
EXHIBIT B
PROJECT DESCRIPTION; QUALIFIED COSTS
Project Description
The Project involves the renovation of the lower level of 3916 West 50th Street, including:
Improvements to the interior spaces and exterior entrances to address ADA and
Minnesota Accessibility Code requirements for a commercial space; including
permanent improvements such as: elevator or lift, accessible entrances, accessible
route, accessible toilets
Improvements to the building enclosure to improve energy efficiency and noise
control
Improvements to exterior shell of the building, such as security camera systems and
exterior water spigot for use by District Maintenance crew
Improvements to the ventilation system
Qualified Costs
The estimated Qualified Costs are listed below that are eligible for reimbursement from the
unobligated tax increment. The list below is non -exhaustive and the amounts assigned to each
category are estimates only and not independent limitations of Borrower’s Qualified Costs.
Improvements to interior spaces and exterior entrances to
address ADA and Minnesota Accessibility Code
requirements
$_______
Improvements to building enclosure $_______
Ventilation system $_______
Other improvements including security cameras and water
spigot(s)
$_______
Estimated Total of Qualified Costs $_________*
* Borrower’s Qualified Cost. The total principal amount of the Loan to reimburse the Borrower
for Qualified Costs of the Project will not exceed $225,000.
B-2
4870-8467-8284\5
Improvements by the HRA
The improvements to public sidewalks adjacent and ancillary to the Facility to be completed and
financed by the HRA are as follows:
Replacement of the sidewalk, landscaping and streetscape elements including
directory and light fixtures as needed on the north and south sides of the Property
at a cost not to exceed $150,000 including design and construction
C-1
4870-8467-8284\5
EXHIBIT C
CERTIFICATE OF COMPLETION
WHEREAS, Buhl 3906, LLC, a Minnesota limited liability company, is the owner of the
Facility on the property (the “Property”) in the County of Hennepin and State of Minnesota
described on Exhibit A of that certain Loan Agreement (the “Agreement”), dated as of November
16, 2023, between the Borrower and the Edina Housing and Redevelopment Authority; and
WHEREAS, the Property is subject to the provisions of the Agreement; and
WHEREAS, the Borrower has fully and duly performed all of the covenants and conditions
of Borrower under the Agreement with respect to the completion of the Project (as defined in the
Agreement);
NOW, THEREFORE, it is hereby certified that all requirements of the Borrower under the
Agreement with respect to the completion of the Project have been completed and duly and ful ly
performed, and this instrument is to be conclusive evidence of the satisfactory termination of the
covenants and conditions of the Agreement as they relate to the completion of the Project. All
other covenants and conditions of the Agreement, including the covenants and conditions related
to the Loan, shall remain in effect and are not terminated hereby.
Dated this ____ day of ____________, 202__.
EDINA HOUSING AND REDEVELOPMENT
AUTHORITY
By
Chair
And
Secretary
D-1
4870-8467-8284\5
EXHIBIT D-1
CERTIFICATE OF FORGIVENESS
FULL CERTIFICATE OF FORGIVENESS
WHEREAS, Buhl 3906, LLC, a Minnesota limited liability company, is the owner of the
Facility on the property (the “Property”) in the County of Hennepin and State of Minnesota
described on Exhibit A of that certain Loan Agreement (the “Agreement”), dated as of November
16, 2023, between the Borrower and the Edina Housing and Redevelopment Authority (the
“HRA”); and
WHEREAS, pursuant the Agreement, the HRA provided a Loan to the Borrower evidenced
by a certain Note (as such terms are defined in the Agreement) to finance certain improvements to
the lower level of the Facility and other Qualified Costs (as such term is defined in the Agreement);
and
WHEREAS, the Borrower has fully and duly performed all of the covenants and conditions
of Borrower under the Agreement with respect to the Project and the Loan, including delivery to
the HRA of a Certificate of Completion; and
WHEREAS, the Tenant began operations in the lower level of the Facility and has
remained in operation on the lower level of the Facility through November 30, 2025; and
WHEREAS, based on the preceding clause, Section 3.03 of the Agreement requires the
HRA to fully forgive the Loan.
NOW, THEREFORE, it is hereby certified that all requirements of the Borrower under the
Agreement with respect to the Project and Loan have been completed and duly and fully
performed, and this instrument is to be conclusive evidence of the satisfactory termination of the
covenants and conditions of the Agreement as they relate to the Note, and the Note is hereby fully
forgiven and satisfied.
Dated this ____ day of ____________, 20__.
EDINA HOUSING AND REDEVELOPMENT
AUTHORITY
By
Chair
And
Secretary
D-2
4870-8467-8284\5
EXHIBIT D-2
CERTIFICATE OF FORGIVENESS
PARTIAL CERTIFICATE OF FORGIVENESS
WHEREAS, Buhl 3906, LLC, a Minnesota limited liability company, is the owner of the
Facility on the property (the “Property”) in the County of Hennepin and State of Minnesota
described on Exhibit A of that certain Loan Agreement (the “Agreement”), dated as of November
16, 2023, between the Borrower and the Edina Housing and Redevelopment Authority (the
“HRA”); and
WHEREAS, pursuant the Agreement, the HRA provided a Loan to the Borrower evidenced
by a certain Note (as such terms are defined in the Agreement) to finance certain improvements to
the lower level of the Facility and other Qualified Costs (as such term is defined in the Agreement);
and
WHEREAS, the Borrower has fully and duly performed all of the covenants and conditions
of Borrower under the Agreement with respect to the Project and the Loan, including delivery to
the HRA of a Certificate of Completion; and
WHEREAS, the Tenant began operations on the lower level of the Facility but ceased
operations prior to November 30, 2025; and
WHEREAS, based on the preceding clause, Section 3.03 of the Agreement requires the
HRA to forgive fifty percent (50%) the Loan.
NOW, THEREFORE, it is hereby certified that all requirements of the Borrower under the
Agreement with respect to the Project and Loan have been completed and duly and fully
performed, and this instrument is to be conclusive evidence of the satisfactory termination of the
covenants and conditions of the Agreement as they relate to the Note, and the Note is hereby
partially forgiven by the amount stated herein and satisfied.
Dated this ____ day of ____________, 20__.
EDINA HOUSING AND REDEVELOPMENT
AUTHORITY
By
Chair
And
Secretary
E-1
4870-8467-8284\5
EXHIBIT E
FORM OF FORGIVABLE NOTE
No. R-1 $225,000
UNITED STATES OF AMERICA
STATE OF MINNESOTA
FORGIVABLE NOTE
(3916 WEST 50TH STREET COMMERCIAL RENOVATION AND RE-OCCUPANCY
PROJECT)
PRINCIPAL AMOUNT: TWO HUNDRED TWENTY-FIVE THOUSAND DOLLARS
INTEREST RATE: 0.0%; RESETTING TO 4.0% THE DATE AFTER NOVEMBER 30,
2025
This Note is issued pursuant to the provisions of that certain Loan Agreement, dated as of
November 16, 2023, as the same may be amended from time to time (the “Loan Agreement”),
between the Edina Housing and Redevelopment Authority (the “HRA”) and Buhl 3906, LLC, a
Minnesota limited liability company (the “Borrower”).
Terms used herein but not otherwise defined, shall have the meaning attributed to them in
the Loan Agreement.
This Note is subject to full, partial, or no forgiveness on November 30, 2025, by the HRA
pursuant to the terms of the Loan Agreement and as detailed below:
Full Forgiveness. If the Tenant begins operations on the lower level of the Facility and
remains in operation on the lower level of the Facility through November 30, 2025, and the
Borrower receives a Certificate of Forgiveness from the HRA, the Loan shall be forgiven by the
HRA in full, and the Borrower shall not be required to make any principal or interest payments on
the Note.
Partial Forgiveness. If the Tenant begins operations on the lower level of the Facility but
ceases operations prior to November 30, 2025, and the Borrower receives a Certificate of
Forgiveness from the HRA, 50% of the Loan shall be forgiven by the HRA, and the Borrower for
value received, promises to pay, to the extent and in the manner hereinafter provided, to the Owner,
the principal sum of one hundred twelve thousand five hundred dollars ($112,500), in semi-annual
installments payable on each February 1 and August 1 (each being a “Scheduled Payment Date”),
commencing the February 1 immediately succeeding November 30, 2025, together with interest
on the outstanding and unpaid principal balance of this Note (this “Note”) at the rate of four percent
(4.0%) per annum, until the Note is paid in full.
E-2
4870-8467-8284\5
No Forgiveness: If the Tenant of the lower level of the Facility (as described in the Loan
Agreement) fails to begin operations by November 30, 2025, and the Borrower has not received a
Certificate of Forgiveness from the HRA, the Borrower for value received, promises to pay, to the
extent and in the manner hereinafter provided, to the Owner, the principal sum of two hundred
twenty-five thousand dollars ($225,000), in semi-annual installments payable on each February 1
and August 1 (each being a “Scheduled Payment Date”), commencing the February 1 immediately
succeeding November 30, 2025, together with interest on the outstanding and unpaid principal
balance of this Note (this “Note”) at the rate of four percent (4.0%) per annum, until the Note is
paid in full.
Installment payments shall be applied first to interest and then to a reduction of outstanding
principal. Interest on the outstanding balance of this Note (if any) shall accrue from the date
following November 30, 2025 as simple, non-compounding interest. Each payment on this Note
is payable in any coin or currency of the United States of America which on the date of such
payment is legal tender for public and private debts and shall be made by check or draft made
payable to the Owner and mailed to the Owner at the postal address within the United States
designated from time to time by the Owner.
This Note is subject to prepayment on any Scheduled Payment Date at the option of the
Borrower, in whole or in part, upon payment to the Owner of the principal amount of the Note to
be prepaid, without premium or penalty.
The Borrower shall pay to the Owner on each Scheduled Payment Date all amounts
necessary to pay principal and interest then due and any past due installment.
IN WITNESS WHEREOF, the Borrower has caused this Note to be executed by the
manual signatures of the ________________ of the Borrower and has caused this Note to be dated
as of _________________, 20___.
BUHL 3906, LLC, A MINNESOTA LIMITED
LIABILITY COMPANY
By:
Its:
27629191v2
Date: November 16, 2023 Agenda Item #: VI I.C .
To:C hair & C ommis s ioners of the Edina HR A Item Type:
R eport / R ecommendation
F rom:Bill Neuendorf, Economic Development Manager
Item Activity:
Subject:F ranc e Avenue P edes trian C rossing - P rojec t Update Disc ussion
Edina Housing and Redevelopment
Authority
Established 1974
C ITY O F E D IN A
HO US I NG & R EDEVELO P MENT
AUT HO R I T Y
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Authorize staff to study the feasibility of using H R A funding resources to design and construct a pedestrian
crossing that spans above or below F rance Avenue to extend the P romenade trail system to commercial properties
at 7235, 7200 and 7250 France Avenue.
I N TR O D U C TI O N:
T his item pertains to the potential use of H R A funds (most likely incremental property taxes) to design and
construct an extension of the P romenade trail system to extend the existing P romenade trail to two commercial
redevelopment sites located at 7235, 7200 and 7250 F rance Avenue.
T his work will include either a broad underpass below France Avenue or a signature bridge above France Avenue.
B oth options will be designed in accordance with the M N Accessibility C ode or AD A, as applicable.
After review of multiple ideas and examples, staff recommends that a wide underpass be studied as the first
option. If this option is determined to be infeasible, the second option is a signature bridge.
Direction is requested from the H R A Board so that the developers can incorporate this type of design approach
into their conceptual site plans.
S taff will present proposals to conduct additional design work for consideration and approval at a future H R A
meeting.
AT TAC HME N T S:
Description
Staff Report - France Ave Ped Crossing - Design Approach
BTE comments Ped Cros s ing Ideas
Ped Crossing - Scrapbook of Ideas 8-24-2023
November 16, 2023
Chair Hovland and Members of the Edina Housing and Redevelopment Authority
Bill Neuendorf, Economic Development Manager
France Avenue Pedestrian Crossing – Recommended Design Approach
Information / Background:
Two commercial sites in the 7200 block of France Avenue are likely to be redeveloped in the years
ahead. The 7200-7250 site has received preliminary zoning approvals and a pledge of TIF support
with construction anticipated to begin in the next year. The 7235 site is under contract to be sold
and the developer submitted a sketch plan concept earlier this year. That developer intends to
submit a formal zoning application in the next year.
The City commissioned a pedestrian study in this area in 2007. One of the many recommendations
in that study suggested a pedestrian bridge over France Avenue to improve walkability and safety
for the neighborhoods on both sides of the street. Based on the economic conditions after the
Great Recession of 2008/2009 and lack of public space on the private properties in existence at
that time, the pedestrian bridge concept was abandoned.
Many changes to the area have occurred in the decade after the Great Recession and additional
changes are anticipated. With two additional sites likely to be redeveloped, staff prepared an initial
study to re-consider how walkability and safety across France Avenue could be improved.
This information is being shared with the Edina Housing and Redevelopment Authority (HRA) since
any public improvement of this scale will likely require the use of Tax Increment Financing (TIF) to
serve as a funding source. Both the 7200-7250 and 7235 sites have been evaluated and confirmed
to be eligible for designation as TIF Districts based on the criteria in Minnesota Statute. The City
and HRA have already established the 72nd & France 2 TIF District and approved a Redevelopment
Agreement with the developer of the 7200-7250 site. A similar request is anticipated from the
developer of the 7235 site.
STAFF REPORT France Avenue Pedestrian Crossing – Recommended Design Approach Page 2
Over the past few months, staff met with the commercial property owners, developers, design
engineers and regulating authorities to better understand the opportunities and constraints in this
location. The consultants at LHB identified 9 examples showing different ways to provide
pedestrian improvements over a busy multi-lane roadway. These examples are included in a
Scrapbook of Ideas compiled by LHB. These examples were posted on the Better Together Edina
(BTE) webpage (https://www.bettertogetheredina.org/france-avenue-pedestrian-crossing) to collect
additional ideas and suggestions.
The BTE page was viewed nearly 450 times. Nearly 100 peopled viewed the content. More than
two dozen provided ideas and suggestions. The input received on the BTE webpage is attached to
this report. The developer of the 7235 site also provided additional input to inform the discussion.
After evaluating this comprehensive set of ideas, staff identified a recommended design approach
and an alternate. Direction is requested from the HRA to clarify the type of design that would be
considered for future HRA funding.
Summary
The input collected stresses the importance of creating a public access route that feels safe to
users of all ages. Concerns were raised that a basic (narrow) tunnel would not feel safe. These
concerns were reduced for a wider tunnel but care must be applied to ensure that any sub-surface
element is designed to feel and be safe.
Concerns were also raised that the route needs to feel welcoming to the general public and not
incorporated into a privately owned building with an appearance of exclusivity.
Some concerns were raised with the cost and practical use of an elevated bridge but there was
support for a well designed and handicapped accessible bridge that includes ramps and elevators to
serve pedestrians and bicyclists.
The approved site plan 7200-7250 site could be adjusted to accommodate an underpass or a
bridge. Based on the elevations on the west side of France Avenue, an underpass is more easily
accommodated than a bridge.
The 7235 site plan is still being prepared. An underpass could be accommodated but the developer
has raised concerns with the challenges of designing leasable new buildings that accommodate a
downward sloping Promenade Extension with building entrances at multiple levels. A bridge might
be easier to accommodate on the east side of France Avenue. Further study is required to better
understand the outcomes to the general public and impact to both private properties.
STAFF REPORT France Avenue Pedestrian Crossing – Recommended Design Approach Page 3
Recommended Direction:
Based on the initial study, a wide underpass or a signature bridge are the two most appropriate
options. The underpass designed as an extension of the Edina Promenade system is the
recommended design approach. A signature bridge (accessed by an extension of the Promenade) is
recommended as the alternative approach if the underpass is determined to be infeasible.
Description of Recommended Design Approach – Promenade Extension with Underpass
The well used Edina Promenade parkway system could be extended to pass through the 7235 and
7200-7250 sites. The preliminary concept for this new public space is illustrated below. The new
green space could slope downward from east to west and could include a 40 to 60 ft wide
underpass that separates bicyclists and pedestrians from the vehicles on France Ave. The underpass
could be constructed as two segments to allow for natural light into the underpass and improve the
sense of security. The concept shows the potential reconstruction of limited portions of France
Avenue to raise the lowest elevation of the road and to separate the east-bound and west-bound
lanes to allow natural light to reach the underpass.
On the 7200-7250 site, the Promenade extension should be located in the public plaza that
straddles the property line between 7200 and 7250.
On the 7235 site, the Promenade extension should ideally be located midway through the
property, but could also be located towards the northern edge or southern edge of the site to
accommodate redevelopment pads that abide by the Greater Southdale Plan and Design
Experience Guidelines and positioned to be successful in the marketplace. The developer/owner
could incorporate the most reasonable location in their upcoming proposal to rezone the site.
Care must be taken so that the sloping grade of the Promenade Extension is designed so that
7200
7235
7250
Existing 9 Mile bike trail
STAFF REPORT France Avenue Pedestrian Crossing – Recommended Design Approach Page 4
portions of the street and lower levels of each new building can open directly onto the Promenade
using stairs or ramps where necessary.
The Promenade Extension should be dedicated as a City right of way or secured with a permanent
easement that allows permanent public access. It should be designed to be complementary to the
existing Promenade including: trees, planting beds, stormwater ponds and/or streams, separate
walking and bicycling paths, benches, lights and public art.
Description of Alternative Design Approach – Promenade Extension with Signature Bridge
In case the underpass is determined to be infeasible, the second choice is a new signature bridge
that passes over France Avenue and incorporates a combination of sloped ramps and elevators to
provide access to pedestrians of all abilities and cyclists.
The bridge should be sufficiently wide to accommodate pedestrians and bicyclists passing in each
direction. The bridge should be designed to be architecturally significant and serve as a recognizable
piece of infrastructure in Edina. A combination of ramps, stairways and elevators should be
incorporated to encourage walking when possible.
Requested Action:
This preliminary research is intended only to set the general direction of this potential
infrastructure project. Much work is necessary to determine the feasibility and cost of the project.
Coordination between property owners, engineers, architects, City and County engineering
departments will be essential.
Direction from the HRA Board is requested to confirm whether there is local support for
additional study of the preferred design approach. This direction will be useful to the City &
County engineering staff and to the developer of the 7235 site.
# # #
Project Repor t
14 October 2023 - 12 November 2023
Bet ter Together Edina
France Avenue Pedestrian Crossing
Highlights
TOTAL VISITS
449
MAX VISITORS PER
DAY
76
NEW
REGISTRATI
ONS
5
ENGAGED
VISITORS
26
INFORMED
VISITORS
91
AWARE
VISITORS
377
Aware Participants 377
Aware Actions Performed Participants
Visited a Project or Tool Page 377
Informed Participants 91
Informed Actions Performed Participants
Viewed a video 0
Viewed a photo 0
Downloaded a document 11
Visited the Key Dates page 0
Visited an FAQ list Page 10
Visited Instagram Page 0
Visited Multiple Project Pages 50
Contributed to a tool (engaged)26
Engaged Participants 26
Engaged Actions Performed
Registered Unverified Anonymous
Contributed on Forums 0 0 0
Participated in Surveys 8 5 0
Contributed to Newsfeeds 0 0 0
Participated in Quick Polls 0 0 0
Posted on Guestbooks 0 0 0
Contributed to Stories 0 0 0
Asked Questions 0 0 0
Placed Pins on Places 0 0 0
Contributed to Ideas 15 0 0
Visitors Summar y
Pageviews Visitors
23 Oct '23 6 Nov '23
100
200
Tool Type
Engagement Tool Name Tool Status Visitors
Registered Unverified Anonymous
Contributors
Newsfeed Nine Examples (September 2023)Published 4 0 0 0
Newsfeed Edina's Promenade trail system Published 1 0 0 0
Newsfeed Background and Context Published 0 0 0 0
Qanda #3 Ask a Question Published 14 0 0 0
Survey Tool 3-minute Survey Published 22 8 5 0
Ideas #1 Ideas for Pedestrian Travel Across France
Ave.
Published 38 15 0 0
Ideas #2 Ideas for Other Improvements in this Area Published 3 0 0 0
Better Together Edina : Summary Report for 14 October 2023 to 12 November 2023
ENGAGEMENT TOOLS SUMMARY
0
FORUM TOPICS
1
SURVEYS
3
NEWS FEEDS
0
QUICK POLLS
0
GUEST BOOKS
0
STORIES
1
Q&A S
0
PLACES
Page 2 of 9
Widget Type
Engagement Tool Name Visitors Views/Downloads
Faqs faqs 10 10
Document Scrapbook of Ideas 08-24-2023.pdf 7 7
Document Greater Southdale Area Plan 12-18-2018 4 4
Document Staff Presentation to HRA 8-24-2023.pdf 4 4
Document CSG concept study 3-29-2023.pdf 3 3
Document Pedestrian Bicycle Master Plan 2-21-2018 1 1
Document Greater Southdale, Design Experience Guidelines 2-27-2019 1 1
Document Edina Promenade Urban Design Plan July 2007.pdf 0 0
Document Vision Edina, Strategic Vision May 2015 0 0
Better Together Edina : Summary Report for 14 October 2023 to 12 November 2023
INFORMATION WIDGET SUMMARY
8
DOCUMENTS
0
PHOTOS
0
VIDEOS
1
FAQS
0
KEY DATES
Page 3 of 9
Visitors 22 Contributors 13 CONTRIBUTIONS 13
Better Together Edina : Summary Report for 14 October 2023 to 12 November 2023
ENGAGEMENT TOOL: SURVEY TOOL
3-minute Sur vey
How frequently do you visit Edina's France Avenue commercial district around
Southdale Center mall and Centennial Lakes? Ch...
5 (38.5%)
5 (38.5%)
4 (30.8%)
4 (30.8%)
3 (23.1%)
3 (23.1%)
1 (7.7%)
1 (7.7%)
Daily Frequently, 2-4 times per week Once per week Monthly
Question options
Page 4 of 9
Mandatory Question (13 response(s))
Question type: Radio Button Question
Better Together Edina : Summary Report for 14 October 2023 to 12 November 2023
For what purposes do you imagine yourself or your family members using this
pedestrian crossing, if constructed? Choose as many as apply.
Visiting the park Casual walk Strolling with out of town family and friends
Running, walking, or bicycling for exercise Going to the store Going to a restaurant
None. I would not use this crossing.
Question options
1
2
3
4
5
6
7
8
9
10
9 9
7
9 9 9
2
Page 5 of 9
Mandatory Question (13 response(s))
Question type: Checkbox Question
Visitors 38 Contributors 15 CONTRIBUTIONS 18
15 October 23
Sara SK
VOTES
0
23 October 23
Lorenzo
VOTES
1
23 October 23
Kvpt
VOTES
0
23 October 23
Edina1984
VOTES
0
24 October 23
PrairieGirl
VOTES
0
Better Together Edina : Summary Report for 14 October 2023 to 12 November 2023
IDEAS
#1 Ideas for Pedestrian Travel Across France Ave.
2, 3, and 9
My vote is for some combo of 2, 3, and 9. They are highly functional and look nice...whi
ch I think is important, especially at such a highly visible location. This is not an area to
skimp. #1 is a total "why bother".
Pedestrian and cyclist safety is paramount
A tunnel like the one on York Ave next to the Y would provide the required level of safet
y.
Choose a pedestrian level above or below grade an
d keep the aesthetic of centennial lakes promenade
on to the neighborhood. Will be safest.
I like 4 and 9. With all the construction in the area w
est of France, there will be too many people to safel
y cross France. I wouldn’
Underground skinny tunnels are creepy.
Until there is a comprehensive vision for the entire s
treet and whatever may ultimately get built, planning
the crossing is an absurd waste.
Page 6 of 9
24 October 23
Bill Gough
VOTES
0
24 October 23
Don Hutchison
VOTES
0
25 October 23
hansj
VOTES
0
26 October 23
Sandy
VOTES
0
Better Together Edina : Summary Report for 14 October 2023 to 12 November 2023
IDEAS
#1 Ideas for Pedestrian Travel Across France Ave.
Bridge 6 - w/elevated plazas on both sides - would a
ttract users (call it "France Crossing"?) and be more
inviting to nearby residents.
Connect this bridge and outdoor plaza areas via walkable ramps with the Nine-Mile Cr
eek trail, a walkway/trail to the 66-6800 France Ave. development and Rosland Park, a
nd the Promenade/Centennial Lakes. Make it wide enough for bikers and walkers. It w
ould add variety to the system of trails in place on the east side of France. More tunnels
in this area just feel less secure and might invite graffiti. A bridge would act as a landm
ark and could be lit with decorative lighting at night. A bridge like this might also be less
expensive than a land bridge.
I like #3 and #9. If we do a tunnel or underpass, ma
ke sure it is extremely well lit and has security camer
as.
France Ave Bridge
I believe we had a bridge approved a few years back. What happened with that? My th
ought is that we need to physically separate pedestrian and cyclists from any interactio
n with motor vehicles. This would take away any chance of an accident. Granted, a brid
ge would be cold in the dead winter, a tunnel may feel unsafe. But either would divorce
pedestrians from traffic which in my opinion is the most important consideration.
I would like to see a really interesting pedestrian bri
dge built over France Avenue that includes an elevat
or for people with disabilities.
Page 7 of 9
28 October 23
Nicole M.
VOTES
0
28 October 23
4501
VOTES
0
31 October 23
Bill Gough
VOTES
0
03 November 23
Jenny G
VOTES
0
Better Together Edina : Summary Report for 14 October 2023 to 12 November 2023
IDEAS
#1 Ideas for Pedestrian Travel Across France Ave.
Bridge, Overpass or Tunnel
I love the attentiveness to making enhancements along France Ave. that will improve a
ccess and safety for pedestrians and bikers. Of the nine examples, I prefer numbers 2,
3, 4, 5, 7, and 9 with the bridge or overpass examples likely being my favorites. I believ
e number 1 isn't sufficient to make the crossing inviting and safe, and it misses the opp
ortunity to leverage the new developments that are planned along France. And I worry
that example 8 might encourage (more) speeding along France. In looking through the
brainstorming book, I see the Hancock plaza (Chicago) is included. I used to work near
the Hancock and the plaza was a nice hub of activity -- people having lunch, tourists ta
king a break. though a drawback to that particular space was that it wasn't easily acce
ssible to people with mobility issues. My experience of tunnels from living in Chicago (p
edestrian tunnels under Lake Shore Drive connecting neighborhoods to the lakefront p
aths) was that they were not particular inviting (poor lighting, maintenance problems, a
nd water and drainage issues). This isn't to say a tunnel can't work, but careful conside
ration needs to be given to ensuring it doesn't have, as another poster commented, a "
creepy" feeling. Whatever is developed, it's important that it intuitive how to easily acce
ss the crossing -- whether you're walking or on wheels (for this reason, I don't particula
rly like example 6 -- the added layer of having to enter and exit private buildings seems
like it might pose some challenges). While the primary focus needs to be functionality p
edestrians, I like the idea of integration with the broader Centennial Lakes and Southda
le district paths, incorporating trees, plants, flowers, and public art where possible.
A lot of seniors living in area. Give them n elevator o
r a land bridge low enough to climb. (Sink France as
low as economically feasible.
Cover bridge with solar
Here's an example of a bridge that has both ramp a
ccess to walk ways to the street below and branches
to buildings or trails beyond.
Something like this, built with artistic design, would be iconic and attract users.
An innovative pedestrian crossing would be an asse
t to the community! I really like ideas 7 and 8
Ideas 7 and 8 are the most appealing by far. A crossing is only worthwhile if it is extrem
ely safe and accessible for all — walkers, joggers, cyclists, strollers, shoppers, wheelc
hairs, limited mobility walkers, etc. France is wide enough that a tunnel is likely to feel d
ark and unsafe (and would present the same stairs/accessibility issues as any bridge),
and connected buildings/ skyways are often uninviting. And any new project should incl
ude intentional green spaces, and be designed with winter snow/ice daily maintenance
in mind. A safe and beautiful crossing area would bring value to the France Ave corrido
r. Thank you for looking into these ideas!
Page 8 of 9
06 November 23
Derek Sunstrom
VOTES
0
07 November 23
Maren Korpela
VOTES
0
10 November 23
Jeremy Ames
VOTES
0
Better Together Edina : Summary Report for 14 October 2023 to 12 November 2023
IDEAS
#1 Ideas for Pedestrian Travel Across France Ave.
ADA (Americans with Disability Act) Needs
It is important that when developing concept the needs of all users are kept in mind an
d included. People with disabilities need our infrastructure to be accessible for them. If
not their ability to be mobile and get around is severely impacted. Resulting in their qua
lity of live being affected. Access and mobility are essential for all humans and their abi
lity to live the life they desire.
Expand Centennial Lakes concept
I would like to see the Centennial Lakes concept expanded across France Ave to inclu
de walkable/bikeable access to restaurants and shopping with native landscaping pred
ominantly featured. Go over or under France Ave; just find a way for people to cross Fr
ance Ave without waiting at a stoplight and being forced to interact with vehicle traffic.
This will also give easier access to the Fred Richards Park, which will also be upgraded
in the near future and the greenway bike path.
Take away 2 lanes from France Ave
Remove 1 lane in each direction between Hwy 62 and Parklawn. In the space gained,
add greenspace between the road and sidewalk plus a new bike lane. The distance to
cross France becomes shorter everywhere, and walking along France becomes less te
rrifying.
Page 9 of 9
South France Avenue Crossing
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Pedestrian Underpass
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We don’t want this………
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35’18’
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Walker Sculpture Bridge
Minneapolis, MN 8/24/2023
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Millennium Bridge in Denver
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Underground Concourse
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John Hancock Plaza, Chicago
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IDS Crystal Court, Minneapolis
RH Rooftop, Edina
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Split Level Street
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72ndStreetHazelton RoadGallagher DriveParklawn Avenue76thStreet8/24/2023 Scrapbook of Ideas for brainstorming and discussion only 29
72ndStreetHazelton RoadGallagher DriveParklawn Avenue70thStreet8/24/2023 Scrapbook of Ideas for brainstorming and discussion only 30
Hazelton Road
72nd Street
Gallagher Drive
Parklawn Ave
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Riley Creek Tunnel
Chanhassen
125’ long with 10’ light well in the middle
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Bluff Creek Tunnel
Chanhassen
124’ long with 12’ light well in the middle
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Bluff Creek Tunnel
Chanhassen
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Shakopee Tunnel
123’ long, 34’ wide
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51’ wide
13’ 7” High
96’
17’
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80’
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Max. slope = 5%
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WHAT IS SOMETHING YOU APPRECIATE TODAY THAT EXISTS
THANKS TO THE DECISIONS AND EFFORTS OF PEOPLE HERE MORE
THAN 10 YEARS AGO?
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WHAT IS SOMETHING WE MIGHT START TODAY FOR WHICH
PEOPLE IN OUR COMMUNITY WILL BE THANKFUL MORE THAN 10
YEARS FROM NOW?
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France Avenue Crossing
Scrapbook of Ideas
Please add Images of places you have been or pictures you have seen that could be an inspiration,
or an idea to develop, as we continue to brainstorm the France Avenue Crossing opportunity
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Los Angeles Shopping Mall
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Midtown Greenway, Minneapolis
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North Loop Green, Minneapolis
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North Loop Green, Minneapolis
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Bourdeaux Village –Bourdeaux, France
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Lisbon, Portugal
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Interesting Bike and Pedestrian Paths
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Interesting Bike and Pedestrian Paths
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Interesting Bike and Pedestrian Paths
Chicago’s Elevated 606 Park / Bloomington Trail –2.7 mile public trail
Photo from Dwell https://www.dwell.com/article/elevated-606-park-will-transform-chicago-
8c4078ff/6133589748322426880
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Do you have anything to add to the scrapbook?
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Date: November 16, 2023 Agenda Item #: VI I I.A.
To:C hair & C ommis s ioners of the Edina HR A Item Type:
R eport / R ecommendation
F rom:Bill Neuendorf, Economic Development Manager
Item Activity:
Subject:5146 Eden Avenue - P rojec t Update Information
Edina Housing and Redevelopment
Authority
Established 1974
C ITY O F E D IN A
HO US I NG & R EDEVELO P MENT
AUT HO R I T Y
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
No action required; for information purposes only.
I N TR O D U C TI O N:
T his update pertains to the anticipated sale and redevelopment of vacant land owned by the H R A.
AT TAC HME N T S:
Description
Staff memo - 5146 Update
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Economic Development / HRA
Phone 952-826-0407 • Fax 952-826-0390 • www.EdinaMN.gov
Date: November 16, 2023
To: Chair Hovland and Members of the Housing and Redevelopment Authority
Scott Neal, Executive Director
From:
Bill Neuendorf, Economic Development Manager
Re: 5146 Eden Avenue – Project Update
The HRA entered into contracts with United Properties and Jester Concepts to sell and develop new senior
cooperative housing and a new restaurant on this vacant 3-acre site. The remainder of the site would be developed
as a new City park/green space.
Termination Notice from United Properties Residential LLC
The ongoing challenges in the construction, real estate and finance industries have created several hurdles for this
new senior housing. On October 23, 2023, United Properties submitted a Termination Notice.
While the senior cooperative housing initially generated a great deal of interest from potential buyers, an
insufficient number of these interested parties executed Sales Contracts for the project. The high cost of new
construction, uncertain pace of single family home sales and high mortgage interest rates were the three barriers
most frequently cited by prospective buyers. United Properties has concluded that a for-sale senior building is not
viable at this location in the current economic climate. Other senior coops in the development pipeline in the Twin
Cities are experiencing similar situations.
United Properties has expressed interest in pursuing an alternative residential project on the site if the HRA is
interested in exploring new ideas. Jester Concepts also remains strongly interested in pursuing a new restaurant on
the site. While Jester has not yet formally terminated their contract; their restaurant cannot be delivered without
the housing component in place.
Next Steps
The HRA has explored ten different concepts for this site in the past decade. The combination of housing,
restaurant and public park that utilizes the adjacent public parking structure seems to be most appropriate for this
property. In the weeks ahead, staff will prepare an outline of how to proceed to see this site redeveloped with a
combination of elements that will be successful in the marketplace. This outline will strive to revise the scope of
the project in 2024 so that construction can be pursued in 2025-2026.
Housing and Redevelopment Authority
Established 1974