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2022-03-03 HRA Regular Meeting Packet (with closed session)
Ag enda E dina H ousing and R edevelopm ent Author ity City of E dina, Minnesota City Hall, Council Chambers Thursday, March 3, 2022 7:30 AM Watch the m eeting on cable TV or at EdinaMN.gov/LiveMeeting s or Facebook.com /EdinaMN. To participate in Com m unity Com m ent or Public H ear ings: Call 800-374-0221. E nter Conference ID 7897924. Give the operator your nam e, street address and telephone number. Press *1 on your telephone keypad when you would like to get in the queue to speak. A City sta7 m em ber will introduce you when it is your tur n. To provide live testim ony for Com munity Com ment or Public Hearings, you can speak in person in Council Cham bers, City H all, 4801 50th St. W., E dina, MN 55424 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 Meeting Februa ry 10, 2022 B.Approve Paym en t of Cla im s C.E d ina Flats LLC - Certi7ca te of Com p letion D.Resolution 2022-05 Esta b lishin g th e 70th and France Tax Increm en t Fina n cin g District and Ap p roving a Tax Increm en t Fina n cin g Pla n Therefor E.E d ina Market Street, LLC: Su b ordin ation Agreem en t VII.Public Hearin gs Du ring "Public Hearin gs," th e Ch air w ill ask for public testim ony after City sta. m em b ers m a ke their p resentation s. If you w ish to testify on the topic, y ou are w elcom e to do so as long as you r testim ony is releva n t to th e d iscussion. To en sure fa irness to all speakers and to a llow th e e<cien t con d u ct of a public hearin g, speakers m u st ob serve th e followin g guid elines: Individ u als m u st lim it their testim on y to three m inutes. Th e Ch air m a y m odify tim es, a s d eem ed n ecessa ry . Try not to rep ea t rem a rks or p oin ts of view m a d e b y prior speakers and lim it testim ony to th e m atter under con sid era tion. In order to m ain ta in a resp ectful en vironm en t for all those in a ttenda n ce, the u se of signs, clappin g, cheerin g, b ooing, or a n y other form of verba l or n onverba l com m u n ication is n ot a llow ed. A.PUBLIC HEARING: Resolu tion No. 2022-04 Au thorizing the sale of Land to W est Hen n epin A.orda b le Hou sin g La n d Trust VIII.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.Red evelopm en t Agreem ent Term Sheet 4040 W est 70th Street B.MOTION TO CLOSE SE SSION: as perm itted by MS. 13D.05 su b d ivision 3 to discu ss th e p otentia l Sale of Rea l Prop erty located at 5146 Eden Avenue. C.Motion to Move to Open Session D.Potentia l Sale of Prop erty located at 5146 Eden Avenue IX.Executive Director's Com m ents A.Gra n d view Pedestria n Brid ge - Design Upda te X.HRA Com m issioners' Com m en ts XI.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 pli7ca 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: Marc h 3, 2022 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, Administrative S upport S pecialist Item Activity: Subject:Draft Minutes of R egular Meeting F ebruary 10, 2022 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: Approve the regular minutes of F ebruary 10, 2022. I N TR O D U C TI O N: S ee attached meeting minutes of February 10, 2022. AT TAC HME N T S: Description 02-10-22 Draft Regular Minutes Page 1 MINUTES OF THE REGULAR MEETING OF THE EDINA HOUSING AND REDEVELOPMENT AUTHORITY FEBRUARY 10, 2022 7:30 A.M. I. CALL TO ORDER Chair Hovland called the meeting to order at 7:36 a.m. then explained the processes created for public comment. II. ROLLCALL Answering rollcall were Commissioners Anderson, Jackson, Staunton, and Chair Hovland. Absent: Commissioner Pierce. III. PLEDGE OF ALLEGIANCE IV. MEETING AGENDA APPROVED – AS PRESENTED Motion by Commissioner Jackson, seconded by Commissioner Staunton, approving the meeting agenda as presented. Roll call: Ayes: Commissioners Anderson, Jackson, Staunton, and Chair Hovland Motion carried. V. COMMUNITY COMMENT No one appeared. VI. CONSENT AGENDA ADOPTED – AS PRESENTED Member Anderson made a motion, seconded by Member Staunton, approving the consent agenda as presented: VI.A. Approve minutes of the Regular Meeting January 6, 2022 VI.B. Approve Payment of Claims for HRA Check Register dated December 2021 totaling $1,024,696.23 VI.C. Approve Edina Housing Foundation Appointments Rollcall: Ayes: Commissioners Anderson, Jackson, Staunton, and Chair Hovland Motion carried. VII. REPORTS/RECOMMENDATIONS VII.A. LOAN FOR THE DEVELOPMENT OF 4040 WEST 70TH STREET – APPROVED Affordable Housing Manager Hawkinson said this item was being presented to approve a loan for the development of 4040 West 70th Street because due to rent restrictions affordable housing could not be financed through debt financing alone. She said the developers of 4040 West 70th Street, a 118-unit age restricted affordable housing development to be known as Cornelia View Apartments, were seeking up to $2,000,000 in gap financing from the HRA. Ms. Hawkinson said the developers had secured Housing Revenue Bonds from Minnesota Management and Budget (MMB) and gap financing from Hennepin County and the Metropolitan Council and need an award of this remaining gap to assure a June closing as required by MMB. She noted the developer would continue seeking other sources which, if awarded, would be used to reduce the loan amount from the HRA then commented on the need for more affordable housing in the City. She stated the affordability of this project would be for 99 years and said the project would be ideal for seniors based on proximity to transit, medical services, The Galleria, and other uses then reviewed reasons for the need for public funding. Ms. Hawkinson shared that an additional $712,000 had been preliminarily awarded by a committee of the Metropolitan Council and while full action was pending if awarded the gap would Minutes/HRA/February 10, 2022 Page 2 be reduced to just over $1.3 million. She shared more about potential budget implications that would result in future funding capacity of approximately $5.3 million then reviewed the loan terms of two percent simple interest for 40 years or upon repayment of the first mortgage. Nick Anhut, Ehlers and Associates, shared about the numerous sources of funding available and how the potential contribution was likely to decrease. He said the proposed structure was not unique then explained more about the proposed pay-as-you-go TIF note. Alex Sellke, Dorsey and Whitney, spoke about the proposed standard financing structure which was in line with the market then noted the duration of affordability was unique and would be a benefit to the community. The Board asked questions and provided feedback. Member Jackson made a motion, seconded by Member Staunton, to approve a loan in an amount not to exceed $2 million for the affordable housing development at 4040 West 70th Street and authorize staff to work with council on finalizing loan documents. Roll call: Ayes: Commissioners Anderson, Jackson, Staunton, and Chair Hovland Motion carried. VII.B. 7001 FRANCE AVENUE – RECOMMENDED TERMS FOR TAX INCREMENT FINANCING – APPROVED Economic Development Manager Neuendorf said this item pertained to the potential use of TIF to support redevelopment of commercial property located at 7001-7025 France Avenue. He said the developer had secured preliminary zoning approvals and requested that the City and HRA participate in the financing of the redevelopment project. Staff had engaged legal and financial experts to review the developer’s request. Mr. Neuendorf said a Term Sheet had been prepared to identify the key terms and conditions by which Tax Increment Financing could be used to make this project financially viable and that staff recommended that the Term Sheet be approved. He spoke about the boldness of the project and the developer’s request for $22-$25 million over 15 years to make redevelopment of this site viable and how the gap could be resolved through a combination of tax increment financing and DEED or Metropolitan Council grants. Mr. Neuendorf outlined the project in detail that would include office, residential and parking elements and the estimated increased market value and property taxes which would help the community. He outlined the proposed phasing of the entire project with a project cost of $136.1 million for the housing component and $115.5 million for the office/parking component. He shared about eligible TIF costs which totaled $52.4 million but that staff recommended approximately $22 million based on public benefit and explained how but/for the use of TIF the project could not proceed. He commented on the change in mindset from national investors overall in the Twin Cities area and how the developer would bear all financial risk then outlined staging which would begin 2023 with Phase II to begin within five years. He outlined the project’s elements which included public parking, enhanced design features, safety and security features incorporated within, bike storage and repair facility, permanent easements for private roads and sidewalks, increased connectivity, and how the project would change the direction and tone of site design and would allow more walkability as well as sustainability features. Jay Lindgren, Dorsey and Whitney, shared comments regarding the project that included while this would be a complicated project it was typical and within market and that the request was reasonable. He noted staff had narrowed the TIF component to be far below what Statute required and that the project met the but/for test. He said the project was designed to be two-phased and in order for it to be a gateway project there would be a risk should both phases not be completed, however mitigations had been incorporated that for a $5 million TIF note the City would gain 118 stalls of public parking as well as the street grid pattern, which was a greater cost than the Phase I TIF note. Minutes/HRA/January 6, 2022 Page 3 Mr. Lindgren noted the public parking would provide stalls and help bridge a gap to provide commercial level parking on Site C that benefitted Site B and while allowed by law was different than done in the past. He noted staff had attempted to mitigate this element by including a perpetual first right that should parking be no longer needed the City would have first-right of offer to acquire the property for other uses then noted it the developer did not wish to construct the parking as part of Phase II a lease amendment would be needed and terms renegotiated. The Board asked questions and provided feedback. Member Jackson made a motion, seconded by Member Staunton, to approve the creation of a 15-year renewable TIF district, approve term sheet to include two TIF notes not to exceed $22 million (8.7% of project cost) based on the completion of phases and delivery of public benefits, and authorization to prepare binding legal agreements based on these terms. Roll call: Ayes: Commissioners Jackson, Staunton, and Chair Hovland Nays: Commissioner Anderson Motion carried. VIII. HRA COMMISSIONERS’ COMMENTS – Received IX. EXECUTIVE DIRECTOR’S COMMENTS – Received X. ADJOURNMENT Motion made by Commissioner Jackson, seconded by Commissioner Staunton, to adjourn the meeting at 9:15 a.m. Roll call: Ayes: Commissioners Anderson, Jackson, Staunton, and Chair Hovland Motion carried. Respectfully submitted, Scott Neal, Executive Director Date: Marc h 3, 2022 Agenda Item #: VI.B. To:C hair & C ommis s ioners of the Edina HR A Item Type: C laims F rom:Alis ha Mc Andrews , F inance Director Item Activity: Subject:Approve P ayment of C laims 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: M otion to approve payment of claims for H R A C heck R egister 01.2022 T O TAL $10,221.08 H R A C heck R egister 02.2022 T O TAL $449,304.80 I N TR O D U C TI O N: P ayment of claims are attached. AT TAC HME N T S: Description HRA Check Register 01.2022 TOTAL $10,221.08 HRA Check Register 02.2022 TOTAL $449,304.80 City of Edina, MN INVOICE LIST BY GL ACCOUNT Report generated: 03/01/2022 08:56 User: STanGeil Program ID: apinvgla Page 1 YEAR/PERIOD: 2022/1 TO 2022/1 ACCOUNT/VENDOR INVOICE PO YEAR/PR TYP S CHECK RUN CHECK DESCRIPTION 26026000 HRA Administration 26026000 6102 HRA Admin - Contr Svrs 120784 SIGN PRO 16791 0 2022 1 INV P 1,273.40 20220211 469344 ACCOUNT TOTAL 1,273.40 26026000 6103 HRA Admin - Prof Svrs 160265 FRAUENSHUH INC 402900 0 2022 1 INV P 6,850.00 20220204 469073 5146 Eden - pre-dev ACCOUNT TOTAL 6,850.00 26026000 6136 HRA Admin - PrfSvOther 123129 TIMESAVER OFF SITE S M27014 0 2022 1 INV P 154.00 20220211 469360 Jan 6 HRA Minutes ACCOUNT TOTAL 154.00 ORG 26026000 TOTAL 8,277.40 26126106 Grandview 2 TIF 26126106 6715 Grnd 2 TIF - CapInfrast 100664 BRAUN INTERTEC CORPO B280862-2 0 2022 1 INV P 140.50 20220211 469212 ENG 21-6 Grandview ACCOUNT TOTAL 140.50 ORG 26126106 TOTAL 140.50 26126107 50th and France 2 TIF 26126107 6103 50 & F TIF - Prof Svrs 102147 KELLER FENCE INC 20775 0 2022 1 INV P 1,156.00 20220204 469096 ACCOUNT TOTAL 1,156.00 26126107 6136 50 & F TIF - PrfSvOther 101659 ROLLINS INC 221166481 0 2022 1 INV P 26.28 20220218 469548 SOUTH TRASH ROOM PE 120784 SIGN PRO 16825 0 2022 1 INV P 620.90 20220218 469552 Handicap Sign Repla ACCOUNT TOTAL 647.18 ORG 26126107 TOTAL 1,803.18 FUND 2600 Housing & Redvlpmt Authority TOTAL: 10,221.08 ** END OF REPORT - Generated by Shirleng Tan Geil ** City of Edina, MN INVOICE LIST BY GL ACCOUNT Report generated: 03/01/2022 08:57 User: STanGeil Program ID: apinvgla Page 1 YEAR/PERIOD: 2022/2 TO 2022/2 ACCOUNT/VENDOR INVOICE PO YEAR/PR TYP S CHECK RUN CHECK DESCRIPTION 26026000 HRA Administration 26026000 2066 HRA Admin - OthrEscrow 100730 DORSEY & WHITNEY LLP 3725594 0 2022 2 INV A 20,017.50 ACCOUNT TOTAL 20,017.50 26026000 6136 HRA Admin - PrfSvOther 160265 FRAUENSHUH INC 403277 0 2022 2 INV A 6,850.00 5146 Eden Ave proj ACCOUNT TOTAL 6,850.00 ORG 26026000 TOTAL 26,867.50 26026001 HRA Affordable Housing 26026001 1245 HRA Aff Hs - Loans Receivable 124942 WEST HENNEPIN AFFORD 4808SCHOOL 0 2022 2 DIR P 405,000.00 20220223 27 ACCOUNT TOTAL 405,000.00 26026001 6102 HRA Aff Hs - Contr Svrs 146661 AFFORDABLE HOUSING 2022-22 0 2022 2 INV A 4,156.00 Compliance Review A ACCOUNT TOTAL 4,156.00 26026001 6103 HRA Aff Hs - Prof Svrs 100730 DORSEY & WHITNEY LLP 3725593 0 2022 2 INV A 1,890.00 4040 TIF Escrow ACCOUNT TOTAL 1,890.00 ORG 26026001 TOTAL 411,046.00 26126103 Southdale 2 TIF 26126103 6131 SoDa 2 TIF - PrfSvLegal 100730 DORSEY & WHITNEY LLP 3725592 0 2022 2 INV A 1,102.50 ACCOUNT TOTAL 1,102.50 ORG 26126103 TOTAL 1,102.50 26126106 Grandview 2 TIF 26126106 6136 Grnd 2 TIF - PrfSvOther 160292 FORECAST PUBLIC ART 2034 0 2022 2 INV P 2,000.00 20220225 469642 ACCOUNT TOTAL 2,000.00 26126106 6715 Grnd 2 TIF - CapInfrast 124002 KIMLEY-HORN AND ASSO 160603028-0122 0 2022 2 INV P 5,898.50 20220225 469675 ENG 21-6 Grandview 124002 KIMLEY-HORN AND ASSO 20594589 0 2022 2 INV P 2,390.30 20220225 469675 Engineering Service 8,288.80 ACCOUNT TOTAL 8,288.80 City of Edina, MN INVOICE LIST BY GL ACCOUNT Report generated: 03/01/2022 08:57 User: STanGeil Program ID: apinvgla Page 2 YEAR/PERIOD: 2022/2 TO 2022/2 ACCOUNT/VENDOR INVOICE PO YEAR/PR TYP S CHECK RUN CHECK DESCRIPTION ORG 26126106 TOTAL 10,288.80 FUND 2600 Housing & Redvlpmt Authority TOTAL: 449,304.80 ** END OF REPORT - Generated by Shirleng Tan Geil ** Date: Marc h 3, 2022 Agenda Item #: VI.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:Edina F lats LLC - C ertific ate of C ompletion 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 Certificate of Completion for the redevelopment of property at 4416 Valley View R oad (aka 6142 Kellogg Avenue) and 6120 Kellogg Avenue. I N TR O D U C TI O N: T his item pertains to the redevelopment of parcels formerly owned by the E dina H R A. I n 2017, the H R A sold two parcels to Edina Flats, L L C with the intention that they be redeveloped for new housing and a new public plaza. T he sales contract included a right of reversion just in case the project did not come to fruition. S taff has visited the site to confirm that the completed development is consistent with the expectations of the sales contract. T he visit confirmed the completion of the public plaza and substantial completion of the four condominium buildings. All but two of the condominiums have been sold. F or the purposes of the H R A's sales contract, the project is considered substantially complete. S taff recommends that the Certificate of Completion be executed and recorded. AT TAC HME N T S: Description Certificate of Completion 220626v1 (Reserved for recording information) CERTIFICATE OF COMPLETION The undersigned hereby certifies that EDINA FLATS L.L.C., a Minnesota limited liability company (“Developer”) has fully complied with its obligations to construct the Minimum Improvements under the Contract for Private Development dated November 8, 2017, by and between the Edina Housing and Redevelopment Authority, a public body corporate and politic under the laws of the State of Minnesota (the “HRA”) and the Developer, and recorded April 5, 2018 as Hennepin County, Minnesota, document number T05521565 (“Original Contract”). Said Original Contract was modified by Amendment to Contract for Private Development dated February 15, 2018 and recorded April 5, 2018 as Hennepin County document number T05521566; and further modified by Second Amendment to Contract for Private Development dated March 15, 2018 and recorded April 5, 2018 as Hennepin County document number T05521567 (collectively “Amendments”). The Original Contract and the Amendments, collectively referred to as “Agreements” herein. Pursuant to Section 7.1 of the Original Contract, the HRA hereby releases the Developer and forever discharges Developer from its obligations under the Agreements with respect to the obligations of Developer, and its successors and assigns, to construct the Minimum Improvements, and the HRA waives any right, title or interest it may have in the property, including a right of reverter. The Hennepin County Recorder Registrar of Titles Office is hereby authorized to accept for recording the filing of this instrument, to be a conclusive determination of the satisfaction and termination of the covenants and conditions of t he Agreements described above. IN WITNESS WHEREOF, the HRA has caused this Certificate of Completion to be duly executed in its name and behalf on or as of the date first above -written. EDINA HOUSING AND REDEVELOPMENT AUTHORITY By: ____________________________________ James B. Hovland, Its Chair By: ____________________________________ James Pierce, Its Secretary Attested By:___________________________ Scott Neal, Its Executive Director 220626v1 STATE OF MINNESOTA ) )ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ___________, 2022, by James B. Hovland and James Pierce, respectively, the Chair and Secretary, of the Edina Housing and Redevelopment Authority, a public body corporate and politic under the laws of the State of Minnesota, on behalf of the public body corporate and politic. ______________________________________ Notary Public Drafted by: City of Edina 4801 West 50th Street Edina, MN 55439 Date: Marc h 3, 2022 Agenda Item #: VI.D. 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:R es olution 2022-05 Establis hing the 70th and F ranc e Tax Inc rement F inanc ing District and Approving a Tax Inc rement F inanc ing P lan T herefor 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 esolution 2022-05 establishing the 70th and France Tax I ncrement Financing District and approving a Tax I ncrement Financing P lan therefor. I N TR O D U C TI O N: T his item pertains the the establishment of a new Tax Increment F inancing (T I F) D istrict to support redevelopment of underutilized commercial property located at 7001-7025 France Avenue. A staff report is attached. S taff recommends approval of this Resolution. AT TAC HME N T S: Description Staff Report Staff pres entation TIF Plan Resolution 2022-05 March 3, 2022 Chair and Commissioners of the Edina Housing and Redevelopment Authority Bill Neuendorf, Economic Development Manager Resolution 2022-05 Establish 70th and France Tax Increment Financing District Information / Background: The City and Housing and Redevelopment Authority are considering entering into a Redevelopment Agreement with Mortenson Development and Orion Investments to provide financial assistance using Tax Increment Financing (TIF). A new TIF District is proposed to be established to enable public financing for private and public improvements. The redevelopment project is located at 7001-7025 France Avenue. The existing commercial structures are anticipated to be vacated and demolished. The property will be subdivided into four parcels and developed to include: (1) a new bank branch, (2) new apartment building with structured parking and retail space, (3) new commercial building with office space, retail space, underground parking and a public plaza and (4) a new parking structure to serve the area. Preliminary zoning approval was granted on November 16, 2021 by means of Planned Unit Development #20. Staff has met with the developer to understand the financial conditions that warrant consideration of public financing. Staff has also engaged legal and financial advisors at Ehlers Associates and Dorsey & Whitney to scrutinize the financial pro forma and provide input on the potential use of TIF for this project. Ehlers has scrutinized the financial pro forma and determined that the financial gap in the $251+ million is approximately $22 million. Ehlers also confirmed that “but for” the use of TIF, this project will be unable to secure private financing. On February 10, 2022, the HRA agreed with the general business terms identified for the use of TIF. Tax Increment Financing (TIF) is one of the financial tools available to the City to encourage new investment in a manner that enhances the property tax base and achieves other community goals. TIF uses new property taxes (aka incremental taxes) that are generated by a new project to pay for some of the costs associated with the new project. The existing tax base continues to be distributed to the school, city, county and other taxing agencies. STAFF REPORT Page 2 The use of TIF is governed by Minnesota Statutes that have evolved over several decades. These laws provide a number of protections to ensure that financial incentives are not over-used or mis-used. The City of Edina has historically used TIF to a lesser extent than its peers. The City’s TIF Policy limits financial risk to the City and strives to maximize public benefits when TIF is used. In this case, staff recommends that a new TIF District be created so that the financial gap of the proposed mixed-use project can be bridged. This recommendation is based on the following: • District is located within the boundaries of the Southeast Edina Redevelopment Project Area • Creation of a new 15-year Renewal and Renovation TIF District • Boundaries include parcels at 7001 - 7025 France Avenue containing two existing buildings • Redevelopment can deliver many public benefits including : o new internal sidewalks and streets with perpetual public use easements, o landscape and hardscaping along 70th Street and France Avenue with perpetual public use easements, o new public plaza with new public art o new stormwater improvements to benefit the site and the general area o new public parking for shared use o sustainable design of the new buildings including EV charging stations, energy efficiency and on-site solar energy collection The site has been investigated by Braun Intertec to ensure it qualifies per the Minnesota TIF regulations. Ehlers Associates, the City’s public finance advisor has prepared a Tax Increment Financing Plan to establish the parameters of the new TIF District. This Plan has been reviewed by the City’s special counsel for redevelopment matters – Dorsey & Whitney to ensure compliance with State Law. Draft copies of this Plan have been distributed to affected taxing agencies, including the Edina School District and Hennepin County in accordance with the process identified in State Law. As of the writing of this staff report, no concerns have been expressed regarding the creation of the 70th and France TIF District. The TIF Plan will also be presented and discussed with the Edina Planning Commission. Please note that the action taken in this HRA Resolution only consent to the establishment of the new TIF District. The TIF Redevelopment Agreement with the developer will be considered in a separate action scheduled for a future HRA meeting. This TIF Plan was presented to the Edina City Council and a Public Hearing was held for additional input on March 1, 2022. Final action on the TIF District is anticipated to occur on March 22, 2022. Staff recommends that Resolution 2022-05 be approved. The CITY ofEDINA Resolution 2022-05 Establishing the 70th & France Tax Increment Financing District Presentation to: Edina HRA March 3, 2022 www.EdinaMN.gov Housing and Redevelopment Authority The CITY ofEDINA 2 Request for TIF -Summary Developer requested that the City use tax increment financing to make multi-phase redevelopment project of the approved scale and quality financially viable. This request has been analyzed and evaluated. •A budget gap has been confirmed. •Edina HRA approved terms and conditions of potential TIF support •Public hearing conducted to consider creation of new 15-year TIF District gap TIF The CITY ofEDINADistrict Location 3 The CITY ofEDINAExisting Conditions 4 Commercial site qualifies as 15 year Renewal TIF District The CITY ofEDINA 5 Background -Community Vision Plans Multi-modal Transportation Options -… improve access for pedestrians and bicyclists...” (SERP 3-4(4)) Mixed Use Development… support redevelopment that includes retail, housing and employment in walkable neighborhoods (SERP page 3-4(6)) Sustainability … protect the natural environment, promote energy efficiency, conserve natural resources and minimize impacts (Comp Plan pg 3-46) The CITY ofEDINA 6 Site B Office Site A Residential Site C Parking Approved Site Plan Preliminary Zoning Approved November 16, 2021 The CITY ofEDINAPreliminary Renderings 7 The CITY ofEDINAPreliminary Renderings 8 The CITY ofEDINAPreliminary Renderings 9 The CITY ofEDINAPreliminary Renderings 10 The CITY ofEDINAMany Public Benefits Possible 11 •NEW structured parking for shared use •-public easement •-Conversion to fee title ownership if parking no longer needed •Other Contributions •-property tax base •-park dedication fees •-SAC/WAC •-housing trust fund •FIRST project to apply Southdale Design Guidelines •-subdivide large parcel •-create interior circulation •FIRST to comply with Sustainability Policy •FIRST new Class A office building in 20+ years •-attract new tenants and new employees The CITY ofEDINA 12Photo Source: Minnesota Historic Society Preliminary Financing gap The development cost is more than $250 million. The developer requested $22 million in TIF support over 15-years to make the project viable. This request has been analyzed and evaluated. The budget gap has been confirmed. Term Sheet was approved February 10, 2022. Full TIF Redevelopment Agreement anticipated to be considered by year-end 2022. The CITY ofEDINA •Economic development financing tool used throughout the U.S. •Governed by Minnesota Statute •Enabled by City Council •“Tax Increment” Financing -uses growth in property tax base to fund private investment and public infrastructure 13 What is TIF? Growth of Property Tax Base “Incremental Taxes” remain in TIF District Original + Market Value Taxes available to all agencies Original + Incremental Taxes available to all agencies Year 1 Year 15 Year 26 Year 40+ $14.9M $184.8 M The CITY ofEDINA 14 What is TIF? –How cities fund projects Original Taxes Available to All Preferred method in Edina Usually avoided in Edina (unless special conditions exist) Developer Pledge Roadway Improvements The CITY ofEDINAWhat is TIF? –Steps to Establish & Monitor 15 •Boundaries •Maximum Budget •Term •Qualifications •But-for Step 1) Create “District” •Private developments •Public improvements Step 2) Consider Funding for Specific Projects •4-year knock down •5-year construction •Annual reporting •De-certification Step 3) Monitoring & Compliance Action considered today Action considered in future Plan Commission HRA Board Public Hearing City Council HRA Board (2-10-2022 other dates TBD) City Council (2022 dates TBD) The CITY ofEDINA 16 Edina has used TIF financing since the 1970s and currently has 9 active TIF Districts: •4040 W. 70th •44th & France 2 •50th & France 2 •66 West •76th Street •Amundson •Eden Willson •Grandview 2 •Pentagon Park TIF in Edina Proposed 70th & France TIF District The CITY ofEDINA TIF in Edina is used on a limited basis and to a lesser extent than neighboring cities TIF in Edina 5.0% in 2021 17 The CITY ofEDINA •Original Tax Capacity = $296,370 •Projected Tax Capacity = $3,116,605 -Used to establish maximum budget Page 8 of TIF Plan 18 Proposed TIF District & Plan •2 commercial parcels •5.7 acres •“Renewal” District •15 year term Galleria Target Lunds & Byerlys The CITY ofEDINA 19 Proposed TIF Plan –Tax Base Growth Current conditions (2022) Estimate after redevelopment (2026) Estimated Growth Estimated Market Value $14.9 M $184.8 M 12x Annual Property Taxes Paid $484,579 $2,467,494 5x •This degree of growth would not happen if the site was remodeled or rebuilt as a simple commercial structure •Redevelopment projects of this scale and caliber deliver a tremendous boost to the tax base •Without TIF, the proposed project does not appear to be viable The CITY ofEDINA $39.6 million -Incremental Property Tax Estimate •Over 16 years term •Includes interest earnings •Excludes base taxes to County, School, and City 20 Projected Uses of Tax Increment Funds •Acquisition $0 •Site improvements $8.1 M (20%) •Utilities $0.5 M ( 1%) •Affordable Housing $6.0 M (15%) •Other Improvements $13.4 M (34%) •Administrative $1.0 M (3%) •Interest $10.6 M (27%) •Total $39.6 Million Page10 of TIF Plan Proposed TIF Plan –Sources and Uses The CITY ofEDINA In Conclusion: it is not reasonably expected that the proposed redevelopment will be constructed without the use of Tax Increment Financing Staff recommends approval of the Resolution to establish the new TIF District •Site qualifies as a Renewal TIF District •Plans complies with the City’s general plans for redevelopment (Comp. Plan) •High development costs creates a financial gap that that prevents the delivery of the proposal 21 Proposed TIF Plan –Findings gap The CITY ofEDINA 22 Questions / Discussion TABLE OF CONTENTS Modification to the Redevelopment Plan for Southeast Edina Redevelopment Project Area 1 FOREWORD 1 MUNICIPAL ACTION TAKEN 1 Tax Increment Financing Plan for the 70th and France Tax Increment Financing District 4 FOREWORD 4 STATUTORY AUTHORITY 4 STATEMENT OF OBJECTIVES 4 REDEVELOPMENT PLAN OVERVIEW 5 DESCRIPTION OF PROPERTY IN THE DISTRICT AND PROPERTY TO BE ACQUIRED 5 DISTRICT CLASSIFICATION 6 DURATION & FIRST YEAR OF DISTRICT’S TAX INCREMENT 7 ORIGINAL TAX CAPACITY, TAX RATE & ESTIMATED CAPTURED NET TAX CAPACITY VALUE/INCREMENT & NOTIFICATION OF PRIOR PLANNED IMPROVEMENTS 7 SOURCES OF REVENUE/BONDS TO BE ISSUED 8 USES OF FUNDS 9 FISCAL DISPARITIES ELECTION 10 ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS 11 SUPPORTING DOCUMENTATION 14 DISTRICT ADMINISTRATION 14 Appendix A: Map of Southeast Edina Redevelopment Project Area and the TIF District A Appendix B: Estimated Cash Flow for the District B Appendix C: Findings Including But/For Qualifications C Appendix D: Redevelopment Qualifications for the District D Appendix E: Project Description E Appendix F: Permit Research F • • • • 37,678,271$ 1,883,914 39,562,185$ -$ 8,116,273 5,957,255 500,000 13,383,728 1,000,000 28,957,256$ 10,604,929 39,562,185$ 2,148,580,667 2,308,178 0.1074% 151,794,201 2,308,178 1.5206% 121,652,768 2,308,178 1.8973% 38.366%35.99% 2,308,178 $ 885,556 29.309%27.50% 2,308,178 676,504 30.120%28.26% 2,308,178 695,223 8.798%8.25% 2,308,178 203,074 106.593%100.00% $2,460,356 A ¹º¹º ¹º ñ ñ ñ ¹º ¹º ¹º ¹º ¹º ñ ¹º ñ ñ ñTRACY AVEVERNON AVEWOODDALE AVEHANSEN RD70TH ST W FRANCE AVE SGLEASONRDEdinaCommunityCenter CityHall SouthviewJr High Normandale Elementary Concord School Cornelia School Southdale Library FireStation Public Works & Park Maintenance Creek ValleySchool FireStation Valley ViewJr High Edina HighSchool CountrysideSchool HighlandSchool PublicLibrary M in n e hahaCre ekNineMileCre e kN i n e M ile C r e ek §¨¦494 RICHFIELD MINNEAPOLIS UV100 UV100 UV62 £¤169 §¨¦494 70th & France Canadian Pacific RailroadCanadian Pacific RailroadBLAKE RDSCHAEFER RDVERNON A VECAHILL RD66TH ST W INTERLACHEN BLVD MALONEY AVE 4 4 TH S T W 50TH ST W 54TH ST W 58TH ST W 70TH ST W 76TH ST W DEWEY HILL RD VALLEY VIEW RD VALLEY VIEW RD 78TH ST W £¤169 UV62 January 2022 ±70th & France TIF District Southeast Edina Redevelopment Project Area 0 2,100 Feet A VALLEYVIEWRDFRANCE AVE S70TH ST W HAZELTON RD January 2022 ±70th & France TIF District 0 200 Feet 70th & France TIF District A B 1/26/202270th & France TIF DistrictCity of Edina, MN Mixed Use RedevelopmentASSUMPTIONS AND RATESDistrictType:Renewal and RenovationDistrict Name/Number:70th & FranceCounty District #:Exempt Class Rate (Exempt)0.00%First Year Construction or Inflation on Value2024Commercial Industrial Preferred Class Rate (C/I Pref.)Existing District - Specify No. Years RemainingFirst $150,0001.50%Inflation Rate - Every Year:0.50%Over $150,0002.00%Interest Rate:4.25%Commercial Industrial Class Rate (C/I)2.00%Present Value Date:1-Feb-25Rental Housing Class Rate (Rental)1.25%First Period Ending1-Aug-25Affordable Rental Housing Class Rate (Aff. Rental)Tax Year District was Certified:Pay 2022First $100,000 0.75%Cashflow Assumes First Tax Increment For Development: 2026 Over $100,000 0.25%Years of Tax Increment 16 Non-Homestead Residential (Non-H Res. 1 Unit)Assumes Last Year of Tax Increment2041First $500,0001.00%Fiscal Disparities Election [Outside (A), Inside (B), or NA]Inside(B)Over $500,0001.25%Incremental or Total Fiscal DisparitiesIncrementalHomestead Residential Class Rate (Hmstd. Res.)Fiscal Disparities Contribution Ratio37.0645% Pay 2022 PrelimFirst $500,0001.00%Fiscal Disparities Metro-Wide Tax Rate132.5960% Pay 2022 PrelimOver $500,0001.25%Maximum/Frozen Local Tax Rate: 106.593% Pay 2022 PrelimAgricultural Non-Homestead1.00%Current Local Tax Rate: (Use lesser of Current or Max.) 106.593% Pay 2022 PrelimState-wide Tax Rate (Comm./Ind. only used for total taxes) 37.0000% Pay 2022 PrelimMarket Value Tax Rate (Used for total taxes)0.21881% Pay 2022 PrelimBuilding Total PercentageTax Year Property CurrentClassAfterLand Market Market Of Value Used Original OriginalTaxOriginalAfterConversionMap ID PIDOwner Address Market Value ValueValue for District Market Value Market Value Class Tax Capacity Conversion Orig. Tax Cap.13202824220001Fbs FBC7001-7025 France930,900 276,500 1,207,400100% 1,207,400 Pay 2022 C/I24,148 C/I24,148 23202824220003Fbs FBC7001-7025 France7,013,700 6,634,900 13,648,600100% 13,648,600 Pay 2022 C/I Pref.272,222 C/I Pref.272,222 7,944,600 6,911,400 14,856,00014,856,000 296,370296,370Note:1. Base values are for pay 2022 based upon review of County website on 1.12.2022.2. Located in SD # 273 and WS #1.Area/ PhaseTax Rates BASE VALUE INFORMATION (Original Tax Capacity)Prepared by Ehlers B 1/26/202270th & France TIF DistrictCity of Edina, MN Mixed Use RedevelopmentEstimated Taxable Total Taxable PropertyPercentage Percentage Percentage Percentage First YearMarket Value Market Value TotalMarketTaxProject Project Tax Completed Completed Completed Completed Full TaxesArea/Phase New Use Per Sq. Ft./Unit Per Sq. Ft./Unit Sq. Ft./UnitsValueClass Tax CapacityCapacity/Unit 2024202520262027 PayableAApartments400,000 400,000 267 106,800,000 Rental 1,335,0005,000 100%100%100%100%2026ARetail500500 1,400 700,000 C/I Pref. 13,2509 100%100%100%100%2026BOffice300300 195,000 58,500,000 C/I Pref. 1,169,2506 100%100%100%100%2026BRetail400400 40,400 16,160,000 C/I323,2008 100%100%100%100%2026DRetail400400 6,500 2,600,000 C/I Pref. 51,2508 100%100%100%100%2026TOTAL184,760,000 2,891,950 Subtotal Residential267 106,800,000 1,335,000 Subtotal Commercial/Ind.243,300 77,960,000 1,556,950 Note:1. Market values are based upon preliminary estimates from comparable properties.Total Fiscal Local Local Fiscal State-wide MarketTax Disparities Tax PropertyDisparities PropertyValueTotal Taxes PerNew Use CapacityTax CapacityCapacityTaxesTaxesTaxesTaxesTaxes Sq. Ft./UnitApartments 1,335,00001,335,000 1,423,01700233,689 1,656,706 6,204.89Retail 13,2504,9118,3398,8896,5124,3481,53221,28015.20Office 1,169,250 433,377 735,873 784,389 574,640 432,068 128,004 1,919,101 9.84Retail 323,200 119,792 203,408 216,818 158,840 118,84435,360 529,862 13.12Retail 51,250 18,996 32,254 34,381 25,187 18,4085,68983,66512.87TOTAL 2,891,950 577,076 2,314,874 2,467,494 765,179 573,667 404,273 4,210,613Note: 1. Taxes and tax increment will vary significantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted.Total Property Taxes 4,210,613Current Market Value - Est. 14,856,000less State-wide Taxes (573,667)New Market Value - Est. 184,760,000less Fiscal Disp. Adj. (765,179) Difference169,904,000less Market Value Taxes(404,273)Present Value of Tax Increment25,988,575less Base Value Taxes(198,819) Difference143,915,425Annual Gross TIF 2,268,675Value likely to occur without Tax Increment is less than:143,915,425 WHAT IS EXCLUDED FROM TIF?MARKET VALUE BUT / FOR ANALYSISTAX CALCULATIONSPROJECT INFORMATION (Project Tax Capacity)Prepared by Ehlers B 1/26/2022Tax Increment Cashflow - Page 370th & France TIF DistrictCity of Edina, MN Mixed Use RedevelopmentTAX INCREMENT CASH FLOWProject Original Fiscal CapturedLocal Annual Semi-Annual State Admin. Semi-Annual Semi-Annual PERIOD% ofTaxTax Disparities TaxTax Gross Tax Gross Tax AuditoratNet Tax Present ENDING Tax PaymentOTC CapacityCapacityIncremental CapacityRate Increment Increment 0.36%10% IncrementValueYrs.YearDate- - - - 08/01/25- - - - 02/01/26100% 2,891,950 (296,370) (467,228) 2,128,352 106.593% 2,268,675 1,134,337 (4,084) (113,025) 1,017,228 955,041 0.5 2026 08/01/26100% 2,891,950 (296,370) (467,228) 2,128,352 106.593% 2,268,675 1,134,337 (4,084) (113,025) 1,017,228 1,890,211 1 2026 02/01/27100% 2,906,410 (296,370) (470,113) 2,139,927 106.593% 2,281,012 1,140,506 (4,106) (113,640) 1,022,760 2,810,901 1.5 2027 08/01/27100% 2,906,410 (296,370) (470,113) 2,139,927 106.593% 2,281,012 1,140,506 (4,106) (113,640) 1,022,760 3,712,433 2 2027 02/01/28100% 2,920,942 (296,370) (473,013) 2,151,559 106.593% 2,293,411 1,146,706 (4,128) (114,258) 1,028,320 4,600,005 2.5 2028 08/01/28100% 2,920,942 (296,370) (473,013) 2,151,559 106.593% 2,293,411 1,146,706 (4,128) (114,258) 1,028,320 5,469,109 3 2028 02/01/29100% 2,935,547 (296,370) (475,927) 2,163,249 106.593% 2,305,872 1,152,936 (4,151) (114,879) 1,033,907 6,324,753 3.5 2029 08/01/29100% 2,935,547 (296,370) (475,927) 2,163,249 106.593% 2,305,872 1,152,936 (4,151) (114,879) 1,033,907 7,162,592 4202902/01/30100% 2,950,224 (296,370) (478,856) 2,174,998 106.593% 2,318,396 1,159,198 (4,173) (115,502) 1,039,522 7,987,454 4.5 2030 08/01/30100% 2,950,224 (296,370) (478,856) 2,174,998 106.593% 2,318,396 1,159,198 (4,173) (115,502) 1,039,522 8,795,152 5 2030 02/01/31100% 2,964,975 (296,370) (481,800) 2,186,806 106.593% 2,330,982 1,165,491 (4,196) (116,130) 1,045,166 9,590,337 5.5 2031 08/01/31100% 2,964,975 (296,370) (481,800) 2,186,806 106.593% 2,330,982 1,165,491 (4,196) (116,130) 1,045,166 10,368,976 6 2031 02/01/32100% 2,979,800 (296,370) (484,758) 2,198,672 106.593% 2,343,631 1,171,815 (4,219) (116,760) 1,050,837 11,135,550 6.5 2032 08/01/32100% 2,979,800 (296,370) (484,758) 2,198,672 106.593% 2,343,631 1,171,815 (4,219) (116,760) 1,050,837 11,886,174 7 2032 02/01/33100% 2,994,699 (296,370) (487,731) 2,210,598 106.593% 2,356,343 1,178,172 (4,241) (117,393) 1,056,537 12,625,166 7.5 2033 08/01/33100% 2,994,699 (296,370) (487,731) 2,210,598 106.593% 2,356,343 1,178,172 (4,241) (117,393) 1,056,537 13,348,781 8 2033 02/01/34100% 3,009,673 (296,370) (490,719) 2,222,584 106.593% 2,369,119 1,184,559 (4,264) (118,030) 1,062,266 14,061,181 8.5 2034 08/01/34100% 3,009,673 (296,370) (490,719) 2,222,584 106.593% 2,369,119 1,184,559 (4,264) (118,030) 1,062,266 14,758,757 9 2034 02/01/35100% 3,024,721 (296,370) (493,722) 2,234,630 106.593% 2,381,959 1,190,979 (4,288) (118,669) 1,068,023 15,445,520 9.5 2035 08/01/35100% 3,024,721 (296,370) (493,722) 2,234,630 106.593% 2,381,959 1,190,979 (4,288) (118,669) 1,068,023 16,117,993 10 2035 02/01/36100% 3,039,845 (296,370) (496,739) 2,246,735 106.593% 2,394,863 1,197,431 (4,311) (119,312) 1,073,808 16,780,041 10.5 2036 08/01/36100% 3,039,845 (296,370) (496,739) 2,246,735 106.593% 2,394,863 1,197,431 (4,311) (119,312) 1,073,808 17,428,313 11 2036 02/01/37100% 3,055,044 (296,370) (499,772) 2,258,902 106.593% 2,407,831 1,203,915 (4,334) (119,958) 1,079,623 18,066,533 11.5 2037 08/01/37100% 3,055,044 (296,370) (499,772) 2,258,902 106.593% 2,407,831 1,203,915 (4,334) (119,958) 1,079,623 18,691,473 12 2037 02/01/38100% 3,070,319 (296,370) (502,820) 2,271,129 106.593% 2,420,864 1,210,432 (4,358) (120,607) 1,085,467 19,306,722 12.5 2038 08/01/38100% 3,070,319 (296,370) (502,820) 2,271,129 106.593% 2,420,864 1,210,432 (4,358) (120,607) 1,085,467 19,909,168 13 2038 02/01/39100% 3,085,671 (296,370) (505,884) 2,283,417 106.593% 2,433,963 1,216,981 (4,381) (121,260) 1,091,340 20,502,271 13.5 2039 08/01/39100% 3,085,671 (296,370) (505,884) 2,283,417 106.593% 2,433,963 1,216,981 (4,381) (121,260) 1,091,340 21,083,033 14 2039 02/01/40100% 3,101,099 (296,370) (508,962) 2,295,767 106.593% 2,447,127 1,223,563 (4,405) (121,916) 1,097,243 21,654,786 14.5 2040 08/01/40100% 3,101,099 (296,370) (508,962) 2,295,767 106.593% 2,447,127 1,223,563 (4,405) (121,916) 1,097,243 22,214,643 15 2040 02/01/41100% 3,116,605 (296,370) (512,056) 2,308,178 106.593% 2,460,356 1,230,178 (4,429) (122,575) 1,103,175 22,765,813 15.5 2041 08/01/41100% 3,116,605 (296,370) (512,056) 2,308,178 106.593% 2,460,356 1,230,178 (4,429) (122,575) 1,103,175 23,305,515 16 2041 02/01/42 Total37,814,403 (136,132) (3,767,827) 33,910,444 Present Value From 02/01/2025 Present Value Rate 4.25%25,988,575 (93,559) (2,589,502) 23,305,515 Prepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\70th and France (2022)\Cash flows\Preliminary TIF Run Model B C C C Edina Housing and Redevelopment Authority 70th and France Tax Increment Financing District Appendix D: Redevelopment Qualifications for the District D Baseline: Property Condition Assessment Proposed TIF Redevelopment District plus Renewal and Renovation District US Bank Branch and Office Building 7001 and 7025 France Avenue South Edina, Minnesota Prepared for: City of Edina Project B2010638 February 12, 2021 Braun Intertec Corporation Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan AA/EOE Braun Intertec Corporation 11001 Hampshire Avenue S Minneapolis, MN 55438 Phone: 952.995.2000 Fax: 952.995.2020 Web: braunintertec.com February 12, 2021 Project B2010638 Mr. Bill Neuendorf City of Edina 7450 Metro Blvd. Edina, MN 55438 Re: Report of Inspection and Findings Proposed TIF Redevelopment District plus Renewal and Renovation District US Bank Branch and Office Building 7001 and 7025 France Avenue South Edina, Minnesota Dear Mr. Neuendorf: In accordance with your written authorization, Braun Intertec Corporation has conducted an inspection of the US Bank Branch and Office Building for a TIF Redevelopment District and a Renewal District in accordance with Minnesota Statute 469.174 Subd 10, and Subd 10a, Renewal and Renovation District. The inspection was performed in general conformance with the scope and limitations of ASTM Standard E 2018-15, “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process.” This Property Condition Assessment has been prepared on behalf of and for use by the City of Edina and its attorneys. No other party has a right to relay in the contents of this report without the written authorization of Braun Intertec. We appreciate the opportunity to provide our professional services for this project. If you have any questions regarding this letter or the attached report, please contact Chuck Brenner at 612.685.0108. Sincerely, BRAUN INTERTEC CORPORATION Charles R. Brenner PE, LEED AP Observer and Reviewer William Minnehan, Architect Reviewer Attachment: Report Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan City of Edina Project B2010638 February 12, 2021 Page 1 US Bank Branch and Office Building 7001 and 7025 France Avenue South, Edina, MN Executive Summary Braun Intertec Corporation has conducted an inspection and assessment of a proposed Renewal and Renovation Tax Increment Financing (TIF District) to be established in the City of Edina, Minnesota. The subject district is the US Bank Branch at 7001 France Avenue South, plus the adjacent office building at 7025 France Avenue South. The proposed new construction is described in the report and appendices within, and would involve razing the two structures and replacing them with four new ones, including commercial/retail, multi-family housing, senior housing, and a bank branch. Our work included assessing the parcels and buildings as detailed in the attached report. The bank building was originally constructed as the independent First Southdale National Bank in 1975. The adjacent office building was constructed for multiple tenants in 1982. First Southdale National bank was merged into First Bank in 1987, and US Bank National Association in 2001. The site was subsequently operated as a branch bank and an office building. To meet the criteria, there is a “blight test”, as detailed in the Minnesota Statute Section 469.174, Subdivision 10 and Subdivision 10a (Minnesota Statute.) Our findings are summarized as follows: Blight Criterion Redevelopment District (Subdivision 10) Renewal and Renovation District (Subdivision 10a) Coverage tests Meets Meets Substandard buildings Does not meet Meets Obsolete building, incompatible land use, etc. Not applicable Meets Summary finding Does not meet Meets Please see the following report for details of the above findings. Based on our observations and interviews, we found the subject property in need of numerous substantial repairs and remodeling, including structural, light and ventilation, plumbing, electrical, access, and fire protection issues. In our professional opinion, the property meets the requirements for Renewal and Renovation of Minnesota Statute 469.174, Subdivision 10a. Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan City of Edina Project B2010638 February 12, 2021 Page 2 Minnesota Statute 469.174 Subdivision 10 (Redevelopment District) and Subdivision 10a (Renewal and Renovation District) Inspection and Findings Please see the attached Minnesota Statutes 469.174, Subdivision 10 (Redevelopment District) and Subdivision 10a, (Renewal and Renovation District) copied from the State of Minnesota website. Based on our inspection, we have the following findings and professional opinions. Background US Bank Branch: The bank was originally constructed for the independent First Southdale National Bank in 1975. It has three stories and has masonry veneer walls, plus a drive-in bank canopy. First Southdale National bank was merged into First Bank in 1987, and US Bank National Association in 2001. Our observation and interviews indicated the bank building was in operation, but approximately half occupied, with vacant offices, workstation spaces, and storage areas. Office Building: The office building was constructed in 1982. Plans indicate multiple tenants; initially Computerland and Walker & Company, with an interior design firm and Edina Urgent Care in recent years. These tenants have vacated. US Bank occupied a few offices on the upper floor, but was in process of moving out, which will result in the building being fully vacant. General: Based on our observations and interviews, we judge that although the buildings are physically connected, they would be considered separate structures. They were designed and constructed for separate purposes of banking and general office, for different tenants, in 1975 and 1982, respectively. Each has separate addresses as previously noted, and each has separate entrances. The buildings’ foundations were separately constructed. Each has separate major systems such as electrical, elevators, HVAC, etc. We judge that each building could be made to stand alone should the other be removed. Proposed Renewal and Renovation: Please see the attached Mortenson Development site and building plans. The current bank and office buildings would need to be razed to accommodate the four planned replacement buildings. The current two parcels would be re-platted for four new lots. These would be built out as follows: Lot 1 Commercial/Grocery/Retail Lot 2 Multi-family housing Lot 3 Senior housing Lot 4 Bank branch with drive through Plus site utilities, drives, parking lots, and sidewalks throughout. Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan City of Edina Project B2010638 February 12, 2021 Page 3 We understand the bank is planned to be constructed first, with the other buildings to follow. We further understand the City might not include Lot 3 (senior housing) in the proposed Renewal and Redevelopment district. The future Lot 3 is presently a surface parking lot for the subject bank and office building, so we do not see inclusion or exclusion of the future Lot 3 impacting this analysis. Interior and Exterior Inspection The Minnesota Statute requires the municipality to make an interior and exterior inspection. Braun Intertec made such inspections between December 1 and 15, 2020. Please see the following text and appendices for more details. Coverage Tests (Subdivision 10 and Subdivision 10a) The subject Subdivisions 10 and 10a require that 70 percent of the district must be occupied parcels. A parcel is not occupied unless 15 percent of the area contains buildings, parking lots, streets, utilities, or other similar structures, and 70 percent of the district must be occupied by such parcels. The proposed district has a total of two parcels, and each are fully occupied, for a total of 100 percent occupied. This meets the 70 percent requirement of the statute. Condition of Buildings Test The Subdivision 10 requires more than 50 percent of the buildings are structurally substandard to a degree requiring substantial renovation or clearance. It further provides a threshold of repairs to meet the building code at 15 percent of the cost of a new structure of the same size and type. Subdivision 10a requires 20 percent of the buildings are structurally substandard to a degree requiring substantial renovation or clearance, with the same threshold 15 percent cost. Inspection and Replacement Cost: As previously noted, we made an interior and exterior inspection of the property, noting numerous items in need of repair or replacement. We used RS Means database information and US Bank plans and records, plus conferred with Horwitz Inc. (HVAC specialist), Schindler Elevator Company, and our staff which are engaged in architecture and construction. We estimated replacement costs for the 7001 US Bank branch and the 7025 office building. These are tabulated in detail on the attached Physical Needs and Repair Estimate spreadsheets. Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan City of Edina Project B2010638 February 12, 2021 Page 4 Summary of findings were as follows: US Bank Branch at 7001 France Avenue South Replacement cost estimate $10,780,000 Repair cost estimate $1,003,900 Percentage 9.3% Deficiencies at 7001 France Ave S included roof and insulation per Energy Code, exterior repairs, boiler replacement and related controls, elevator replacement, ADA rest rooms, sprinkler piping and firestopping, asbestos remediation during repairs, and non-compliant stairs and entry walks. Please also see the attached photos, which illustrate. Office Building at 7025 France Avenue South Replacement cost estimate $4,620,000 Repair cost estimate $876,500 Percentage 19.0% Deficiencies at 7025 France Avenue South included roof and insulation per Energy Code, exterior repairs, boiler replacement and related controls, elevator controls, ADA rest rooms, sprinkler piping and firestopping, asbestos remediation during repairs, and non-compliant entry walks. Also see the attached photos, which illustrate. Structural Deficiency Per Statute Criterion Based on the above analysis, 50 percent of the buildings on the property are structurally deficient per the criterion of the Minnesota Statute. Redevelopment Subdivision 10 criterion is more than 50 percent of the buildings are structurally deficient. This property does not meet this criterion. Renewal and Renovation Subdivision 10a criterion is 20 percent of the buildings are structurally deficient. This property meets this criterion. Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan City of Edina Project B2010638 February 12, 2021 Page 5 Distribution of Substandard Buildings The property contains two buildings, of which one (the office building) is structurally deficient. The proposed district would have 50 percent structurally deficient buildings, and this building is reasonably distributed on the site. Obsolete or Incompatible Land Use The subject US Bank Branch is reminiscent of Braun Intertec’s previous assessment of the former American Bank in Saint Paul, Minnesota which has since been razed. That is, it is a formerly independent bank, with a large structure designed to accommodate its senior management and back office functions. However, once merged into a larger bank, upper management would be located elsewhere, and likewise back office functions and storage would also be offsite. Our observation was numerous vacant offices and storage spaces in the subject US Bank building. Banking has seen many other changes since the construction of this bank in 1975. At that time, the two- story lobby with many teller windows was a necessity for large volumes of walk-up customers. Direct deposit and automated teller machines have greatly reduced such banking. Similarly, the safe deposit box vault with 12 key rooms was desirable in 1975, but interviews indicated safe deposit box rentals and access are much diminished, now that title insurance has largely replaced abstracts of title, and stock and other financial transactions are conducted online without physical certificates. We judge the subject US Bank building has many features specific to banking in its original time, which have since become obsolete. These specific features, the general layout, and access make renovation and reuse expensive and problematic. Hennepin County records indicate the assessed value of the property has substantially declined since its last sale, and US Bank has substantially deferred maintenance on the bank building, as it is a “white elephant” compared to smaller and more modern branch banks. The office building is of more general usage, so we judge it would not be considered obsolete. However, as previously noted, the office building has substantial deferred maintenance in need of repair. Finding Based on our inspection and related cost estimates as noted above, our professional opinion is the current property with the US Bank Branch (7001 France Avenue South) and the office building (7025 France Avenue South) does not meet the requirement for a Redevelopment Tax Increment Financing (TIF) District under Minnesota Statute 469.174, Subdivision 10, due to not having more than 50 percent structurally deficient buildings. Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan City of Edina Project B2010638 February 12, 2021 Page 6 Based on our inspection and related cost estimates as noted above, our professional opinion is the site meets the requirement for a Renewal and Renovation Tax Increment Financing (TIF) District under Minnesota Statute 469.174, Subdivision 10a, as it meets the criteria for coverage, structurally deficient buildings, and obsolete buildings. Attachments: Appendix A Repair Estimate, Photo Exhibit, Drawings, for 7001 France Ave S Appendix B Repair Estimate, Photo Exhibit, Drawings, for 7025 France Ave S Appendix C Hennepin County Property Data Appendix D Mortenson Development Drawings Appendix E Excerpts from Minnesota Statutes 469.174 Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix A Repair Estimate, Photo Exhibit, Drawings, for 7001 France Ave. S. Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Physical Needs and Repair Cost Estimate for TIF Study Date 2/12/2021 Client City of Edina Replacement Value 44,000 SF @ $240/SF + 3,600 SF @ $50/SF $10,780,000 Mr. Bill Neuendorf 4801 W. 50th Street Repair Cost as a Percentage of Replacement 9.3% Edina, MN 55424 Number B20 10638 Property US Bank Branch Project TIF District Assessment Location 7001 France Avenue South, Edina, MN Quantity Units Unit Cost $Extended $Comment Structural Elements, Lighting & Ventilation, Fire Protection Interior Utilities per MN Statute Roof and Roof Framing Elements Replace 7001 main roof and add insulation per Energy Code 13,250 SF 12 $159,000 Support Walls Selective foundation repairs and waterproofing 1,000 SF $4 $4,000 Selective tuck pointing 500 LF $25 $12,500 Selective sealant replacements 500 LF $12 $6,000 Light and Ventilation - Windows and Storefronts Selective sealant replacements 300 LF $12 $3,600 Light and Ventilation - HVAC Asbestos abatement 1 Each $5,000 $5,000 Remove 1975 back-up boiler 1 Each $20,000 $20,000 Replace 1975 boiler 1 Each $160,000 $160,000 Electronic thermostats in 20 zones 20 Each $1,500 $30,000 Selective piping replacements 500 LF $80 $40,000 Interior Utilities - Electrical Replace Elevator 2 machine and controls, refurbish cab 1 Each $125,000 $125,000 Interior Utilities - Plumbing Repair and expand rest rooms per Americans with Disabilities Act (ADA)6 Each $35,300 $211,800 Fire Protection Selectively replace sprinkler piping 1,000 LF $20 $20,000 Review and repair firestopping at penetrations 100 Each $300 $30,000 Asbestos Remediation During Repairs Remediate non-mechanical ACMs 1 Each $100,000 $100,000 Other Needed Code Repairs Reconstruct non-compliant stairs at East stair tower 1 Each $58,000 $58,000 Replace entry sidewalks to comply with ADA and correct tripping hazards 200 SY $70 $14,000 ADA survey and signage allowance 1 Each $5,000 $5,000 Total 1,003,900 Item to be Repaired 6.19 PCA Immediate Needs Form, Issue Date 2012/09/17, Rev. 0 Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 1 of 7 Project Number B2010638 US Bank Branch 7001 France Ave. S. Edina, MN Photograph 1 Photograph 2 South Elevation and Accessible Entrance East Elevation Photograph 3 Photograph 4 North Elevation and Mechanical Enclosure West Elevation Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 2 of 7 Project Number B2010638 US Bank Branch 7001 France Ave. S. Edina, MN Photograph 5 Photograph 6 Drive Through Bank Entry Walks Were Deteriorated and Are Trip Hazards Photograph 7 Photograph 8 Deteriorated Walk by Accessible Entrance Are Trip Hazards Parking Lot Has Areas of Localized Trip Hazards Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 3 of 7 Project Number B2010638 US Bank Branch 7001 France Ave. S. Edina, MN Photograph 9 Photograph 10 Ballasted EPDM Roof is About End of Useful Life EPDM has Strunk and is Stretching at Edges. Impending Failure Photograph 11 Photograph 12 EPDM Edge Issues are Widespread “Dead” HVAC Units on Roof Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 4 of 7 Project Number B2010638 US Bank Branch 7001 France Ave. S. Edina, MN Photograph 13 Photograph 14 “Dead” Back-up Boiler has Reportedly Been Non-Functional for About 20 Years Main 2,000,000 Btu Boiler is 46 Years Old and at End of Useful Life Photograph 15 Photograph 16 Air Handlers Were Reportedly Renovated in Recent Years Steps in Mechanical Room Are Not Code Compliant Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 5 of 7 Project Number B2010638 US Bank Branch 7001 France Ave. S. Edina, MN Photograph 17 Photograph 18 Fire Sprinkler Inspections Were Current Electrical Switchgear is Aging Photograph 19 Photograph 20 Electrical Distribution Panels Had Been Upgraded in Recent Years Elevator 1 Machinery Was Replaced in 2017 Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 6 of 7 Project Number B2010638 US Bank Branch 7001 France Ave. S. Edina, MN Photograph 21 Photograph 22 Elevator 2 Machinery is Original and Overdue for Replacement Elevator 2 Machinery Tag Indicates 1976 Age Photograph 23 Photograph 24 Firestopping is Lacking in Some Spaces and Needs to be Retrofitted Firestopping Deficiency in Need of Retrofit Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 7 of 7 Project Number B2010638 US Bank Branch 7001 France Ave. S. Edina, MN Photograph 25 Photograph 26 Six Restrooms Predate ADA and Need to be Reconstructed for Compliance and to Maintain Code Fixture Count East Steps Are Not Code Compliant and Need to be Reconstructed Photograph 27 Photograph 28 Localized Exterior Tuckpointing and Sealant Repairs are Needed Two Story Bank Lobby Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix B Repair Estimate, Photo Exhibit, Drawings, for 7025 France Ave. S. Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Physical Needs and Repair Cost Estimate for TIF Study Date 2/12/2021 Client City of Edina Replacement Value 28000 SF @ $165/SF $4,620,000 Mr. Bill Neuendorf 4801 W. 50th Street Repair Cost as a Percentage of Replacement 19.0% Edina, MN 55424 Number B20 10638 Property US Bank Office Building Project TIF District Assessment Location 7025 France Avenue South, Edina, MN Quantity Units Unit Cost $Extended $Comment Structural Elements, Lighting & Ventilation, Fire Protection Interior Utilities per MN Statute Roof and Roof Framing Elements Replace roof and add insulation per Energy Code 10,100 SF 12 $121,200 Support Walls Selective sealant replacements 500 LF $12 $6,000 Light and Ventilation - Windows and Storefronts Replace sloped glazing units 35 Each $2,000 $70,000 Replace deteriorated spandrel panels 34 Each $2,000 $68,000 Wet seal curtain walls 2,000 LF $12 $24,000 Light and Ventilation - HVAC Asbestos abatement 1 Each $5,000 $5,000 Replace 1,500,000 Btu boiler 1 Each $125,000 $125,000 Replace gas hot water heater 1 Each $6,000 $6,000 Electronic thermostats in 10 zones 10 Each $1,500 $15,000 Selective piping replacements 500 LF $80 $40,000 Interior Utilities - Electrical Upgrade elevator cab and controls 1 Each $30,000 $30,000 Interior Utilities - Plumbing Repair and expand rest rooms per Americans with Disabilities Act (ADA)6 Each $35,200 $211,200 Fire Protection Selectively replace sprinkler piping 1,000 LF $20 $20,000 Review and repair firestopping at penetrations 100 Each $300 $30,000 Repair firestopping at curtain walls 34 Each $1,000 $34,000 Asbestos Remediation During Repairs Remediate ACMs 1 Each $50,000 $50,000 Other Needed Code Repairs Replace entry sidewalks to comply with ADA and correct tripping hazards 230 SY $70 $16,100 ADA survey and signage allowance 1 Each $5,000 $5,000 Total 876,500 Item to be Repaired 6.19 PCA Immediate Needs Form, Issue Date 2012/09/17, Rev. 0 Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 1 of 5 Project Number B2010638 US Bank Office Building 7025 France Ave. S. Edina, MN Photograph 1 Photograph 2 Office Building is Attached to US Bank Branch East Elevation, Entrance, and Glazing Photograph 3 Photograph 4 South Elevation and Curtain Wall West Elevation and Curtain Walls Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 2 of 5 Project Number B2010638 US Bank Office Building 7025 France Ave. S. Edina, MN Photograph 5 Photograph 6 North Elevation is Visible Past the Drive-In Bank Curtain Wall Is Agrin and Requires Correction of Spandrel Insulation and Firestopping Photograph 7 Photograph 8 Sloped Insulated Glazing Needs to be Replaced Roof Membrane is Aging and Stretching. Needs Replacement and Added Insulation per Energy Code. Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 3 of 5 Project Number B2010638 US Bank Office Building 7025 France Ave. S. Edina, MN Photograph 9 Photograph 10 Stretching of Roof Membrane Would Result in Impending Failure and Water Damage Rooftop Unit is 8 Years Old and in Good Condition Photograph 11 Photograph 12 Entry Walks Have Trip Hazards and Need Selective Replacements Trip Hazards at Main Entrance Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 4 of 5 Project Number B2010638 US Bank Office Building 7025 France Ave. S. Edina, MN Photograph 13 Photograph 14 1982 Ajax Boiler is Rated 1,500,000 Btu and is at End of its Useful Life and Should be Replaced Boiler is 39 Years Old and Has Widespread Corrosion. Photograph 15 Photograph 16 1988 State Brand Gas Water Heater is at End of its Useful Life and Should be Replaced Elevator is Original 1982 Construction and is Due for Updated Controls Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Page 5 of 5 Project Number B2010638 US Bank Office Building 7025 France Ave. S. Edina, MN Photograph 17 Photograph 18 Rest Rooms in Upper Floor Suite Were Upgraded to ADA Upgraded Rest Room Photograph 19 Photograph 20 Six Rest Rooms Predate ADA and Require Reconstruction to Comply Non-ADA Compliant Toilet Stall Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix C Hennepin County Property Data Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Hennepin County Property Map US Bank Corner Lot 001 Date: 1/5/2021 Comments: 1 inch = 50 feet PARCEL ID: 3202824220001 OWNER NAME: Fbs First Buliding Corp PARCEL ADDRESS: 7001 France Ave S, Edina MN 55435 PARCEL AREA: 0.67 acres, 29,092 sq ft A-T-B: Torrens SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2019, PAYABLE 2020 PROPERTY TYPE: Commercial-Non Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $1,115,600 TAX TOTAL: $38,006.88 ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Commercial-non Preferred HOMESTEAD: Non-homestead MARKET VALUE: $1,475,500 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Parcel Data for Taxes Payable 2020 Property ID number:32-028-24-22-0001 Address:7001 FRANCE AVE S Municipality:EDINA School district:273 Watershed:1 Sewer district: Construction year:1975 Owner name:FBS FIRST BULIDING CORP Taxpayer name & address:FBS FIRST BULIDING CORP C/O RYAN PTS DEPT 908 PO BOX 460169 HOUSTON, TX 77056 Sale information Sales prices are reported as listed on the Certificate of Real Estate Value and are not warranted to represent arms-length transactions. NO SALE INFORMATION ON FILE FOR THIS PROPERTY. Tax parcel description The following is the County Auditor's description of this tax parcel. It may not be the legal description on the most recent conveyance document recording ownership. Please refer to the legal description of this property on the public record when preparing legal documents for recording Addition name:YORKTOWN Lot:001 Block:001 Approximate parcel size:IRREGULAR Metes & Bounds: Common abbreviations EX ROAD ALSO SUBJECT TO HWY Abstract or Torrens:TORRENS Value and tax summary for taxes payable 2020 Values established by assessor as of January 2, 2019 Estimated market value:$1,115,600 Taxable market value:$1,115,600 Total improvement amount: Total net tax:$38,006.88 Total special assessments: Solid waste fee: Total Tax:$38,006.88 Property information detail for taxes payable 2020 Values established by assessor as of January 2, 2019 Values: Land market:$930,900 Building market:$184,700 Machinery market: Total market:$1,115,600 Qualifying improvements: Veterans exclusion: Homestead market value exclusion: Classifications: Property type:COMMERCIAL NON PREFERRED Homestead status:NON-HOMESTEAD Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Relative homestead: Agricultural: Exempt status: Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Hennepin County Property Map Main Lot 003 US Bank Date: 1/5/2021 Comments: 1 inch = 100 feet PARCEL ID: 3202824220003 OWNER NAME: Fbs First Buliding Corp PARCEL ADDRESS: 7001 France Ave S, Edina MN 55435 PARCEL AREA: 5.03 acres, 219,178 sq ft A-T-B: Torrens SALE PRICE: $18,666,667 SALE DATA: 12/2001 SALE CODE: Excluded From Ratio Studies ASSESSED 2019, PAYABLE 2020 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $11,288,900 TAX TOTAL: $382,820.00 ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Commercial-preferred HOMESTEAD: Non-homestead MARKET VALUE: $13,279,300 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Parcel Data for Taxes Payable 2020 Property ID number:32-028-24-22-0003 Address:7001 FRANCE AVE S Municipality:EDINA School district:273 Watershed:1 Sewer district: Construction year:1977 Owner name:FBS FIRST BULIDING CORP Taxpayer name & address:FBS FIRST BULIDING CORP C/O RYAN PTS DEPT 908 PO BOX 460169 HOUSTON, TX 77056 Sale information Sales prices are reported as listed on the Certificate of Real Estate Value and are not warranted to represent arms-length transactions. Sale date:December, 2001 Sale price:$18,666,667 Transaction type: Tax parcel description The following is the County Auditor's description of this tax parcel. It may not be the legal description on the most recent conveyance document recording ownership. Please refer to the legal description of this property on the public record when preparing legal documents for recording Addition name:YORKTOWN Lot:002 Block:001 Approximate parcel size:IRREGULAR Metes & Bounds: Common abbreviations THAT PART OF LOT 2 LYING WLY OF THE ELY 70 FT THOF EX ROAD ALSO SUBJECT TO HWY Abstract or Torrens:TORRENS Value and tax summary for taxes payable 2020 Values established by assessor as of January 2, 2019 Estimated market value:$11,288,900 Taxable market value:$11,288,900 Total improvement amount: Total net tax:$382,820.00 Total special assessments: Solid waste fee: Total Tax:$382,820.00 Property information detail for taxes payable 2020 Values established by assessor as of January 2, 2019 Values: Land market:$7,013,700 Building market:$4,275,200 Machinery market: Total market:$11,288,900 Qualifying improvements: Veterans exclusion: Homestead market value exclusion: Classifications:Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Property type:COMMERCIAL PREFERRED Homestead status:NON-HOMESTEAD Relative homestead: Agricultural: Exempt status: Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D Mortenson Development Drawings Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan AIR CONDITIONERGAS METERFIRST FLOOR ELEVATIONFFEHANDICAP PARKINGASH TREEBIRCH TREEFRUIT TREEASHSANITARY SEWERPOSTSIGNLANDSCAPE LIGHTLIGHT POSTVALVEELECTRICAL BOXSTORM SEWERBRCFRTLCHSPCLOCUST TREECOLORADO SPRUCE TREESPNNORWAY SPRUCE TREEGAS UNDERGROUNDFIBER OPTIC UNDERGROUNDTELEPHONE UNDERGROUNDWATERMAINWOOD FENCEPOWER UNDERGROUNDCABLE TV UNDERGROUNDOAKOAK TREECRABAPPLE TREECRBMULTIMULTIPLE TRUNKELECTRICAL MANHOLETRAFFIC SIGNALTRAFFIC BOXCONCRETE SURFACEBITUMINOUS SURFACECATCH BASINSTORM MANHOLESANITARY MANHOLEHAND HOLECABLE TV BOXTELEPHONE BOXFIRE HYDRANT1. This survey was prepared using First American Title Commitment Number NCS-1026991-MPLS having an effective date of August 11, 2020 at 7:30 a.m.2. The address of the surveyed property is 7001 France Avenue S., Edina, Minnesota. (Table A Item 2)3. Subject property appears to be classified as Zone X when scaled from Flood Insurance Rate Map Community - Panel Number 27163C0340E dated 02/03/2010. (Table A Item 3)4. Subject property contains 260,594 Sq.Ft. or 5.982 acres. (Table A Item 4)5. No Zoning information provided by the title company. (Table A Item 6 (a))6. Subject property contains 199 regular parking stalls, 6 handicapped stalls and 0 motorcycle stalls. (Table A Item 9)7. The underground utilities shown have been located from field survey information and existing drawings. The surveyor makes no guarantees that the underground utilities showncomprise all such utilities in the area, either in service or abandoned. The surveyor further does not warrant that that the underground utilities shown are in the exact location indicatedalthough he does certify that they are located as accurately as possible from information available. The surveyor has not physically located the underground utilities. (State One CallTicket Nos. 202531763 & 202531764). (Table A Item 11)8. As of the date the field work was completed for this survey, there was no observable evidence of current earth moving work, exterior building construction or building additions. (Table AItem 16)9. As of the date of this survey, there are no proposed changes in street right of way lines, based on a conversation with the proper official with the City of Edina. Hennepin County has notresponded at the time of this survey. As of the date the field work was completed for this survey, there was no observable evidence of recent street or sidewalk construction or repairs.(Table A Item 17)10. The surveyor did not locate any wetland delineation markers observed in the process of conducting the fieldwork. No markers were observed. (Table A Item 18)11. Based on the information contained within title commitment listed above and a physical inspection of the subject property, the surveyor is not aware of any off site easements orservitudes other than shown hereon. (Table A Item 19)12. Bearings based on the Hennepin County coordinate system, (NAD 83 - 1986 Adjustment).Lot 1, Block 1, except that part thereof which lies Northwesterly of a line drawn from a point on the North line of Section 32, Township 28, Range 24 distant 110 feet Easterly of theNorthwest corner of said section to a point on the West line thereof distant 110 feet Southerly of said Northwest corner; Lot 2, Block 1, except the Easterly 70 feet thereof; Yorktown,Hennepin County, Minnesota.(Torrens Property: Certificate of Title No. 1077413)GENERAL NOTESLEGAL DESCRIPTIONTo: Mortenson Development, Inc., Orion Investments, US Bank National Association and First AmericanTitle Insurance Company:This is to certify that this map or plat and the survey on which it is based were made in accordance withthe 2016 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly establishedand adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 6(b), 7(a), 7(b)(1), 8, 9, 11, 13, 14, 16-19 ofTable A thereof. The fieldwork was completed on September 16, 2020.Date of Plat or Map: 09/22/2020 Nathan H. CarlsonMinnesota License No. 45873nate.carlson@westwoodps.com SCHEDULE B II TITLE ITEM NOTESSURVEYOR'S CERTIFICATEThe following notes correspond to the numbering system of Schedule B II of the above mentioned title commitment. Items 1-10, 13 & 19-22 are not survey matters.11. Easements for utility and sanitary sewer purposes shown and dedicated in the plat of Yorktown recorded June 8, 1972 as Document No. 1033725, and recited on the certificate of title.Said easement for utility and sanitary sewer purposes affects the subject property and is depicted hereon.12. Easement for telecommunications purposes, together with any incidental rights, in favor of Northwestern Bell Telephone Company, an Iowa corporation, as granted and described in theEasement dated November 10, 1970, recorded November 19, 1970 as Document No. 983149. Said easement for telecommunications purposes affects the subject property and isdepicted hereon.14. Easement for scenic and open space purposes, together with any incidental rights, in favor of the Village (now City) of Edina, Minnesota, as granted and described in the Grant ofEasement dated May 3, 1972, recorded June 8, 1972 as Document No. 1033728. Said easement for scenic and open space purposes affects the subject property and is depictedhereon.15. Public right of way for France Avenue South (also known as County Road No. 17) as currently established and maintained, including but not limited to the following:(a) Easement for Public Road Purposes dated July 5, 1972, recorded July 6, 1972 as Document No. 1036934; and(b) Permanent easement for highway purposes as described in the Final Certificate dated July 19, 1991, recorded July 22, 1991 as Document No. 2189613.Said easement for public right of way purposes affects the subject property and is depicted hereon.16. Public right of way for 70th Street West as currently established and maintained, including but not limited to the following:(a) Street right of way dedicated in the plat of Yorktown recorded June 8, 1972 as Document No. 1033725;(b) Permanent easement for highway purposes as described in the Final Certificate dated July 19, 1991, recorded July 22, 1991 as Document No. 2189613; and(c) Grant of Permanent Easement dated April 19, 2011, recorded May 26, 2011 as Document No. T4859947.Said easement for public right of way purposes affects the subject property and is depicted hereon.17. Easement for public sidewalk and utility purposes, together with any incidental rights, in favor of the City of Edina, Minnesota, as granted and described in the Grant of Permanent andTemporary Easements dated March 30, 2013, recorded April 15, 2013 as Document No. T05067233, and as affected by the Amendment to Grant of Permanent and TemporaryEasements dated October 17, 2013, recorded November 13, 2013 as Document No. T05132844. Said easement for public sidewalk and utility purposes affects the subjectproperty and is depicted hereon. Temporary easements have expired.18. The following recital will remain on the certificate of title, and all subsequent certificates of title issued for this land, until an Examiner’s Directive is obtained and recorded authorizingthe Registrar of Titles to remove the recital:“Subject to the transmission line easement and incidental rights connected therewith of Northern States Power Company, a Minnesota corporation, as contained in the Stipulation filedin Torrens Case No. 11922; now over the North 25 feet of West 70th Street as dedicated in the plat of Yorktown adjoining the above land.” Said easement for transmission linepurposes does not affect the subject property and is not depicted hereon.Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822 Minnetonka, MN 55343Toll Free(888) 937-5150SEE SHEET 2 OF 2 FOR EASEMENT DETAILAppendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan FFEASHBRCFRTLCHSPCSPNOAKCRBMULTIBITUMINOUS SURFACECONCRETE SURFACEMULTIPLE TRUNKCRABAPPLE TREEOAK TREECABLE TV UNDERGROUNDPOWER UNDERGROUNDWOOD FENCEWATERMAINTELEPHONE UNDERGROUNDFIBER OPTIC UNDERGROUNDGAS UNDERGROUNDNORWAY SPRUCE TREECOLORADO SPRUCE TREELOCUST TREESTORM SEWERSANITARY SEWERFRUIT TREEBIRCH TREEASH TREEFIRE HYDRANTTELEPHONE BOXCABLE TV BOXHAND HOLESANITARY MANHOLESTORM MANHOLECATCH BASINTRAFFIC BOXTRAFFIC SIGNALELECTRICAL MANHOLEELECTRICAL BOXVALVELIGHT POSTLANDSCAPE LIGHTSIGNPOSTHANDICAP PARKINGFIRST FLOOR ELEVATIONGAS METERAIR CONDITIONEREASEMENT DETAILPhone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822 Minnetonka, MN 55343Toll Free(888) 937-5150Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan GASGASGASGASGASGASGASGASGAS GAS GAS PUG PUG PUGPUG PUG PUG PUG PUG PUGFOFOFOFOFOFOFOFOFOFOFOFO FO FO FOFOFO FO FOPUGPUGPUGPUG WAT WAT WAT PUG PUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGGAS GAS GASGASGASCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOPUGPUGPUGPUGPUGPUGPUGPUGPUGPUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGFOFOFOFOFOFOFOFOFOFOFOFO FOFOFOFOTUG TUGPUGPUG PUGPUGPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVXXXGAS GASGASFO FOFOFOFOFOFOFOFOFOFOFO PUGPUGPUGXXX PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGCANOPYFFE=872.10FFE=860.05FFE=870.03CANOPYLANDSCAPEEDGE STEPS W/HANDRAILMONUMENTSIGNFFE=860.44BRICKRETAINING WALL CONCRETE RETAINING WALLSTONERETAININGWALL72.711.3 12.022.0 6.140.0 6.097.7 6.33.0 100.13.5 16.23.5 5.925.3 2.116.0 22.424.0 22.432.0 2.013.7131.63.116.35.372.065.844.326.366.656.227.34.68.611.38.68.34.527.2 8.3 EXISTING BRICKBUILDING7001 France Avenue,Edina, MinnesotaBuilding Footprint=24,682 Sq. Ft.STORM GRATEWOOD STEPSFND.TPOSTBLDG. HT.=29.4 FT.TRASHENCLOSURESTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO ST OSTOSTOSTOSTOSTOSTO STOSANSTOSTOSTOSTOSTOSANSANSANSANSANSANSANSANSANSTOSANSANSANSANSAN EXISTING BUILDINGTRASHENCLOSURE STOSANSTO STO WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATISLANDSPED RAMPPEDRAMPPED RAMPBENCHBITUMINOUS SURFACE 70.00WEST 70TH STREETFRANCE AVENUE SOUTH COUNTY ROAD NO. 17 110N. LINE OF SEC. 32, TWP. 28, RGE. 24NW CORNER OF SEC. 32,TWP. 28, RGE. 24110W. LINE OF SEC. 32, TWP. 28, RGE. 24 70.008882010 20 10 UTILITY EASEMENT PER THE PLATOF YORKTOWN DOC. NO.1033725 (ITEM NO. 11)22822TELECOMMUNICATIONS EASEMENTPER DOC. NO. 983149 (ITEM NO. 12)SANITARY SEWER EASEMENTPER DOC. NO. (ITEM NO. 11)152020.0015SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY)PER DOC. NO. 1033728 (ITEM NO. 14)SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY) PERDOC. NO. 1033728 (ITEM NO. 14)1010PUBLIC ROAD EASEMENT IN PER DOC.NO. 1036934 (ITEM NO. 15)STREET RIGHT OF WAY DEDICATED IN THE PLAT OFYORKTOWN DOC. NO. 1033725 (ITEM NO. 16)40 40 HIGHWAY EASEMENT PER DOC. NO.2189613 (ITEM NOS. 15 & 16)HIGHWAY EASEMENT PER DOC.NO. 2189613 (ITEM NOS. 15 & 16)PUBLIC STREET, DRAINAGE & UTILITYEASEMENT PER DOC. NO. T4859947(ITEM NO. 16)SIDEWALK & UTILITY EASEMENT PERDOC. NOS. T05067233 &T05132844(ITEM NO. 17)SIDEWALK & UTILITY EASEMENTPER DOC. NOS. T05067233 &T05132844 (ITEM NO. 17)TELECOMMUNICATIONSEASEMENT PER DOC. NO.983149 (ITEM NO. 12)11 SPACES 2 HANDICAP SPACES 10 SPACES 23 SPACES 23 SPACES 21 SPACES 22 SPACES 16 SPACES 18 SPACES 9 SPACES 4 HANDICAP SPACES 2 SPACES 5 SPACES 12 SPACES 12 SPACES 15 SPACESBACK OF CURB IS 0.4 S.OF PROPERTY LINEBACK OF CURB IS0.1 S. AND 0.7 E.OF PROPERTY LINEBACK OF CURB IS 0.8 E. OF PROPERTY LINE BACK OF CURB ONPROPERTY LINE 100.9583.42 BACK OF CURB IS 2.9SE OF PROPERTY LINEBACK OF CURB 0.2 E. OFPROPERTY LINE N89°50'44"E 505.00S00°11'54"E 496.57S89°48'06"W 524.96N00°12'08"W 476.97 28.27N44°49'18"E EEEEEEEEEEEACACMGGGGTSTSTSTSTSTSTSTSTSTSTSTSTSTTVTVHHTTVAULT-SUMP PUMPLIFT STATION(LOCKED)TTRIM=857.7INV(NE)=856.6INV(S)=856.5STOSTOSTOSTORIM=871.0FULL OF DEBRISRIM=870.6INV(E)=866.4INV(NE)-866.3RIM=871.6INV(E)=865.1INV(W)=864.9INV(S)=866.1RIM=869.1INV(E)=864.5RIM=868.3INV(N/E)=864.3INV(W)=863.6RIM=866.7INV(N)=862.7INV(S)=863.0INV(E/W)=862.6RIM=866.5INV(N)=862.6INV(E)=862.5INV(W)=861.7RIM=871.5INV(E)=867.215" RCPRIM=867.5INV=863.2RIM=857.1INV=856.6RIM=857.2INV=856.7RIM=868.4INV=857.9RIM = 862.97IE = 855.15 (CITY AS-BUILT)RIM=859.4INV=856.7SGREY WATERRIM=864.3INV=857.8RIM=860.0INV=858.1RIM=866.8INV(E)=859.4INV(W)=859.1RIM=862.9INV=860.112" RCPRIM=862.8INV(NE)=859.0INV(E/S)=857.5RIM=862.8INV(N)=857.2INV(E)=859.2INV(SE)=857.5INV(SW)=856.3RIM=866.3INV=859.6RIM=865.4INV=860.1RIM=865.9INV=860.5RIM=864.9INV=860.3RIM=866.2INV=863.3RIM=869.5FULL OFWATERRIM=871.1INV=868.015" CLAYRIM=863.4FULL OF ICE& DEBRISRIM=863.1INV(NE)=859.6INV(W)=859.1RIM=861.2INV=858.112" RCPRIM=861.8INV(E)=857.7INV(W)=858.2INV(S)=857.6RIM=862.1INV=857.912" RCPRIM=871.2INV=865.4RIM=871.1INV(N)=864.2INV(SW)=864.1RIM=871.3INV=861.6RIM=870.6INV=860.3RIM=862.5INV(N)=852.8INV(S)=852.6RIM=868.6INV(N)=858.4INV(W)=858.2SSANS15" RCP21" RCPS15" RCP 12" RCP21" RCP12" RCP21" RCP9" CLAY @ 0.8%24" RCP24" RCP24" RCP12" RCP15" CONC15" RCP12" RCP 15" RCP8"PVC 8" CLAY8" CAST IRON12" CLAY 8" CLAY 10" CLAY 8" CLAY10" CLAY12"RCPST-5ST-6ST-4ST-3ST-2ST-116" ASH13" LCH14" SPNDEAD16" LCH14" SPN12" SPN18" SPN14" LCH18" SPN14" ASH14" SPN2" ASH16" SPN14" SPN14" SPN10" ASH10" ASH8" ASH14" ASH14" ASH20" ASH13" ASH17" ASH10" ASH13" ASH15" LCH12" ASH9" ASH12" ASH10" ASH15" ASH12" ASH 10" ASH15" ASH8" ASH8" ASH12" ASH15" ASH12" ASH7" ASH8" ASH12" ASH 6" ASH14" ASH4" SPC4" SPC5" SPC5" SPCMULTI-BIRCHMULTI-BIRCHMULTI-BIRCHMULTI-BIRCHMULTI-CRB MULTI-CRB27" ASH2" OAK 15" LCH14" SPN10" SPN12" SPN10" SPN18" SPN16" SPN16" SPN12" LCH14" LCH14" LCH16" LCH20" LCH18" FRT4" ASH4" ASH4" ASH12" ASH 12" ASH 12" ASH 12" ASH GW: 853.0GW: 853.5GW: 858.0GW: 848.6GW: NOT OBSERVEDGW: NOT OBSERVEDXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \ \ \ \ \\\\\ \\\\\\\\\************************XXXXXX\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \ \\\\ \ \ \ \ \ \ \ \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\XXXXXXXXXXXXXXXXXXXXXXX\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\X\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \ \\\ \\\\\\\\\\\\\ \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \ \ \ \ \\\\\\\\ \ \ \ \ \ \ \ \ \ \ \ \\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \\\ \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \\\ \ \ \ \ \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\222222222\\\\\\\\\\\\233144444444455666666666666666778444SHEET NUMBER:DATE:DATE:LICENSE NO. I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA VERTICAL SCALE: HORIZONTAL SCALE: DRAWN: CHECKED: DESIGNED:INITIAL ISSUE: REVISIONS:PREPARED FOR: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 N:\0029211.10\DWG\CIVIL\0029211.10RM01.DWG EDINA, MN10/16/2070TH AND FRANCE REDEVELOPMENTEXISTING CONDITIONS AND REMOVALS PLAN 70TH AND FRANCE REDEVELOPMENTC100 .10/16/20 DAVID T. BADE . . . 10/16/20 4530 WEST 77TH STREET SUITE #365 EDINA, MN 55435 ORION/MORTENSON :HVWZRRG3URIHVVLRQDO6HUYLFHV,QFCommon Ground AllianceCall 48 Hours before digging:811 or call811.com### ### or ## . . . . . . . . . .PROJECT NUMBER: 0029211.10PROPERTY LINE\\\\\\CURB & GUTTERSAW CUT PAVEMENTSANSANITARY SEWERWATWATER MAINSTOSTORM SEWERCONCRETEBITUMINOUSBUILDINGTREELIGHT POLETRAFFIC SIGNEXISTINGPROPOSEDSANWATSTOCONSTRUCTION BARRICADEWATHYDRANTWATGASGASGASPUGUNDERGROUND ELECTRICPUGTUGUNDERGROUND TELEPHONETUGPOHOVERHEAD ELECTRICPOHTOHOVERHEAD TELEPHONETOHFOTELEPHONE FIBER OPTICFOCTVCABLE TELEVISIONCTVRETAINING WALLFENCEXSOIL BORING LOCATIONSB-19TREE LINEXEXISTINGREMOVALS\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\REMOVAL LEGEND1. LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THISPLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITYLOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. THE ENGINEER SHALL BE NOTIFIEDIMMEDIATELY IF ANY DISCREPANCIES ARE FOUND.2. CONTRACTOR SHALL COORDINATE LIMITS OF REMOVALS WITH PROPOSED IMPROVEMENTSAND FIELD VERIFY CONDITION OF EXISTING APPURTENANCES TO REMAIN. CONTRACTORSHALL BE RESPONSIBLE FOR PROTECTING OR REPLACING MISCELLANEOUS ITEMS (SUCH ASFENCES, SIGNS, IRRIGATION HEADS, ETC.) THAT MAY BE DAMAGED BY CONSTRUCTION.3. CONTRACTOR SHALL PLACE ALL NECESSARY EROSION CONTROL MEASURES REQUIRED TOMAINTAIN SITE STABILITY PRIOR TO EXECUTING ANY SITE REMOVALS.4. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION WITH UTILITY PROVIDERS FORREMOVAL AND/OR RELOCATION OF EXISTING UTILITIES AFFECTED BY SITE DEVELOPMENT. ALLPERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE CONTRACTOR.REMOVAL NOTESSSX*XXXNOT FOR CONSTRUCTION0'30'60'90'1" = 30'1. SAW CUT LINE2. REMOVE BITUMINOUS3. EXISTING BITUMINOUS TO REMAIN4. REMOVE CONCRETE5. REMOVE EXISTING BUILDING6. REMOVE CURB7. REMOVE RETAINING WALL8. REMOVE MONUMENT SIGNREMOVAL KEYNOTES1TREES TO BE REMOVED: 72TREES TO REMAIN: 4TOTAL TREES: 76TREE REMOVAL QUANTITIESAppendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan XXXXXX WEST 70TH STREETFRANCE AVENUE SOUTH COUNTY ROAD NO. 17 XXXWEST 70TH STREETFRANCE AVENUE SOUTH COUNTY ROAD NO. 17 XXXXLOT 1LOT 2LOT 3LOT 48882010 20 10UTILITY EASEMENT PERTHE PLAT OF YORKTOWNDOC. NO. 103372522822TELECOMMUNICATIONSEASEMENT PER DOC.NO. 983149SANITARY SEWER EASEMENTPER DOC. NO. 1033725 152020 15SCENIC AND OPEN SPACEEASEMENT IN FAVOR OFEDINA VILLAGE (NOW CITY)PER DOC. NO. 1033728SCENIC AND OPEN SPACE EASEMENTIN FAVOR OF EDINA VILLAGE (NOWCITY) PER DOC. NO. 103372810 10PUBLIC ROAD EASEMENTIN PER DOC. NO.1036934 HIGHWAY EASEMENT PER DOC. NO. 2189613 HIGHWAY EASEMENT PER DOC. NO. 2189613PUBLIC STREET, DRAINAGE & UTILITYEASEMENT PER DOC. NO. T4859947SIDEWALK & UTILITY EASEMENT PERDOC. NOS. T05067233 &T05132844 SIDEWALK & UTILITYEASEMENT PER DOC.NOS. T05067233 &T05132844TELECOMMUNICATIONSEASEMENT PER DOC.NO. 9831491 ( 1 ( 1 ( 274.92250.06264.54260.44250.62274.34245.71259.28163.93 313.04 334.45162.12 PROPOSED UTILITY EASEMENT(BY SEPARATE INSTRUMENT)PROPOSED UTILITY EASEMENT (BY SEPARATE INSTRUMENT)PROPOSED UTILITY EASEMENT(BY SEPARATE INSTRUMENT)PROPOSED ROAD EASEMENT (BY SEPARATE INSTRUMENT)303028.5 20 8.5 161628.5 20 8.5S89°48'06"W 524.96N00°12'08"W 476.97 28.27N44°49'18"E N89°50'44"E 505.00S00°11'54"E 496.57 SHEET NUMBER:DATE:DATE:LICENSE NO. I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA VERTICAL SCALE: HORIZONTAL SCALE: DRAWN: CHECKED: DESIGNED:INITIAL ISSUE: REVISIONS:PREPARED FOR: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 N:\0029211.10\DWG\CIVIL\0029211.10PP01.DWG EDINA, MN10/16/2070TH AND FRANCE REDEVELOPMENTPRELIMINARY PLAT 70TH AND FRANCE REDEVELOPMENTC101 4587310/16/20 Nathan H. Carlson . NHC BJY 10/16/20 4530 WEST 77TH STREET SUITE #365 EDINA, MN 55435 ORION/MORTENSONNOT FOR CONSTRUCTION:HVWZRRG3URIHVVLRQDO6HUYLFHV,QFCommon Ground AllianceCall 48 Hours before digging:811 or call811.com0'30'60'90'1" = 30'30' 6' or 3' . . . . . . . . . .PROJECT NUMBER: 0029211.10LOT 12.02 AC.LOT AREA(ACRE)LEGALDESCRIPTIONOFFICE/GROCERYPROPOSED USELOT 21.99 AC.MULTI-FAMILY RESIDENTIALLOT 30.93 AC.SENIOR HOUSINGLOT 41.03 AC.BANKSITE DATA CHARTOrion/Mortenson4530 West 77th St., Ste. 365Edina, MN 55435OWNER / SUBDIVIDERENGINEERWESTWOOD PROFESSIONAL SERVICES12701 WHITEWATER DRIVE, SUITE 300,MINNETONKA, MINNESOTA 55343Phone: 952-937-5150ZONINGEXISTING: PCD-3 - PLANNED COMMERCIALPROPOSED: PUD - PLANNED UNIT DEVELOPMENTTOTAL5.97 AC.Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan XXXFND.TPOSTWEST 70TH STREETFRANCE AVENUE SOUTH COUNTY ROAD NO. 17 8882010 20 10 UTILITY EASEMENT PER THE PLATOF YORKTOWN DOC. NO.1033725 (ITEM NO. 11)22822TELECOMMUNICATIONS EASEMENTPER DOC. NO. 983149 (ITEM NO. 12)SANITARY SEWER EASEMENTPER DOC. NO. (ITEM NO. 11)152020.0015SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY)PER DOC. NO. 1033728 (ITEM NO. 14)SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY) PERDOC. NO. 1033728 (ITEM NO. 14)1010PUBLIC ROAD EASEMENT IN PER DOC.NO. 1036934 (ITEM NO. 15)STREET RIGHT OF WAY DEDICATED IN THE PLAT OFYORKTOWN DOC. NO. 1033725 (ITEM NO. 16)40 40 HIGHWAY EASEMENT PER DOC. NO.2189613 (ITEM NOS. 15 & 16)HIGHWAY EASEMENT PER DOC.NO. 2189613 (ITEM NOS. 15 & 16)PUBLIC STREET, DRAINAGE & UTILITYEASEMENT PER DOC. NO. T4859947(ITEM NO. 16)SIDEWALK & UTILITY EASEMENT PERDOC. NOS. T05067233 &T05132844(ITEM NO. 17)SIDEWALK & UTILITY EASEMENTPER DOC. NOS. T05067233 &T05132844 (ITEM NO. 17)TELECOMMUNICATIONSEASEMENT PER DOC. NO.983149 (ITEM NO. 12)ST-5ST-6ST-4ST-3ST-2ST-116" ASH13" LCH14" ASH10" ASH15" LCH12" ASH GW: 853.0GW: 853.5GW: 858.0GW: 848.6GW: NOT OBSERVEDGW: NOT OBSERVEDCOMMERCIAL/GROCERY/RETAIL SPACEFOOTPRINT = 51,600 SFFFE = 868.00MULTI-FAMILY HOUSINGFOOTPRINT = 44,300 SFFFE = 870.75SENIOR HOUSINGFOOTPRINT = 21,050 SFFFE = 866.255,642 SFELEVATORLOBBYOFFICE LOBBY3,473 SFCOFFEE RETAIL1,341 SFXXXXBANK DEVELOPMENTLOT 1LOT 2LOT 3LOT 410'8.5' (TYP.)24'24'24'24'8.5' (TYP.)25.5'26'8.5'13.33'8.5'13.33'9'8.5'R10'R10'R15'R15'R45'R10'R30'R20'24'R200'R224'R146'R123'R40'R15'R15'24'26'8.5'13.33'8.5'13.33'26'8.5'13.33'8.5'13.33'24'22'24'R100'44.72'38.5'174.5'69.7'34.8'29.5'50.0'13.0'34.8'13.9'34.8'12.8'14.4'42.5'AAAABBBCA60'25.5'A1A1A1A1A1A1A1A1A1A1A1A1A1A222555556D1B51B7777888888888888888889A9A9A9A9A11111111111111511111111131313134348488A8A8A9A8A8A8AEBB2121212121219'13'10.9'12.5'12.0'8.7'10.0'8.0'S.1S.4S.1S.4S.1S.1S.4S.2S.1S.4S.4S.4S.1S.4S.2S.3S.4S.1S.4S.4S.1S.4S.1S.3S.3SHEET NUMBER:DATE:DATE:LICENSE NO. I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA VERTICAL SCALE: HORIZONTAL SCALE: DRAWN: CHECKED: DESIGNED:INITIAL ISSUE: REVISIONS:PREPARED FOR: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 N:\0029211.10\DWG\CIVIL\0029211.10SP01.DWG EDINA, MN10/16/2070TH AND FRANCE REDEVELOPMENTSITE PLAN 70TH AND FRANCE REDEVELOPMENTC200 .10/16/20 DAVID T. BADE . . . 10/16/20 4530 WEST 77TH STREET SUITE #365 EDINA, MN 55435 ORION/MORTENSONNOT FOR CONSTRUCTION:HVWZRRG3URIHVVLRQDO6HUYLFHV,QFCommon Ground AllianceCall 48 Hours before digging:811 or call811.com0'30'60'90'1" = 30'30' 6' or 3' . . . . . . . . . .PROJECT NUMBER: 0029211.10S.1S.10S.2S.3REFERENCESTOP SIGNS.4NO TRUCKSRIGHT LANE MUST TURN RIGHTPEDESTRIAN CROSSING1A B612 CURB AND GUTTER1B B618 CURB AND GUTTER2 SURMOUNTABLE CURB AND GUTTER5 VALLEY GUTTER6 CONCRETE CROSS GUTTER7 ENTRANCE THRU CURB AND GUTTER8 PRIVATE CONCRETE SIDEWALK8A PUBLIC CONCRETE SIDEWALK9 PRIVATE PEDESTRIAN CURB RAMP9A PUBLIC PEDESTRIAN CURB RAMP11 CROSS WALK STRIPING13 TRAFFIC ARROW14 SIGN INSTALLATION19 PAVEMENT SECTIONS21 HEAVY DUTY CONCRETE SECTION22 SAW CUT CONTROL JOINT24 CONCRETE CURB AT SIDEWALK31 TRANSITION CURB (B612)43 RETAINING WALL WITH FENCE USING SLEEVE-IT SYSTEM45 B612 AND SURMOUNTABLE CURB TRANSITION48 CONCRETE STAIR AND RAILING DETAIL1·EXISTING ZONING:PDC-3, PLANNED COMMERCIAL·PROPOSED ZONING:PUD - PLANNED UNIT DEVELOPMENT·PARCEL DESCRIPTION:LOT 1, BLOCK 1, YORKTOWN, HENNEPINCOUNTY, MINNESOTA·PROPERTY AREA:260,594 SF (5.98 AC)·PERVIOUS SURFACE:71,861 SF (27.6%)·IMPERVIOUS SURFACE(RATIO):188,733 SF (72.4%)·FLOOR-AREA-RATIO(FAR):SEE ARCH PLANS·BUILDING SETBACK PER CODE:XX'=FRONTXX'=SIDE / XX'=SIDE TO ROWXX'=REARLOT 1BLDG FOOTPRINTAREA(SF)LOT AREA(ACRE)LEGALDESCRIPTION51,600PROPOSED USELOT 2LOT 3LOT 4TOTAL5.98 AC.123,050-44,30021,0506,100SIGN LEGENDSITE DETAILS (SI-0XX)SITE DEVELOPMENT SUMMARYSITE DATA CHART1. BACKGROUND INFORMATION FOR THIS PROJECT PROVIDED BY WESTWOOD PROFESSIONALSERVICES, MINNETONKA, MN, 2020.2. LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THISPLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITYLOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANY DISCREPANCIES ARE FOUND, THEENGINEER SHOULD BE NOTIFIED IMMEDIATELY.3. REFER TO BOUNDARY SURVEY FOR LOT BEARINGS, DIMENSIONS AND AREAS.4. ALL DIMENSIONS ARE TO FACE OF CURB OR EXTERIOR FACE OF BUILDING UNLESS OTHERWISENOTED.5. REFER TO ARCHITECTURAL PLANS FOR EXACT BUILDING DIMENSIONS AND LOCATIONS OFEXITS, RAMPS, AND TRUCK DOCKS.6. ALL CURB RADII ARE SHALL BE 5.0 FEET (TO FACE OF CURB) UNLESS OTHERWISE NOTED.7. ALL CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISE NOTED.8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFICCONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGGERSAND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OFTHESE DEVICES SHALL BE APPROVED BY THE CITY AND ENGINEER PRIOR TO PLACEMENT.TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS.9. BITUMINOUS PAVEMENT AND CONCRETE SECTIONS TO BE IN ACCORDANCE WITH THERECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER.10. CONTRACTOR SHALL MAINTAIN FULL ACCESS TO ADJACENT PROPERTIES DURINGCONSTRUCTION AND TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TOADJACENT PROPERTIES.11. SITE LIGHTING SHOWN ON PLAN IS FOR REFERENCE ONLY. REFER TO LIGHTING PLAN PREPAREDBY OTHERS FOR SITE LIGHTING DETAILS AND PHOTOMETRICS.GENERAL SITE NOTESPROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTNORMAL DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKTIP-OUT CURB AND GUTTERSITE LEGEND5T 2.02 AC.OFFICE/GROCERY1.99 AC.MULTI-FAMILY RESIDENTIAL0.93 AC.SENIOR HOUSING1.03 AC.BANKA. PLANTER CURB (TYP.)B. CONCRETE PAVERS (TYP.)C. GENERATORD. EXISTING SURMOUNTABLE CURB IN ROUNDABOUTE. BIKE LANE EXIT RAMP ONTO SHARED SIDEWALKSITE KEYNOTESXAppendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan GASGASGASGASGASGASGASGASGAS GAS GAS PUG PUG PUGPUG PUG PUG PUG PUG PUGFOFOFOFOFOFOFOFOFOFOFOFO FO FO FOFOFO FO FOPUGPUGPUGPUG WAT PUG PUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGGAS GAS CTVCTV CTVCTVCTVCTVCTVCTVFO FO FO FOFOFOFOFOFOFOFO FO FO FO FOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFO FOPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGFOFOFOFOFOFOFOFOFOFOFOFO FOFOFOFOTUGPUGPUG PUGPUGPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVXXXFO FOFOFOFOFOFOFOFOFOFOPUGPUGPUGFND.TPOSTSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STOSTO ST OSTOSTOSTOSTOSTOSTOSANSANSANSANSANSTOSANSTOSTO WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWEST 70TH STREETFRANCE AVENUE SOUTH COUNTY ROAD NO. 17 8882010 20 10 UTILITY EASEMENT PER THE PLATOF YORKTOWN DOC. NO.1033725 (ITEM NO. 11)22822TELECOMMUNICATIONS EASEMENTPER DOC. NO. 983149 (ITEM NO. 12)SANITARY SEWER EASEMENTPER DOC. NO. (ITEM NO. 11)152020.0015SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY)PER DOC. NO. 1033728 (ITEM NO. 14)SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY) PERDOC. NO. 1033728 (ITEM NO. 14)1010PUBLIC ROAD EASEMENT IN PER DOC.NO. 1036934 (ITEM NO. 15)STREET RIGHT OF WAY DEDICATED IN THE PLAT OFYORKTOWN DOC. NO. 1033725 (ITEM NO. 16)40 40 HIGHWAY EASEMENT PER DOC. NO.2189613 (ITEM NOS. 15 & 16)HIGHWAY EASEMENT PER DOC.NO. 2189613 (ITEM NOS. 15 & 16)PUBLIC STREET, DRAINAGE & UTILITYEASEMENT PER DOC. NO. T4859947(ITEM NO. 16)SIDEWALK & UTILITY EASEMENT PERDOC. NOS. T05067233 &T05132844(ITEM NO. 17)SIDEWALK & UTILITY EASEMENTPER DOC. NOS. T05067233 &T05132844 (ITEM NO. 17)TELECOMMUNICATIONSEASEMENT PER DOC. NO.983149 (ITEM NO. 12)EEEEEEEEEEMGTSTSTSTSTSTSTSTSTTVTVHHTTTTSTOSTOSTOSTORIM=871.0FULL OF DEBRISRIM=870.6INV(E)=866.4INV(NE)-866.3RIM=871.6INV(E)=865.1INV(W)=864.9INV(S)=866.1RIM=869.1INV(E)=864.5RIM=868.3INV(N/E)=864.3INV(W)=863.6RIM=866.7INV(N)=862.7INV(S)=863.0INV(E/W)=862.6RIM=866.5INV(N)=862.6INV(E)=862.5INV(W)=861.7RIM=871.5INV(E)=867.215" RCPRIM=867.5INV=863.2RIM = 862.97IE = 855.15 (CITY AS-BUILT)RIM=866.8INV(E)=859.4INV(W)=859.1RIM=862.8INV(N)=857.2INV(E)=859.2INV(SE)=857.5INV(SW)=856.3RIM=866.2INV=863.3RIM=869.5FULL OFWATERRIM=871.1INV=868.0RIM=863.4FULL OF ICE& DEBRISRIM=863.1INV(NE)=859.6INV(W)=859.1RIM=861.2INV=858.112" RCPRIM=861.8INV(E)=857.7INV(W)=858.2INV(S)=857.6RIM=862.1INV=857.912" RCPRIM=862.5INV(N)=852.8INV(S)=852.615" RCP21" RCPS12" RCP21" RCP12" RCP21" RCP9" CLAY @ 0.8%24" RCP24" RCP24" RCP12" RCP 8"PVC 12"RCPST-5ST-6ST-4ST-3ST-2ST-116" ASH13" LCH14" ASH10" ASH15" LCH12" ASH GW: 853.0GW: 853.5GW: 858.0GW: 848.6GW: NOT OBSERVEDGW: NOT OBSERVEDCOMMERCIAL/GROCERY/RETAIL SPACEFOOTPRINT = 51,600 SFFFE = 868.00MULTI-FAMILY HOUSINGFOOTPRINT = 44,300 SFFFE = 870.75SENIOR HOUSINGFOOTPRINT = 21,050 SFFFE = 866.25XXXX865862863864 866860865859861862863864866867 868 869 867868869860865858859859859861862863864865865864864866866867867868868 8 7 0 8758678 6 8 8698 7 1 8 7 2 8 7 3 87487087586987 1 8 7 2 8 7 3 8 7 4 870867 868 8698718728738708678688698718708 7 1 8 7 0869868 8 6 7 8 6 7 868865869869871865 8678658688678 6 6866867869868867 8678688 6 9 868 869870864864864 871.83869868868869868.00867.50866.75866.50867.25867.50868.75870.75870.75870.50870.00868.00869.80869.30869.30869.30864.50864.00864.00864.00866.25867.60866.90866.25866.75865863864 8678 6 6 865 864 863866 868.00868.00868.00868.00865866866865 SHEET NUMBER:DATE:DATE:LICENSE NO. I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA VERTICAL SCALE: HORIZONTAL SCALE: DRAWN: CHECKED: DESIGNED:INITIAL ISSUE: REVISIONS:PREPARED FOR: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 N:\0029211.10\DWG\CIVIL\0029211.10GD01.DWG EDINA, MN10/16/2070TH AND FRANCE REDEVELOPMENTGRADING PLAN 70TH AND FRANCE REDEVELOPMENTC300 .10/16/20 DAVID T. BADE . . . 10/16/20 4530 WEST 77TH STREET SUITE #365 EDINA, MN 55435 ORION/MORTENSON :HVWZRRG3URIHVVLRQDO6HUYLFHV,QFCommon Ground AllianceCall 48 Hours before digging:811 or call811.com### ### or ## . . . . . . . . . .PROJECT NUMBER: 0029211.10PROPERTY LINE982980POND NORMAL WATER LEVELRIDGE LINETOP AND BOTTOM OF RETAINING WALLEMERGENCY OVERFLOWSB-19SOIL BORING LOCATIONSTOSTORM SEWERDRAIN TILEWATER MAINSANITARY SEWEREXISTINGPROPOSEDINDEX CONTOURINTERVAL CONTOUR982980WATSANSPOT ELEVATIONFLOW DIRECTIONSB-19RETAINING WALLGRADING LIMITSGLCURB AND GUTTERFLARED END SECTION (WITH RIPRAP)GRADING LEGEND1. LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THISPLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITYLOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. THE ENGINEER SHALL BE NOTIFIEDIMMEDIATELY IF ANY DISCREPANCIES ARE FOUND.2. CONTRACTORS SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS ANDDIMENSIONS OF VESTIBULE, SLOPED PAVEMENT, EXIT PORCHES, RAMPS, TRUCK DOCKS, PRECISEBUILDING DIMENSIONS, EXACT BUILDING UTILITY ENTRANCE LOCATIONS, AND EXACTLOCATIONS AND NUMBER OF DOWNSPOUTS.3. ALL EXCAVATION SHALL BE IN ACCORDANCE WITH THE CURRENT EDITION OF "STANDARDSPECIFICATIONS FOR TRENCH EXCAVATION AND BACKFILL/SURFACE RESTORATION" ASPREPARED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA.4. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE FOUR INCHES OF TOPSOIL AND SOD OR SEED.THESE AREAS SHALL BE WATERED UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. SEELANDSCAPE PLAN FOR PLANTING AND TURF ESTABLISHMENT.5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFICCONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMENAND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OFTHESE DEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFICCONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS.6. ALL SLOPES SHALL BE GRADED TO 3:1 OR FLATTER, UNLESS OTHERWISE INDICATED ON THISSHEET.7. CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING AND PROVIDE ASMOOTH FINISHED SURFACE WITH UNIFORM SLOPES BETWEEN POINTS WHERE ELEVATIONSARE SHOWN OR BETWEEN SUCH POINTS AND EXISTING GRADES.8. SPOT ELEVATIONS SHOWN INDICATE FINISHED PAVEMENT ELEVATIONS & GUTTER FLOWLINE UNLESS OTHERWISE NOTED. PROPOSED CONTOURS ARE TO FINISHED SURFACEGRADE.9. SEE SOILS REPORT FOR PAVEMENT THICKNESSES AND HOLD DOWNS.10. CONTRACTOR SHALL DISPOSE OF ANY EXCESS SOIL MATERIAL THAT EXISTS AFTER THE SITEGRADING AND UTILITY CONSTRUCTION IS COMPLETED. THE CONTRACTOR SHALL DISPOSE OFALL EXCESS SOIL MATERIAL IN A MANNER ACCEPTABLE TO THE OWNER AND THE REGULATINGAGENCIES.11. CONTRACTOR SHALL PROVIDE A STRUCTURAL RETAINING WALL DESIGN CERTIFIED BY ALICENSED PROFESSIONAL ENGINEER.12. ALL CONSTRUCTION SHALL CONFORM TO LOCAL, STATE AND FEDERAL RULES INCLUDING THENATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS.13. PRIOR TO PLACEMENT OF ANY STRUCTURE OR PAVEMENT, A PROOF ROLL, AT MINIMUM, WILLBE REQUIRED ON THE SUBGRADE. PROOF ROLLING SHALL BE ACCOMPLISHED BY MAKINGMINIMUM OF 2 COMPLETE PASSES WITH FULLY-LOADED TANDEM-AXLE DUMP TRUCK, ORAPPROVED EQUAL, IN EACH OF 2 PERPENDICULAR DIRECTIONS WHILE UNDER SUPERVISIONAND DIRECTION OF THE INDEPENDENT TESTING LABORATORY. AREAS OF FAILURE SHALL BEEXCAVATED AND RE-COMPACTED AS SPECIFIED HEREIN.14. EMBANKMENT MATERIAL PLACED BENEATH BUILDINGS AND STREET OR PARKING AREAS SHALLBE COMPACTED IN ACCORDANCE WITH THE SPECIFIED DENSITY METHOD AS OUTLINED INMNDOT 2105.3F1 AND THE REQUIREMENTS OF THE GEOTECHNICAL ENGINEER.15. EMBANKMENT MATERIAL NOT PLACED IN THE BUILDING PAD, STREETS OR PARKING AREA,SHALL BE COMPACTED IN ACCORDANCE WITH REQUIREMENTS OF THE ORDINARYCOMPACTION METHOD AS OUTLINED IN MNDOT 2105.3F2.16. ALL SOILS AND MATERIALS TESTING SHALL BE COMPLETED BY AN INDEPENDENTGEOTECHNICAL ENGINEER. EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE ORUNSUITABLE SOILS SHALL BE COMPLETED AS REQUIRED BY THE GEOTECHNICAL ENGINEER. THECONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOILS TESTS ANDINSPECTIONS WITH THE GEOTECHNICAL ENGINEER.1. BASIN EXCAVATION AND PIPE INSTALLATION MAY TAKE PLACE BEFORE CURB INSTALLATION.ALL OTHER BASIN CONSTRUCTION MUST WAIT UNTIL FINAL SITE LANDSCAPING. REMOVESEDIMENT FROM EXCAVATED BASIN PRIOR TO PLACEMENT OF FILTER MEDIA. PLACE SANDBAGS OR SIMILAR ITEM IN CURB CUTS TO PRE-FILTER STORM WATER UNTIL PLANTS AREESTABLISHED IN BASINS. MAINTAIN INLET PROTECTION ON DOWN STREAM INLETS UNTILBASINS ARE ON-LINE.2. BASIN EXCAVATION SHALL BE WITH TOOTHED-BUCKETS TO SCARIFY THE BOTTOM.3. PLACE SILT FENCE AROUND BASINS AS SHOWN IMMEDIATELY AFTER BASIN CONSTRUCTION.4. BASINS MUST BE TESTED FOR INFILTRATION RATE AFTER TOTAL SITE STABILIZATION. A DUALRING INFILTROMETER SHALL BE USED FOR TESTING. MINIMUM INFILTRATION RATE IS 1-INCHPER HOUR. IF BASIN DOES NOT MEET INFILTRATION RATE, CONTRACTOR MUST TAKECORRECTIVE ACTION UNTIL MINIMUM INFILTRATION RATE IS MET. CORRECTIVE ACTION MAYINCLUDE REMOVING PLUG IN DRAIN TILE. ALL TESTING AND CORRECTIVE ACTION SHALL BETHE RESPONSIBILITY OF THE CONTRACTOR, AND SHALL BE INCIDENTAL TO THE CONTRACT,WITH NO DIRECT COMPENSATION MADE.GRADING NOTESFILTRATION/INFILTRATION BASIN NOTES0.00%900.00900.00TW=XXX.XXBW=XXX.XXE.O.F.NOT FOR CONSTRUCTION0'30'60'90'1" = 30'Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan GASGASGASGASGASGASGASGASGAS GAS GAS PUG PUG PUGPUG PUG PUG PUG PUG PUGFOFOFOFOFOFOFOFOFOFOFOFO FO FO FOFOFO FO FOPUGPUGPUGPUG WAT PUG PUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGGAS GAS CTVCTV CTVCTVCTVCTVCTVCTVFO FO FO FOFOFOFOFOFOFOFO FO FO FO FOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFO FOPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGFOFOFOFOFOFOFOFOFOFOFOFO FOFOFOFOTUGPUGPUG PUGPUGPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVXXXFO FOFOFOFOFOFOFOFOFOFOPUGPUGPUGFND.TPOSTSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STOSTO ST OSTOSTOSTOSTOSTOSTOSANSANSANSANSANSTOSANSTOSTO WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWEST 70TH STREETFRANCE AVENUE SOUTH COUNTY ROAD NO. 17 8882010 20 10 UTILITY EASEMENT PER THE PLATOF YORKTOWN DOC. NO.1033725 (ITEM NO. 11)22822TELECOMMUNICATIONS EASEMENTPER DOC. NO. 983149 (ITEM NO. 12)SANITARY SEWER EASEMENTPER DOC. NO. (ITEM NO. 11)152020.0015SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY)PER DOC. NO. 1033728 (ITEM NO. 14)SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY) PERDOC. NO. 1033728 (ITEM NO. 14)1010PUBLIC ROAD EASEMENT IN PER DOC.NO. 1036934 (ITEM NO. 15)STREET RIGHT OF WAY DEDICATED IN THE PLAT OFYORKTOWN DOC. NO. 1033725 (ITEM NO. 16)40 40 HIGHWAY EASEMENT PER DOC. NO.2189613 (ITEM NOS. 15 & 16)HIGHWAY EASEMENT PER DOC.NO. 2189613 (ITEM NOS. 15 & 16)PUBLIC STREET, DRAINAGE & UTILITYEASEMENT PER DOC. NO. T4859947(ITEM NO. 16)SIDEWALK & UTILITY EASEMENT PERDOC. NOS. T05067233 &T05132844(ITEM NO. 17)SIDEWALK & UTILITY EASEMENTPER DOC. NOS. T05067233 &T05132844 (ITEM NO. 17)TELECOMMUNICATIONSEASEMENT PER DOC. NO.983149 (ITEM NO. 12)EEEEEEEEEEMGTSTSTSTSTSTSTSTSTTVTVHHTTTTSTOSTOSTOSTORIM=871.0FULL OF DEBRISRIM=870.6INV(E)=866.4INV(NE)-866.3RIM=871.6INV(E)=865.1INV(W)=864.9INV(S)=866.1RIM=869.1INV(E)=864.5RIM=868.3INV(N/E)=864.3INV(W)=863.6RIM=866.7INV(N)=862.7INV(S)=863.0INV(E/W)=862.6RIM=866.5INV(N)=862.6INV(E)=862.5INV(W)=861.7RIM=871.5INV(E)=867.215" RCPRIM=867.5INV=863.2RIM = 862.97IE = 855.15 (CITY AS-BUILT)RIM=866.8INV(E)=859.4INV(W)=859.1RIM=862.8INV(N)=857.2INV(E)=859.2INV(SE)=857.5INV(SW)=856.3RIM=866.2INV=863.3RIM=869.5FULL OFWATERRIM=871.1INV=868.0RIM=863.4FULL OF ICE& DEBRISRIM=863.1INV(NE)=859.6INV(W)=859.1RIM=861.2INV=858.112" RCPRIM=861.8INV(E)=857.7INV(W)=858.2INV(S)=857.6RIM=862.1INV=857.912" RCPRIM=862.5INV(N)=852.8INV(S)=852.615" RCP21" RCPS12" RCP21" RCP12" RCP21" RCP9" CLAY @ 0.8%24" RCP24" RCP24" RCP12" RCP 8"PVC 12"RCPST-5ST-6ST-4ST-3ST-2ST-116" ASH13" LCH14" ASH10" ASH15" LCH12" ASH GW: 853.0GW: 853.5GW: 858.0GW: 848.6GW: NOT OBSERVEDGW: NOT OBSERVEDCOMMERCIAL/GROCERY/RETAIL SPACEFOOTPRINT = 51,600 SFFFE = 868.00MULTI-FAMILY HOUSINGFOOTPRINT = 44,300 SFFFE = 870.75SENIOR HOUSINGFOOTPRINT = 21,050 SFFFE = 866.255,642 SFELEVATORLOBBYOFFICE LOBBY3,473 SFCOFFEE RETAIL1,341 SFXXXXBANK DEVELOPMENT8" SAN STUBIE=858.788" WM STUB8" SAN STUBIE=857.158" WM STUB8" WM STUB6" SAN STUBIE=856.466" SAN STUBIE=860.278" SAN STUBIE=861.366" WM STUB8" WM STUBHYDRANTHYDRANTHYDRANTHYDRANTHYDRANT6" WM STUB6" SAN STUB119 LF - 10" PVC @ 0.70%SAN MH 11RIM=862.45IE(E)=855.52IE(SW)=855.42CORE DRILL INTOEXISTING SAN MH 10RIM=862.97IE(S,NE)=855.1539 LF - 10" PVC @ 0.70%SAN MH 12RIM=862.90IE(N)=855.96IE(E)=855.96IE(W)=855.8648 LF - 10" PVC @ 0.70%SAN MH 13RIM=864.50IE(N,E)=856.90IE(W)=856.80218 LF - 10" PVC @ 0.70%SAN MH 14RIM=867.00IE(E,S)=858.52IE(W)=858.42SAN MH 15RIM=867.80IE(N)=859.15IE(W)=859.0576 LF - 10" PVC @ 0.70%SAN MH 16RIM=869.10IE(W,N)=859.95IE(S)=859.85100 LF - 10" PVC @ 0.70%171 LF - 8" PVC @ 0.70%SAN MH 16RIM=870.00IE(W)=861.25IE(S)=861.1516 LF - 8" PVC @ 0.70%16 LF - 6" PVC @ 2.00%26 LF - 10" PVC @ 1.00%25 LF - 8" PVC @ 1.00%INSULATE PIPE25 LF - 6" PVC @ 2.00%8" DIP1234567891011121314151617181920AAA8" DIP8" DIP8" DIP8" DIPSHEET NUMBER:DATE:DATE:LICENSE NO. I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA VERTICAL SCALE: HORIZONTAL SCALE: DRAWN: CHECKED: DESIGNED:INITIAL ISSUE: REVISIONS:PREPARED FOR: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 N:\0029211.10\DWG\CIVIL\0029211.10UT01.DWG EDINA, MN10/16/2070TH AND FRANCE REDEVELOPMENTSANITARY AND WATERMAIN PLAN 70TH AND FRANCE REDEVELOPMENTC400 .10/16/20 DAVID T. BADE . . . 10/16/20 4530 WEST 77TH STREET SUITE #365 EDINA, MN 55435 ORION/MORTENSON :HVWZRRG3URIHVVLRQDO6HUYLFHV,QFCommon Ground AllianceCall 48 Hours before digging:811 or call811.com### ### or ## . . . . . . . . . .PROJECT NUMBER: 0029211.10SANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINEASEMENT LINEPROPERTY LINEWATHYDRANTGATE VALVEDRAIN TILEFLARED END SECTION (WITH RIPRAP)LIGHT POLEGASGASGASPUGUNDERGROUND ELECTRICPUGTUGUNDERGROUND TELEPHONETOHPOHOVERHEAD ELECTRICPOHTOHOVERHEAD TELEPHONETOHFOTELEPHONE FIBER OPTICFOCTVCABLE TELEVISIONCTVFMFMSANITARY SEWER FORCE MAINCURB AND GUTTERUTILITY LEGEND1. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESEPLANS ARE BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND LIMITED MEASUREMENTS TAKEN IN THE FIELD. THEINFORMATION SHALL NOT BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS PRIORTO CONSTRUCTION AND NOTIFY THE OWNER OR ENGINEER OF DISCREPANCIES.2. ALL SANITARY SEWER, STORM SEWER AND WATER MAIN MATERIAL AND INSTALLATIONS SHALL BE PER CITY REQUIREMENTS, MINNESOTAPLUMBING CODE, AND IN ACCORDANCE WITH THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICELINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OFMINNESOTA.3. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE NECESSARY FEDERAL, STATE AND LOCAL PERMITS FOR THE PROPOSEDWORK OR VERIFY WITH THE OWNER OR ENGINEER THAT PERMITS HAVE BEEN OBTAINED. PERMIT FEES SHALL BE THE RESPONSIBILITY OFTHE CONTRACTOR UNLESS OTHERWISE ARRANGED WITH THE OWNER.4. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF DOORWAYS, RAMPS, TRUCK DOCKS,PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY CONNECTION LOCATIONS.5. ALL PRIVATE UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE APPROPRIATE UTILITY COMPANY.THE CONTRACTOR SHALL COORDINATE THE SERVICE LINE CONSTRUCTION WITH THE UTILITY COMPANIES.6. CONTRACTOR SHALL OBTAIN ALL NECESSARY CITY PERMITS FOR UTILITY CONNECTIONS, AND UTILITIES SHALL BE INSPECTED ANDAPPROVED BY THE CITY. THE CITY SHALL BE NOTIFIED 48-HOURS PRIOR TO COMMENCING WITH THE UTILITY CONSTRUCTION OR ANYREQUIRED TESTING. CONTRACTOR SHALL NOT OPERATE, INTERFERE WITH, CONNECT ANY PIPE OR HOSE TO, OR TAP ANY WATER MAINBELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY. ANY ADVERSE CONSEQUENCES OF SCHEDULED ORUNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE TO BE THE RESPONSIBILITY OF THE CONTRACTOR.7. WATER MAIN LENGTHS AS SHOWN ARE APPROXIMATE HORIZONTAL LENGTHS. ALLOW FOR ADDITIONAL PIPE WHEN INSTALLING ONSLOPES OR WHEN DEFLECTIONS ARE REQUIRED. THE JOINT DEFLECTIONS SHALL NOT EXCEED THE MAXIMUM RECOMMENDED BY THE PIPEMANUFACTURER OR BY LOCAL GOVERNING SPECIFICATIONS. FITTINGS REQUIRED TO CONSTRUCT WATER MAIN SHALL BE INCLUDED INWATER MAIN CONSTRUCTION.8. PROVIDE WATER MAIN THRUST RESTRAINTS PER CITY STANDARD REQUIREMENTS.9. A MINIMUM VERTICAL SEPARATION OF 18 INCHES IS REQUIRED AT ALL WATER LINE CROSSINGS WITH SANITARY SEWER OR STORMSEWER. THE WATER LINE SHALL NOT HAVE JOINTS OR CONNECTION WITHIN 10-FEET OF THE CROSSING. INSULATE CROSSINGS WITHSTORM SEWER.10. UTILITY SERVICES TYPICALLY TERMINATE 5' OUTSIDE BUILDING WALL UNLESS OTHERWISE SHOWN OR NOTED.11. DUCTILE IRON WATER LINES SHALL BE CLASS 52, PER AWWA C115 OR C151. COPPER WATER LINES SHALL BE TYPE K PER ASTM B88. PVCWATER LINES SHALL BE PER AWWA C900 AND INSTALLED PER AWWA C605 IF ALLOWED BY CITY.12. ALL WATER LINES SHALL HAVE 7.5' MINIMUM COVER. INSULATE WATER MAIN IF LESS THAN 8' OF COVER. INSULATION SHALL BE DOWSTYROFOAM HI BRAND 35 OR EQUIVALENT, WITH 4 INCHES OF THICKNESS.13. SANITARY SEWER PIPE OUTSIDE THE BUILDING ENVELOPE SHALL BE POLYVINYL CHLORIDE (PVC) SDR 35 OR 26. SDR 26 IS REQUIRED FORDEPTHS GREATER THAN 15 FEET. SANITARY SEWER PIPE WITHIN 5 FEET OF THE BUILDING AND UNDER FOOTINGS SHALL BE SCHEDULE 40PER ASTM D2665. ALL PLASTIC SANITARY SEWER SHALL BE INSTALLED PER D2321. SOLVENT WELD JOINTS MUST INCLUDE USE OF APRIMER WHICH IS OF A CONTRASTING COLOR TO THE PIPE AND CEMENT. ALL SANITARY SEWER SHALL BE TESTED ACCORDING TOMINNESOTA PLUMBING CODE, PART 712.0.14. STORM SEWER PIPE:A. RCP AND HDPE PIPE MAY BE INSTALLED WITH APPROVAL OF LOCAL GOVERNING AGENCY.B. REINFORCED CONCRETE PIPE SHALL BE CLASS 5 FOR PIPE DIAMETERS 18" AND SMALLER, CLASS 3 FOR PIPE DIAMETERS 21" ANDLARGER UNLESS OTHERWISE NOTED, PER ASTM C76 WITH R-4 GASKETS.C. HDPE STORM PIPE 4- TO 10-INCHES IN DIAMETER SHALL MEET REQUIREMENTS OF AASHTO M252. HDPE STORM PIPE 12- TO60-INCHES IN DIAMETER SHALL MEET REQUIREMENTS OF ASTM F2306. FITTINGS SHALL BE PER ASTM D3212 AND INSTALLED PERASTM D2321.D. PVC STORM SEWER PIPE AND FITTINGS SHALL BE SCHEDULE 40 PIPE PER ASTM D2665 AND INSTALLED PER ASTM D2321.E. CORRUGATED METAL PIPE (CMP) FOR SIZES 18- TO 120-INCH AND MUST MEET ASTM A760 OR ASTM A796 AND BE INSTALLED PERASTM A798. CMP MAY NOT BE INSTALLED WITHIN 10-FEET OF A WATERMAIN, WATER SERVICE, OR A BUILDING.F. ALL STORM SEWER JOINTS AND STRUCTURE CONNECTIONS SHALL BE GASTIGHT OR WATERTIGHT AS REQUIRED BY MINNESOTAPLUMBING CODE, PART 707.3. STORM SEWER LOCATED WITHIN 10-FEET OF A BUILDING AND/OR WATER LINE SHALL BE TESTED PERMINNESOTA PLUMBING CODE, PART 712.15. ALL NONCONDUCTIVE PIPE SHALL BE INSTALLED WITH A LOCATE (TRACER) WIRE PER MINNESOTA RULES, PART 7560.0150.16. POST INDICATOR VALVES SHALL BE CLOW F-5750 (OR EQUIVALENT) MEETING AWWA STANDARD C509 AND CITY STANDARDS. VALVE TOBE MECHANICAL JOINT RESILIENT WEDGE GATE VALVE. POST TO BE ADJUSTABLE FOR 8 FEET WATER MAIN DEPTH. THE ELECTRICAL ALARMSWITCH SHALL BE PART NO. PCVS2 (OR EQUIVALENT).17. AFTER CONSTRUCTION IS COMPLETED, THE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN AS-BUILT RECORD OF UTILITYCONSTRUCTION. THE AS-BUILT SHALL INCLUDE LOCATION AND LENGTH DEVIATIONS OR CHANGES TO THE PLAN. CONTRACTOR TOVERIFY WITH OWNER OR ENGINEER WHETHER A PLAN WITH POST-CONSTRUCTION ELEVATIONS IS REQUIRED.18. ALL MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0.05 FEET. RIM ELEVATIONS ON PLAN REFLECT THE SUMPED ELEVATIONS.19. ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15 FEET AND MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0.05FEET. RIM ELEVATIONS ON PLAN REFLECT THE SUMPED ELEVATIONS.GENERAL UTILITY NOTESSDTNOT FOR CONSTRUCTION0'30'60'90'1" = 30'A. CONNECT TO EXISTING. COORDINATE CONNECTION WITH THE CITY.UTILITY KEYNOTEAAppendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan GASGASGASGASGASGASGASGASGAS GAS GAS PUG PUG PUGPUG PUG PUG PUG PUG PUGFOFOFOFOFOFOFOFOFOFOFOFO FO FO FOFOFO FO FOPUGPUGPUGPUG WAT PUG PUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGGAS GAS CTVCTV CTVCTVCTVCTVCTVCTVFO FO FO FOFOFOFOFOFOFOFO FO FO FO FOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFO FOPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGFOFOFOFOFOFOFOFOFOFOFOFO FOFOFOFOTUGPUGPUG PUGPUGPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVXXXFO FOFOFOFOFOFOFOFOFOFOPUGPUGPUGFND.TPOSTSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STOSTO ST OSTOSTOSTOSTOSTOSTOSANSANSANSANSANSTOSANSTOSTO WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWEST 70TH STREETFRANCE AVENUE SOUTH COUNTY ROAD NO. 17 8882010 20 10 UTILITY EASEMENT PER THE PLATOF YORKTOWN DOC. NO.1033725 (ITEM NO. 11)22822TELECOMMUNICATIONS EASEMENTPER DOC. NO. 983149 (ITEM NO. 12)SANITARY SEWER EASEMENTPER DOC. NO. (ITEM NO. 11)152020.0015SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY)PER DOC. NO. 1033728 (ITEM NO. 14)SCENIC AND OPEN SPACE EASEMENT INFAVOR OF EDINA VILLAGE (NOW CITY) PERDOC. NO. 1033728 (ITEM NO. 14)1010PUBLIC ROAD EASEMENT IN PER DOC.NO. 1036934 (ITEM NO. 15)STREET RIGHT OF WAY DEDICATED IN THE PLAT OFYORKTOWN DOC. NO. 1033725 (ITEM NO. 16)40 40 HIGHWAY EASEMENT PER DOC. NO.2189613 (ITEM NOS. 15 & 16)HIGHWAY EASEMENT PER DOC.NO. 2189613 (ITEM NOS. 15 & 16)PUBLIC STREET, DRAINAGE & UTILITYEASEMENT PER DOC. NO. T4859947(ITEM NO. 16)SIDEWALK & UTILITY EASEMENT PERDOC. NOS. T05067233 &T05132844(ITEM NO. 17)SIDEWALK & UTILITY EASEMENTPER DOC. NOS. T05067233 &T05132844 (ITEM NO. 17)TELECOMMUNICATIONSEASEMENT PER DOC. NO.983149 (ITEM NO. 12)EEEEEEEEEEMGTSTSTSTSTSTSTSTSTTVTVHHTTTTSTOSTOSTOSTORIM=871.0FULL OF DEBRISRIM=870.6INV(E)=866.4INV(NE)-866.3RIM=871.6INV(E)=865.1INV(W)=864.9INV(S)=866.1RIM=869.1INV(E)=864.5RIM=868.3INV(N/E)=864.3INV(W)=863.6RIM=866.7INV(N)=862.7INV(S)=863.0INV(E/W)=862.6RIM=866.5INV(N)=862.6INV(E)=862.5INV(W)=861.7RIM=871.5INV(E)=867.215" RCPRIM=867.5INV=863.2RIM = 862.97IE = 855.15 (CITY AS-BUILT)RIM=866.8INV(E)=859.4INV(W)=859.1RIM=862.8INV(N)=857.2INV(E)=859.2INV(SE)=857.5INV(SW)=856.3RIM=866.2INV=863.3RIM=869.5FULL OFWATERRIM=871.1INV=868.0RIM=863.4FULL OF ICE& DEBRISRIM=863.1INV(NE)=859.6INV(W)=859.1RIM=861.2INV=858.112" RCPRIM=861.8INV(E)=857.7INV(W)=858.2INV(S)=857.6RIM=862.1INV=857.912" RCPRIM=862.5INV(N)=852.8INV(S)=852.615" RCP21" RCPS12" RCP21" RCP12" RCP21" RCP9" CLAY @ 0.8%24" RCP24" RCP24" RCP12" RCP 8"PVC 12"RCPST-5ST-6ST-4ST-3ST-2ST-116" ASH13" LCH14" ASH10" ASH15" LCH12" ASH GW: 853.0GW: 853.5GW: 858.0GW: 848.6GW: NOT OBSERVEDGW: NOT OBSERVEDCOMMERCIAL/GROCERY/RETAIL SPACEFOOTPRINT = 51,600 SFFFE = 868.00MULTI-FAMILY HOUSINGFOOTPRINT = 44,300 SFFFE = 870.75SENIOR HOUSINGFOOTPRINT = 21,050 SFFFE = 866.25XXXX8" PVC ROOF DRAINIE=861.258" PVC ROOF DRAINIE=861.258" PVC ROOF DRAINIE=861.2510" PVC ROOF DRAINIE=862.1010" PVC ROOF DRAINIE=860.1012" PVC ROOF DRAINIE=859.50FLOOD STORAGE VAULTBOTTOM OF VAULT = 855.00TOP OF VAULT = 862.00TOTAL VOLUME = 30,240 CFSTORMTECH MC-3500 CHAMBERSBOTTOM OF ROCK=856.00BOTTOM OF CHAMBERS=856.75WEIR ELEV=858.75INFILTRATION VOLUME=19,796 CFTOTAL VOLUME=32,712 CF18" STORM STUBIE=859.10STMH 101RIM=862.80IE(S,NE)=856.6028 LF - 15" RCP@ 1.04%54 LF - 15" RCP @ 1.04%REPLACE STMH 100RIM=862.80IE(W,N)=856.30STMH 102RIM=864.30IE(N)=859.30IE(SW,E)=857.15202 LF - 15" RCP @ 0.50%STMH 103RIM=865.25IE(NE,W)=858.17OCS 104RIM=864.75IE(N)=856.75IE(SW)=858.2823 LF - 15" RCP @ 0.50%CBMH 302RIM=865.30IE(E)=861.05IE(S)=859.30IE(W)=859.00110 LF - 21" RCP @ 0.50%CBMH 201RIM=865.35IE(NE)=861.353' SUMP=858.3516 LF -12" RCP@ 0.60%STMH 200RIM=865.50IE(SW)=861.25IE(W,E)=857.95CB 310RIM=863.50IE(S,E)=859.00STMH 300RIM=865.20IE(S)=858.28IE(N,E)=856.75CBMH 301RIM=865.35IE(E)=858.70IE(W,N)=858.453' SUMP=855.4556 LF - 30" RCP@ 0.30%STORMWATER PUMP - DUPLEX DISCHARGE RATE BELOW5 CFS. RATE TO BE COORDINATED WITH CITY.CONNECT TO BOX CULVERTSTORAGE SYSTEM.29 LF - 18" RCP@ 1.00%CB 304RIM=865.50IE(W,E)=862.50190 LF - 12" RCP @ 0.50%100 LF - 12" RCP @ 0.50%CBMH 302RIM=867.60IE(S,W)=862.00CB 411RIM=866.15IE(E)=862.153' SUMP=859.15CB 421RIM=867.15IE(E)=863.153' SUMP=860.15STMH 430RIM=867.90IE(E)=862.00IE(N,S)=857.95STMH 440RIM=866.10IE(E)=860.00IE(N,S)=857.9524 LF - TRENCHDRAIN @ 1.00%TRENCH DRAINRIM=867.80IE(S)=866.56TRENCH DRAINRIM=867.80IE(S)=866.80120 LF - 12" PVC @ 0.78%CBMH 501RIM=870.60IE(E)=866.40IE(S)=865.63IE(N)=865.1333 LF - 15" RCP @ 0.70%REBUILD STMH 500RIM=871.60IE(N)=867.05IE(E)=865.10IE(S)=864.90IE(W)=864.901234567891011121314151617181920GENERATOR FOR STORM PUMP - GARAGE LEVELSHEET NUMBER:DATE:DATE:LICENSE NO. I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA VERTICAL SCALE: HORIZONTAL SCALE: DRAWN: CHECKED: DESIGNED:INITIAL ISSUE: REVISIONS:PREPARED FOR: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 N:\0029211.10\DWG\CIVIL\0029211.10UT01.DWG EDINA, MN10/16/2070TH AND FRANCE REDEVELOPMENTSTORM SEWER PLAN 70TH AND FRANCE REDEVELOPMENTC401 .10/16/20 DAVID T. BADE . . . 10/16/20 4530 WEST 77TH STREET SUITE #365 EDINA, MN 55435 ORION/MORTENSON :HVWZRRG3URIHVVLRQDO6HUYLFHV,QFCommon Ground AllianceCall 48 Hours before digging:811 or call811.com### ### or ## . . . . . . . . . .PROJECT NUMBER: 0029211.10SANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINEASEMENT LINEPROPERTY LINEWATHYDRANTGATE VALVEDRAIN TILEFLARED END SECTION (WITH RIPRAP)LIGHT POLEGASGASGASPUGUNDERGROUND ELECTRICPUGTUGUNDERGROUND TELEPHONETOHPOHOVERHEAD ELECTRICPOHTOHOVERHEAD TELEPHONETOHFOTELEPHONE FIBER OPTICFOCTVCABLE TELEVISIONCTVFMFMSANITARY SEWER FORCE MAINCURB AND GUTTERUTILITY LEGEND1. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESEPLANS ARE BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND LIMITED MEASUREMENTS TAKEN IN THE FIELD. THEINFORMATION SHALL NOT BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS PRIORTO CONSTRUCTION AND NOTIFY THE OWNER OR ENGINEER OF DISCREPANCIES.2. ALL SANITARY SEWER, STORM SEWER AND WATER MAIN MATERIAL AND INSTALLATIONS SHALL BE PER CITY REQUIREMENTS, MINNESOTAPLUMBING CODE, AND IN ACCORDANCE WITH THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICELINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OFMINNESOTA.3. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE NECESSARY FEDERAL, STATE AND LOCAL PERMITS FOR THE PROPOSEDWORK OR VERIFY WITH THE OWNER OR ENGINEER THAT PERMITS HAVE BEEN OBTAINED. PERMIT FEES SHALL BE THE RESPONSIBILITY OFTHE CONTRACTOR UNLESS OTHERWISE ARRANGED WITH THE OWNER.4. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF DOORWAYS, RAMPS, TRUCK DOCKS,PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY CONNECTION LOCATIONS.5. ALL PRIVATE UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE APPROPRIATE UTILITY COMPANY.THE CONTRACTOR SHALL COORDINATE THE SERVICE LINE CONSTRUCTION WITH THE UTILITY COMPANIES.6. CONTRACTOR SHALL OBTAIN ALL NECESSARY CITY PERMITS FOR UTILITY CONNECTIONS, AND UTILITIES SHALL BE INSPECTED ANDAPPROVED BY THE CITY. THE CITY SHALL BE NOTIFIED 48-HOURS PRIOR TO COMMENCING WITH THE UTILITY CONSTRUCTION OR ANYREQUIRED TESTING. CONTRACTOR SHALL NOT OPERATE, INTERFERE WITH, CONNECT ANY PIPE OR HOSE TO, OR TAP ANY WATER MAINBELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY. ANY ADVERSE CONSEQUENCES OF SCHEDULED ORUNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE TO BE THE RESPONSIBILITY OF THE CONTRACTOR.7. WATER MAIN LENGTHS AS SHOWN ARE APPROXIMATE HORIZONTAL LENGTHS. ALLOW FOR ADDITIONAL PIPE WHEN INSTALLING ONSLOPES OR WHEN DEFLECTIONS ARE REQUIRED. THE JOINT DEFLECTIONS SHALL NOT EXCEED THE MAXIMUM RECOMMENDED BY THE PIPEMANUFACTURER OR BY LOCAL GOVERNING SPECIFICATIONS. FITTINGS REQUIRED TO CONSTRUCT WATER MAIN SHALL BE INCLUDED INWATER MAIN CONSTRUCTION.8. PROVIDE WATER MAIN THRUST RESTRAINTS PER CITY STANDARD REQUIREMENTS.9. A MINIMUM VERTICAL SEPARATION OF 18 INCHES IS REQUIRED AT ALL WATER LINE CROSSINGS WITH SANITARY SEWER OR STORMSEWER. THE WATER LINE SHALL NOT HAVE JOINTS OR CONNECTION WITHIN 10-FEET OF THE CROSSING. INSULATE CROSSINGS WITHSTORM SEWER.10. UTILITY SERVICES TYPICALLY TERMINATE 5' OUTSIDE BUILDING WALL UNLESS OTHERWISE SHOWN OR NOTED.11. DUCTILE IRON WATER LINES SHALL BE CLASS 52, PER AWWA C115 OR C151. COPPER WATER LINES SHALL BE TYPE K PER ASTM B88. PVCWATER LINES SHALL BE PER AWWA C900 AND INSTALLED PER AWWA C605 IF ALLOWED BY CITY.12. ALL WATER LINES SHALL HAVE 8' MINIMUM COVER. INSULATE WATER MAIN IF LESS THAN 8' OF COVER. INSULATION SHALL BE DOWSTYROFOAM HI BRAND 35 OR EQUIVALENT, WITH 4 INCHES OF THICKNESS.13. SANITARY SEWER PIPE OUTSIDE THE BUILDING ENVELOPE SHALL BE POLYVINYL CHLORIDE (PVC) SDR 35 OR 26. SDR 26 IS REQUIRED FORDEPTHS GREATER THAN 15 FEET. SANITARY SEWER PIPE WITHIN 5 FEET OF THE BUILDING AND UNDER FOOTINGS SHALL BE SCHEDULE 40PER ASTM D2665. ALL PLASTIC SANITARY SEWER SHALL BE INSTALLED PER D2321. SOLVENT WELD JOINTS MUST INCLUDE USE OF APRIMER WHICH IS OF A CONTRASTING COLOR TO THE PIPE AND CEMENT. ALL SANITARY SEWER SHALL BE TESTED ACCORDING TOMINNESOTA PLUMBING CODE, PART 712.0.14. STORM SEWER PIPE:A. RCP AND HDPE PIPE MAY BE INSTALLED WITH APPROVAL OF LOCAL GOVERNING AGENCY.B. REINFORCED CONCRETE PIPE SHALL BE CLASS 5 FOR PIPE DIAMETERS 18" AND SMALLER, CLASS 3 FOR PIPE DIAMETERS 21" ANDLARGER UNLESS OTHERWISE NOTED, PER ASTM C76 WITH R-4 GASKETS.C. HDPE STORM PIPE 4- TO 10-INCHES IN DIAMETER SHALL MEET REQUIREMENTS OF AASHTO M252. HDPE STORM PIPE 12- TO60-INCHES IN DIAMETER SHALL MEET REQUIREMENTS OF ASTM F2306. FITTINGS SHALL BE PER ASTM D3212 AND INSTALLED PERASTM D2321.D. PVC STORM SEWER PIPE AND FITTINGS SHALL BE SCHEDULE 40 PIPE PER ASTM D2665 AND INSTALLED PER ASTM D2321.E. CORRUGATED METAL PIPE (CMP) FOR SIZES 18- TO 120-INCH AND MUST MEET ASTM A760 OR ASTM A796 AND BE INSTALLED PERASTM A798. CMP MAY NOT BE INSTALLED WITHIN 10-FEET OF A WATERMAIN, WATER SERVICE, OR A BUILDING.F. ALL STORM SEWER JOINTS AND STRUCTURE CONNECTIONS SHALL BE GASTIGHT OR WATERTIGHT AS REQUIRED BY MINNESOTAPLUMBING CODE, PART 707.3. STORM SEWER LOCATED WITHIN 10-FEET OF A BUILDING AND/OR WATER LINE SHALL BE TESTED PERMINNESOTA PLUMBING CODE, PART 712.15. ALL NONCONDUCTIVE PIPE SHALL BE INSTALLED WITH A LOCATE (TRACER) WIRE PER MINNESOTA RULES, PART 7560.0150.16. POST INDICATOR VALVES SHALL BE CLOW F-5750 (OR EQUIVALENT) MEETING AWWA STANDARD C509 AND CITY STANDARDS. VALVE TOBE MECHANICAL JOINT RESILIENT WEDGE GATE VALVE. POST TO BE ADJUSTABLE FOR 8 FEET WATER MAIN DEPTH. THE ELECTRICAL ALARMSWITCH SHALL BE PART NO. PCVS2 (OR EQUIVALENT).17. AFTER CONSTRUCTION IS COMPLETED, THE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN AS-BUILT RECORD OF UTILITYCONSTRUCTION. THE AS-BUILT SHALL INCLUDE LOCATION AND LENGTH DEVIATIONS OR CHANGES TO THE PLAN. CONTRACTOR TOVERIFY WITH OWNER OR ENGINEER WHETHER A PLAN WITH POST-CONSTRUCTION ELEVATIONS IS REQUIRED.18. ALL MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0.05 FEET. RIM ELEVATIONS ON PLAN REFLECT THE SUMPED ELEVATIONS.19. ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15 FEET AND MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0.05FEET. RIM ELEVATIONS ON PLAN REFLECT THE SUMPED ELEVATIONS.GENERAL UTILITY NOTESSDT1UTILITY CROSSINGSNUMBER SAN IE STM IE-857.022-857.393856.46857.434855.89-5856.21-6-857.997857.15858.048857.02-9-858.3810857.36858.4211858.35-12861.61-13861.67858.6214859.23-15859.78-16866.01861.2917865.94-NOT FOR CONSTRUCTION0'30'60'90'1" = 30'18865.81-19866.50-20864.97-WM TOP856.50 - LOWER WM856.70 - LOWER WM-856.50 - LOWER WM856.50 - LOWER WM858.00 - LOWER WM-857.20 - LOWER WM858.00 - LOWER WM-859.40859.17-860.50 - LOWER WM861.2-862.50862.80863.28864.33Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan DN1A0.401A0.41SITE BRETAIL/COMMERCIAL/GROCERSITE ARESIDENTIAL TOWERSITE DBANKSITE CMULTIFAMILY RESIDENTIAL70TH STREET W 71ST STREET W FRANCE AVE S EWING AVE SDREW AVE S51' - 9"12' - 4"39' - 9"251' - 10"68' - 6"180' - 2"182' - 4"248' - 8"57' - 8"61' - 4"181' - 2"45' - 2"42' - 5"10' - 0"10' - 0"37' - 11"26' - 9"FOR SITE D INFORMATION: REFER TO SHEETS A.010-D, A.020-D, AND A.030-D SignatureTyped or Printed NameLicense # DatePROJECT NUMBERDRAWN BY CHECKED BYORIGINAL ISSUE:REVISIONS:KEY PLANNOT FOR CONSTRUCTIONI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly licensed architectunder the laws of the State of Minnesota10/16/2020 5:47:30 PMA0.2SITE PLAN220535Author Checker70th & France70th & FranceEdina, MNPRELIMDEVELOPMENTPLAN SUBMITTAL10/16/20201" = 20'-0"A0.21ARCHITECTURAL SITE PLANNo. DescriptionDateAppendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix E Excerpts from Minnesota Statutes 469.174 Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan Appendix D - Edina Housing & Redevelopment Authority 70th & France TIF District Plan E E Edina Housing and Redevelopment Authority 70th and France Tax Increment Financing District Appendix F: Permit Research F PERMIT City of Edina Permit Type: Plumbing Permit Number: ED185394 *ED185394* Date Issued: 01/22/2021 Site Address: 7001 France Ave S Lot: 001 Block: 001 Addition: Yorktown PID: 32-028-24-22-0001 Use: 4801 50th St West Edina, MN 55424 952-826-0372 www.edinamn.gov Description: Sub Type: Commercial, Industrial Bldg Work Type: Maintenance/Repair/Replace Description: (3) RPZ Meter Size Meter Type Manufacturer Serial Number Remote Number Line Size Comments: Fee Summary:Revenue CodeAmountDescription RPZ Fee $99.75 4112 Surcharge - $1.00 $3.00 4380 $102.75 Total: I have read the information contained herein and certified it to be correct. I agree to do the proposed work in accordance with the approved plans, the Edina City Code, and the Minnesota State Building Code and/or Minnesota State Fire Code. Contractor:Owner:-Applicant - FBS First Building Corp C/O Ryan Pts Dept 908 PO Box 460169 Houston TX 77056 CORPORATE MECHANICAL 5114 HILLSBORO AVE N NEW HOPE MN 53428 (763) 533-3070 Applicant/Permitee: Signature Issued By: Signature F PERMIT City of Edina Permit Type: Plumbing Permit Number: ED176496 *ED176496* Date Issued: 02/03/2020 Site Address: 7001 France Ave S Lot: 001 Block: 001 Addition: Yorktown PID: 32-028-24-22-0001 Use: 4801 50th St West Edina, MN 55424 952-826-0372 www.edinamn.gov Description: Sub Type: Commercial, Industrial Bldg Work Type: Maintenance/Repair/Replace Description: Backflow Test (3) PBV Meter Size Meter Type Manufacturer Serial Number Remote Number Line Size Comments: Fee Summary:Revenue CodeAmountDescription RPZ Fee $98.25 4112 Surcharge - $1.00 $3.00 4380 $101.25 Total: I have read the information contained herein and certified it to be correct. I agree to do the proposed work in accordance with the approved plans, the Edina City Code, and the Minnesota State Building Code and/or Minnesota State Fire Code. Contractor:Owner:- Applicant - FBS First Building Corp 2800 East Lake St Minneapolis MN 55406 CORPORATE MECHANICAL 5114 HILLSBORO AVE N NEW HOPE MN 53428 (763) 533-3070 Applicant/Permitee: Signature Issued By: Signature F HOUSING AND REDEVELOPMENT AUTHORITYY RESOLUTION NO. 2022-05 ESTABLISHING THE 70TH AND FRANCE TAX INCREMENT FINANCING DISTRICT AND APPROVING A TAX INCREMENT FINANCING PLAN THEREFOR WHEREAS, it has been proposed by the Board of Commissioners (the "Board") of the Edina Housing and Redevelopment Authority (the "HRA") and the City of Edina (the "City") that the HRA adopt a Modification to the Redevelopment Plan (the "Redevelopment Plan Modification") for the Southeast Edina Redevelopment Project Area (the "Project Area") to establish the 70th and France Tax Increment Financing District (the "District") and adopt a Tax Increment Financing Plan (the "TIF Plan") therefor (the Redevelopment Plan Modification and the TIF Plan are referred to collectively herein as the "Plans"), all pursuant to and in conformity with applicable law, including Minnesota Statutes, Sections 469.001 to 469.047 and Sections 469.174 to 469.1794, inclusive, as amended (the "Act”), all as reflected in the Plans and presented for the Board's consideration; and WHEREAS, the HRA has investigated the facts relating to the Plans and has caused the Plans to be prepared; and WHEREAS, the HRA has performed all actions required by law to be performed prior to the adoption of the Plans. The HRA has also requested the City Planning Commission to provide for review of and written comment on the Plans and that the Council schedule a public hearing on the Plans upon published notice as required by law. NOW, THEREFORE BE IT RESOLVED by the Board as follows: 1. The HRA hereby finds that the District is in the public interest and is a "renewal and renovation district" under Minnesota Statutes, Section 469.174, Subd. 10a, and finds that the adoption of the proposed Plans conforms in all respects to the requirements of the Act and will help fulfill a need to develop an area of the City which is already built up, will help provide employment opportunities in the State of Minnesota and will help in the preservation and enhancement of the tax base of the City and State. 2. The HRA further finds that the Plans will afford maximum opportunity, consistent with the sound needs for the City as a whole, for the development or redevelopment of the Project Area by private enterprise in that the intent is to provide only that public assistance necessary to make the private developments financially feasible. 3. The boundaries of the Project Area are not being expanded. 4. The reasons and facts supporting the findings in this resolution are described in the Plans. 5. The HRA elects to calculate fiscal disparities for the District in accordance with Minnesota Statutes, Section 469.177, Subd. 3, clause b, which means the fiscal disparities contribution would be taken from inside the District. 6. Conditioned upon the approval thereof by the City Council following its public hearing thereon, the Plans, as presented to the HRA on this date, are hereby approved, established and adopted and shall be placed on file in the office of the Executive Director of the HRA. 7. Upon approval of the Plans by the City Council, the staff, the HRA's advisors and legal counsel are authorized and directed to proceed with the implementation of the Plans and for this purpose to negotiate, draft, prepare and present to this Board for its consideration all further plans, resolutions, documents and contracts necessary for this purpose. Approval of the Plans does not constitute approval of any project or a development agreement with any developer. HRA Resolution 2022-05 Page 2 8. Upon approval of the Plans by the City Council, the Executive Director of the HRA is authorized and directed to forward a copy of the Plans to the Minnesota Department of Revenue and the Office of the State Auditor pursuant to Minnesota Statutes 469.175, Subd. 4a. 9. The Executive Director of the HRA is authorized and directed to forward a copy of the Plans to the Hennepin County Auditor and request that the Auditor certify the original tax capacity of the District as described in the Plans, all in accordance with Minnesota Statutes 469.177. Approved by the Board on March 3, 2022. ATTEST: _______________________________ James B. Hovland, Chair _______________________________ James Pierce, Secretary STATE OF MINNESOTA) COUNTY OF HENNEPIN) SS CITY OF EDINA ) CERTIFICATE OF EXECUTIVE DIRECTOR I, the undersigned duly appointed and acting Executive Director for the Edina Housing and Redevelopment Authority do hereby c ertify that the attached and foregoing Resolution is a true and correct copy of the Resolution duly adopted by the Edina Housing an d Redevelopment Authority at its Regular Meeting of March 3, 2022, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this ______________ day of ___________________, 2022. Executive Director Date: Marc h 3, 2022 Agenda Item #: VI.E. 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:Edina Market S treet, LLC : S ubordination Agreement 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 Subordination Agreement for Edina Market Street, L L C and authorize staff to execute documents necessary to enable the refinancing with the senior loan with J L L R eal Estate C apital, L L C and F annie M ae. I N TR O D U C TI O N: I n 2017, the Edina H R A provided a $1.5 million low-interest loan to support redevelopment of the site to include ten affordably-priced units. I n accordance with the terms of the loan, the developer has made annual interest payments. T he developer intends to refinance the project with F annie M ae. T his will be the permanent debt financing for the completed project. Fannie Mae requires a loan subordination agreement with the E dina H R A as one of the conditions of their permanent financing. T his updated agreement does not place the H R A's loan at any further risk of repayment. T he loan subordination agreement has been prepared by Dorsey and W hitney in a format consistent with F annie M ae. S taff recommends that the loan subordination agreement be approved. AT TAC HME N T S: Description CONSENT TO COLLATERAL ASSIGNMENT OF TAX INCREMENT NOTE AND REDEVELOPMENT AGREEMENT SUBORDINATION AGREEMENT CONSENT TO COLLATERAL ASSIGNMENT OF TAX INCREMENT NOTE AND REDEVELOPMENT AGREEMENT The CITY OF EDINA, MINNESOTA, a Minnesota statutory city and THE HOUSING AND REDEVELOPMENT AUTHORITY OF EDINA, MINNESOTA, a public body corporate and politic organized and existing under the laws of the State of Minnesota (collectively, the “City”), hereby consent to (i) the assignment of that certain Redevelopment Agreement dated June 27, 2017, as amended by First Amendment to Redevelopment Agreement dated December 19, 2017 and by Second Amendment to Redevelopment Agreement dated May 10, 2018, as evidenced of record by that certain Memorandum of Redevelopment Agreement dated January 11, 2018 and recorded on January 12, 2018 in the office of the Registrar of Titles for Hennepin County, Minnesota as Document No. T05504629 and on January 12, 2018 in the office of the Recorder for Hennepin County, Minnesota as Document No. A10519037 (as may be further amended, modified or supplemented from time to time, the “Redevelopment Agreement”), as further supplemented by a Certificate of Completion executed by the City issued effective January 31, 2020 and recorded on June 17, 2020 in the office of the Registrar of Titles for Hennepin County, Minnesota as Document No. T5717836 and on June 17, 2020 in the office of the Recorder for Hennepin County, Minnesota as Document No. A10800183 (the “Certificate of Completion”) between the City and EDINA MARKET STREET LLC, a Minnesota limited liability company (“Developer”) and the Tax Increment Note in the original principal amount of $10,100,000.00 in favor of Developer, as payee and holder, dated as of January 11, 2018 (the “Note”) (with payments of principal and interest having commenced under the Note on February 1, 2020 following issuance of the Certificate of Completion), to JLL REAL ESTATE CAPITAL, LLC, a Delaware limited liability company (together with its successors and/or assigns including, without limitation, Fannie Mae, “Lender”), pursuant to, and subject to, the terms of the Collateral Assignment of Tax Increment Note and Redevelopment Agreement from Developer to Lender, dated as of March ___, 2022 (the “Assignment”), for the purpose of securing refinancing from Lender to Developer, (ii) the endorsement of the Note to Lender as provided in the Assignment and (iii) the redirection of the payments under the Note directly to the Lender in accordance with the Assignment after Lender’s written demand delivered to the City in the manner set forth in the Redevelopment Agreement. The City is delivering this Consent subject to and in reliance of the representations, certifications, covenants, and acknowledgments (i) given by Developer in Section 10 of the Assignment and (ii) given by Lender in Section 20 of the Assignment. TIF Project Name: Nolan Mains aka Edina Market Street Executed this 3rd day of March, 2022. [SIGNATURES CONTINUE ON NEXT PAGE] THE CITY OF EDINA, MINNESOTA, a Minnesota statutory city By:_______________________________________(SEAL) Name: Scott Neal Title: City Manager THE HOUSING AND REDEVELOPMENT AUTHORITY OF EDINA, MINNESOTA, a public body corporate and politic organized and existing under the laws of the State of Minnesota By:_______________________________________(SEAL) Name: Scott Neal Title: Executive Director Subordination Agreement (Affordable) Form 6456 Page 1 Fannie Mae 06-19 © 2019 Fannie Mae RECORD AND RETURN TO: Cassin & Cassin LLP 711 Third Avenue, 20th Floor New York, New York 10017 Attention: Recording Department County: Hennepin ---------------------------- [Space Above This Line For Recording Data] ---------------------------- SUBORDINATION AGREEMENT (Affordable) This SUBORDINATION AGREEMENT (this “Agreement”) dated as of March _____, 2022, is executed by and among (i) JLL REAL ESTATE CAPITAL, LLC , a Delaware limited liability company (“Senior Lender”), (ii) HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF EDINA, MINNESOTA , a public body corporate and politic organized and existing under the laws of the state of Minnesota (“Subordinate Lender”), and (iii) EDINA MARKET STREET LLC, a Minnesota limited liability company (“Borrower”). RECITALS: A. Pursuant to that certain Multifamily Loan and Security Agreement dated as of the date hereof, executed by and between Borrower and Senior Lender (as amended, restated, replaced, supplemented or otherwise modified from time to time, the “Senior Loan Agreement”), Senior Lender has agreed to make a loan to Borrower in the original principal amount of $69,375,000.00 (the “Senior Loan”), as evidenced by that certain Multifamily Note dated as of the date hereof, executed by Borrower and made payable to the order of Senior Lender in the amount of the Senior Loan (as amended, restated, replaced, supplemented or otherwise modified from time to time, the “Senior Note”). B. In addition to the Senior Loan Agreement, the Senior Loan and the Senior Note are also secured by a certain Multifamily Mortgage, Deed of Trust or Deed to Secure Debt dated as of the date hereof (as amended, restated, replaced, supplemented or otherwise modified from time to Subordination Agreement (Affordable) Form 6456 Page 2 Fannie Mae 06-19 © 2019 Fannie Mae time, the “Senior Security Instrument”), encumbering the property described in the Senior Security Instrument as the “Mortgaged Property.” C. Borrower has requested Senior Lender to permit that certain subordinate loan in the amount of $1,500,000.00 (the “Subordinate Loan”) from Subordinate Lender to Borrower and to allow the Subordinate Loan to be secured by a mortgage lien against a portion of the Mortgaged Property described on Exhibit B hereto. D. Senior Lender has agreed to permit the Subordinate Loan and to allow the subordinate mortgage lien against a portion of the Mortgaged Property subject to all of the conditions contained in this Agreement. AGREEMENTS: NOW, THEREFORE, in order to induce Senior Lender to permit the Subordinate Loan to Borrower and to allow a subordinate mortgage lien against a portion of the Mortgaged Property, and in consideration thereof, Senior Lender, Subordinate Lender and Borrower agree as follows: 1. Recitals. The recitals set forth above are incorporated herein by reference. 2. Definitions. In addition to the terms defined in the Recitals to this Agreement, for purposes of this Agreement the following terms have the respective meanings set forth below: “Affiliate” means, when used with respect to a Person, any corporation, partnership, joint venture, limited liability company, limited liability partnership, trust or individual Controlled by, under common Control with, or which Controls such Person, and in all cases any other Person that holds fifty percent (50%) or more of the ownership interests in such Person. “Borrower” means the Person named as such in the first paragraph on page 1 of this Agreement, any successor or assign of Borrower, including without limitation, a receiver, trustee or debtor-in- possession and any other Person (other than Senior Lender) who acquires title to the Mortgaged Property after the date of this Agreement. “Business Day” means any day other than (a) a Saturday, (b) a Sunday, (c) a day on which Senior Lender is not open for business, or (d) a day on which the Federal Reserve Bank of New York is not open for business. “Condemnation Action” means any action or proceeding, however characterized or named, relating to any condemnation or other taking, or conveyance in lieu thereof, of all or any part of the Mortgaged Property, whether direct or indirect. “Control” (including with correlative meanings, the terms “Controlling,” “Controlled by” and “under common Control with”), as applied to any entity, means the possession, directly or indirectly, of the power to direct or cause the direction of the management or operations of such Subordination Agreement (Affordable) Form 6456 Page 3 Fannie Mae 06-19 © 2019 Fannie Mae entity, whether through the ownership of voting securities, ownership interests or by contract or otherwise. “Default Notice” means: (a) a copy of any written notice from Senior Lender to Borrower and Subordinate Lender stating that a Senior Loan Default has occurred under the Senior Loan Documents; or (b) a copy of the written notice from Subordinate Lender to Borrower and Senior Lender stating that a Subordinate Loan Default has occurred under the Subordinate Loan Documents. Each Default Notice shall specify the default upon which such Default Notice is based. “Person” means an individual, an estate, a trust, a corporation, a partnership, a limited liability company or any other organization or entity (whether governmental or private). “Senior Lender” means the Person named as such in the first paragraph on Page 1 of this Agreement, its successors and assigns and any other Person who becomes the legal holder of the Senior Loan after the date of this Agreement. “Senior Loan Default” means the occurrence of an “Event of Default” as that term is defined in the Senior Loan Documents. “Senior Loan Documents” means the Senior Security Instrument, the Senior Note, the Senior Loan Agreement, and all other “Loan Documents” as that term is defined in the Senior Loan Agreement. “Subordinate Lender” means the Person named as such in the first paragraph on page 1 of this Agreement, any successor or assign of Subordinate Lender, including without limitation, a receiver, trustee or debtor-in-possession and any other Person who becomes the legal holder of the Subordinate Note after the date of this Agreement. “Subordinate Loan Agreement” means the Affordable Housing Loan Agreement dated as of January 11, 2018 by and between Borrower and Subordinate Lender, as amended by First Amendment to Affordable Housing Loan Agreement dated October 10, 2019. “Subordinate Loan Default” means a default by Borrower in performing or observing any of the terms, covenants or conditions in the Subordinate Loan Documents to be performed or observed by it, which continues beyond any applicable period provided in the Subordinate Loan Documents for curing the default. “Subordinate Loan Documents” means the Subordinate Note, the Subordinate Mortgage and the Subordinate Loan Agreement. “Subordinate Mortgage” means the mortgage, deed of trust or deed to secure debt encumbering a portion of the Mortgaged Property as security for the Subordinate Loan, which was recorded on January 12, 2018 as Document No. A10519042 (Abstract) and as Document No. T05504634 (Torrens) among the applicable land records. Subordination Agreement (Affordable) Form 6456 Page 4 Fannie Mae 06-19 © 2019 Fannie Mae “Subordinate Note” means the promissory note dated as of January 11, 2018 issued by Borrower to Subordinate Lender, or order, to evidence the Subordinate Loan. 3. Permission to Place Mortgage Lien Against Mortgaged Property. Senior Lender agrees, notwithstanding the prohibition against inferior liens on the Mortgaged Property contained in the Senior Loan Documents and subject to the provisions of this Agreement, to permit Subordinate Lender to record the Subordinate Mortgage and other recordable Subordinate Loan Documents against the Mortgaged Property to secure Borrower’s obligation to repay the Subordinate Note and all other obligations, indebtedness and liabilities of Borrower to Subordinate Lender under and in connection with the Subordinate Loan. 4. Borrower’s and Subordinate Lender’s Representations and Warranties. Borrower and Subordinate Lender each makes the following representations and warranties to Senior Lender: (a) Subordinate Loan Documents. The Subordinate Loan is evidenced by the Subordinate Note and is secured by the Subordinate Mortgage, the Subordinate Loan Agreement and the Subordinate Loan Documents. (b) Subordinate Note. The Subordinate Note is deemed to contain the following provision: The indebtedness evidenced by this Note is and shall be subordinate in right of payment to the prior payment in full of the indebtedness evidenced by a Multifamily Note (and any schedules) dated as of _____, 2022 in the original principal amount of $69,375,000.00, executed by EDINA MARKET STREET LLC, a Minnesota limited liability company and payable to the order of JLL REAL ESTATE CAPITAL, LLC, a Delaware limited liability company (“Senior Lender”), to the extent and in the manner provided in that certain Subordination Agreement dated as of even date herewith between the payee of this Note, and Senior Lender and EDINA MARKET STREET LLC, a Minnesota limited liability company (the “Subordination Agreement”). The Mortgage, Deed of Trust or Deed to Secure Debt (and any exhibits) securing this Note is and shall be subject and subordinate in all respects to the liens, terms, covenants and conditions of the Multifamily Mortgage, Deed of Trust or Deed to Secure Debt (and any exhibits) securing the Multifamily Note and the terms, covenants and conditions of the Multifamily Loan and Security Agreement evidencing the terms of the Multifamily Note, as more fully set forth in the Subordination Agreement. The rights and remedies of the payee and each subsequent holder of this Note under the Mortgage, Deed of Trust or Deed to Secure Debt (and any exhibits) securing this Note are subject to the restrictions and limitations set forth in the Subordination Agreement. Each subsequent holder of this Note shall be deemed, by virtue of such holder’s acquisition of the Note, to have agreed to perform and observe all of the Subordination Agreement (Affordable) Form 6456 Page 5 Fannie Mae 06-19 © 2019 Fannie Mae terms, covenants and conditions to be performed or observed by Subordinate Lender under the Subordination Agreement. (c) Relationship of Borrower to Subordinate Lender and Senior Lender. Subordinate Lender is not an Affiliate of Borrower and is not in possession of any facts which would lead it to believe that Senior Lender is an Affiliate of Borrower. (d) Term. The term of the Subordinate Note does not end before the stated term of the Senior Note (which is _____________, 2034). The Subordinate Note expires on ___________, 2034 (the “Subordinate Loan Maturity Date”). (e) Subordinate Loan Documents. The executed Subordinate Loan Documents are substantially in the same forms as those submitted to, and approved by, Senior Lender prior to the date of this Agreement. 5. Deliveries. Borrower shall submit the following items to Senior Lender on the effective date of the Senior Loan Documents: (1) Title Policy Endorsement. An endorsement to the policy of title insurance insuring the lien of the Senior Security Instrument which insures that (A) there are no liens or other encumbrances affecting the Mortgaged Property, other than “Permitted Encumbrances” (as defined in the Senior Security Instrument), the Subordinate Mortgage, and other Subordinate Loan Documents filed or recorded against the Mortgaged Property, (B) the lien of the Subordinate Mortgage is subordinate to the lien of the Senior Security Instrument, and (C) this Agreement has been recorded among the applicable land records. (2) Certification. A certification from Borrower and Subordinate Lender to Senior Lender that the Subordinate Loan Documents do not contain any changes from the Subordinate Loan Documents submitted to, and approved by, Senior Lender prior to the date of this Agreement. (3) Subordinate Loan Documents. A complete set of the fully executed Subordinate Loan Documents, certified by Borrower to be true, correct and complete. Subordination Agreement (Affordable) Form 6456 Page 6 Fannie Mae 06-19 © 2019 Fannie Mae (4) Senior Loan Documents. An executed copy of each of the Senior Loan Documents, certified by Borrower to be true, correct and complete. 6. Terms of Subordination. (a) Agreement to Subordinate. Senior Lender and Subordinate Lender agree that (1) the indebtedness evidenced by the Subordinate Loan Documents is and shall be subordinated in right of payment, to the extent and in the manner provided in this Agreement, to the prior payment in full of the indebtedness evidenced by the Senior Loan Documents, and (2) the liens, terms, covenants and conditions of the Subordinate Mortgage and the other Subordinate Loan Documents are and shall be subject and subordinate in all respects to the liens, terms, covenants and conditions of the Senior Security Instrument and the other Senior Loan Documents and to all advances heretofore made or which may hereafter be made pursuant to the Senior Security Instrument and the other Senior Loan Documents (including but not limited to, all sums advanced for the purposes of (A) protecting or further securing the lien of the Senior Security Instrument, curing defaults by Borrower under the Senior Loan Documents or for any other purpose expressly permitted by the Senior Loan Documents, or (B) constructing, renovating, repairing, furnishing, fixturing or equipping the Mortgaged Property). (b) Subordination of Subrogation Rights. Subordinate Lender agrees that if, by reason of its payment of real estate taxes or other monetary obligations of Borrower, or by reason of its exercise of any other right or remedy under the Subordinate Loan Documents, it acquires by right of subrogation or otherwise a lien on the Mortgaged Property which (but for this subsection) would be senior to the lien of the Senior Security Instrument, then, in that event, such lien shall be subject and subordinate to the lien of the Senior Security Instrument. (c) Payments Before Senior Loan Default. Until Subordinate Lender receives a Default Notice (or otherwise acquires actual knowledge) of a Senior Loan Default, Subordinate Lender shall be entitled to retain for its own account all payments made under or pursuant to the Subordinate Loan Documents. (d) Payments After Senior Loan Default. Borrower agrees that, after it receives a Default Notice (or otherwise acquires knowledge) of a Senior Loan Default, it will not make any payments under or pursuant to the Subordinate Loan Documents (including but not limited to principal, interest, additional interest, late payment charges, default interest, attorneys’ fees, or any other sums secured by the Subordinate Loan Documents) without Senior Lender’s prior written consent. Subordinate Lender agrees that, after it receives a Default Notice from Senior Lender with written instructions directing Subordinate Lender not to accept payments from Borrower on account of the Subordinate Loan, it will not Subordination Agreement (Affordable) Form 6456 Page 7 Fannie Mae 06-19 © 2019 Fannie Mae accept any payments under or pursuant to the Subordinate Loan Documents (including but not limited to principal, interest, additional interest, late payment charges, default interest, attorneys’ fees, or any other sums secured by the Subordinate Loan Documents) without Senior Lender’s prior written consent. If Subordinate Lender receives written notice from Senior Lender that the Senior Loan Default which gave rise to Subordinate Lender’s obligation not to accept payments has been cured, waived, or otherwise suspended by Senior Lender, the restrictions on payment to Subordinate Lender in this Section 6 shall terminate, and Senior Lender shall have no right to any subsequent payments made to Subordinate Lender by Borrower prior to Subordinate Lender’s receipt of a new Default Notice from Senior Lender in accordance with the provisions of this Section 6(d). (e) Remitting Subordinate Loan Payments to Senior Lender. If, after Subordinate Lender receives a Default Notice from Senior Lender in accordance with Section 6(d), Subordinate Lender receives any payments under the Subordinate Loan Documents, Subordinate Lender agrees that such payment or other distribution will be received and held in trust for Senior Lender and unless Senior Lender otherwise notifies Subordinate Lender in writing, will be promptly remitted, in kind to Senior Lender, properly endorsed to Senior Lender, to be applied to the principal of, interest on and other amounts due under the Senior Loan Documents in accordance with the provisions of the Senior Loan Documents. By executing this Agreement, Borrower specifically authorizes Subordinate Lender to endorse and remit any such payments to Senior Lender, and specifically waives any and all rights to have such payments returned to Borrower or credited against the Subordinate Loan. Borrower and Senior Lender acknowledge and agree that payments received by Subordinate Lender, and remitted to Senior Lender under this Section 6, shall not be applied or otherwise credited against the Subordinate Loan, nor shall the tender of such payment to Senior Lender waive any Subordinate Loan Default which may arise from the inability of Subordinate Lender to retain such payment or apply such payment to the Subordinate Loan. (f) Notice of Payment from Other Persons. Subordinate Lender agrees to notify Senior Lender of Subordinate Lender’s receipt from any Person other than Borrower of a payment with respect to Borrower’s obligations under the Subordinate Loan Documents, promptly after Subordinate Lender obtains knowledge of such payment. (g) Agreement Not to Commence Bankruptcy Proceeding. Subordinate Lender agrees that during the term of this Agreement it will not commence, or join with any other creditor in commencing any bankruptcy, reorganization, arrangement, insolvency or liquidation proceedings against or with respect to Borrower, without Senior Lender’s prior written consent. Subordination Agreement (Affordable) Form 6456 Page 8 Fannie Mae 06-19 © 2019 Fannie Mae 7. Default Under Subordinate Loan Documents. (a) Notice of Subordinate Loan Default and Cure Rights. Subordinate Lender shall deliver to Senior Lender a Default Notice within five (5) Business Days in each case where Subordinate Lender has given a Default Notice to Borrower. Failure of Subordinate Lender to send a Default Notice to Senior Lender shall not prevent the exercise of Subordinate Lender’s rights and remedies under the Subordinate Loan Documents, subject to the provisions of this Agreement. Senior Lender shall have the right, but not the obligation, to cure any Subordinate Loan Default within sixty (60) days following the date of such notice; provided, however that Subordinate Lender shall be entitled, during such sixty (60) day period, to continue to pursue its rights and remedies under the Subordinate Loan Documents. All amounts paid by Senior Lender in accordance with the Senior Loan Documents to cure a Subordinate Loan Default shall be deemed to have been advanced by Senior Lender pursuant to, and shall be secured by, the Senior Loan Agreement and the Senior Security Instrument. (b) Subordinate Lender’s Exercise of Remedies After Notice to Senior Lender. If a Subordinate Loan Default occurs and is continuing, Subordinate Lender agrees that, without Senior Lender’s prior written consent, it will not commence foreclosure proceedings with respect to the Mortgaged Property under the Subordinate Loan Documents or exercise any other rights or remedies it may have under the Subordinate Loan Documents, including, but not limited to accelerating the Subordinate Loan (and enforcing any “due on sale” provision included in the Subordinate Loan Documents), collecting rents, appointing (or seeking the appointment of) a receiver or exercising any other rights or remedies thereunder unless and until it has given Senior Lender at least sixty (60) days prior written notice; during such sixty (60) day period, however, Subordinate Lender shall be entitled to exercise and enforce all other rights and remedies available to Subordinate Lender under the Subordinate Loan Documents and/or under applicable laws, including without limitation, rights to enforce covenants and agreements of Borrower relating to income, rent, or affordability restrictions contained in any land use restriction agreement. (c) Cross Default. Borrower and Subordinate Lender agree that a Subordinate Loan Default shall constitute a Senior Loan Default under the Senior Loan Documents and Senior Lender shall have the right to exercise all rights or remedies under the Senior Loan Documents in the same manner as in the case of any other Senior Loan Default. If Subordinate Lender notifies Senior Lender in writing that any Subordinate Loan Default of which Senior Lender has received a Default Notice has been cured or waived, as determined by Subordinate Lender in its sole discretion, then provided that Senior Lender has not conducted a sale of the Mortgaged Property pursuant to its rights under the Senior Loan Documents, any Senior Loan Default under the Senior Loan Documents arising solely from such Subordinate Loan Default shall be deemed cured, and the Senior Loan shall be reinstated, provided, however, that Senior Lender shall not be required to return or otherwise credit for the benefit of Borrower any default rate interest or other default related charges or payments received by Senior Lender during such Senior Loan Default. Subordination Agreement (Affordable) Form 6456 Page 9 Fannie Mae 06-19 © 2019 Fannie Mae 8. Default Under Senior Loan Documents. (a) Notice of Senior Loan Default and Cure Rights. Senior Lender shall deliver to Subordinate Lender a Default Notice within five (5) Business Days in each case where Senior Lender has given a Default Notice to Borrower. Failure of Senior Lender to send a Default Notice to Subordinate Lender shall not prevent the exercise of Senior Lender’s rights and remedies under the Senior Loan Documents, subject to the provisions of this Section 8(a), nor shall such failure constitute a default by Senior Lender under this Agreement. Subordinate Lender shall have the right, but not the obligation, to cure any such Senior Loan Default within sixty (60) days following the date of such Default Notice or the date on which Subordinate Lender otherwise acquires actual knowledge of Senior Loan Default; provided, however, that Senior Lender shall be entitled during such sixty (60) day period to continue to pursue its remedies under the Senior Loan Documents. Subordinate Lender may have up to ninety (90) days from the date of the Default Notice to cure a non-monetary default if during such ninety (90) day period Subordinate Lender keeps current all payments required by the Senior Loan Documents. In the event that such a non-monetary default creates an unacceptable level of risk relative to the Mortgaged Property, or Senior Lender’s secured position relative to the Mortgaged Property, as determined by Senior Lender in its sole discretion, then Senior Lender may exercise during such ninety (90) day period all available rights and remedies to protect and preserve the Mortgaged Property and the rents, revenues and other proceeds from the Mortgaged Property. All amounts paid by Subordinate Lender to Senior Lender to cure a Senior Loan Default shall be deemed to have been advanced by Subordinate Lender pursuant to, and shall be secured by the Subordinate Loan Agreement and the Subordinate Mortgage. (b) Cross Default. Subordinate Lender agrees that, notwithstanding any contrary provision contained in the Subordinate Loan Documents, a Senior Loan Default shall not constitute a default under the Subordinate Loan Documents (if no other default has occurred under the Subordinate Loan Documents) until either (1) Senior Lender has accelerated the maturity of the Senior Loan, or (2) Senior Lender has taken affirmative action to exercise its rights under the Senior Loan Documents to collect rent, to appoint (or seek the appointment of) a receiver or to foreclose on (or to exercise a power of sale contained in) the Senior Loan Documents. At any time after a Senior Loan Default is determined to constitute a default under the Subordinate Loan Documents, Subordinate Lender shall be permitted to pursue its remedies for default under the Subordinate Loan Documents, subject to the restrictions and limitations of this Agreement. If at any time Borrower cures any Senior Loan Default to the satisfaction of Senior Lender, as evidenced by written notice from Senior Lender to Subordinate Lender, any default under the Subordinate Loan Documents arising from such Senior Loan Default shall be deemed cured and the Subordinate Loan shall be retroactively reinstated as if such Senior Loan Default had never occurred. 9. Conflict. Borrower, Senior Lender and Subordinate Lender each agrees that, in the event of any conflict or inconsistency between the terms of the Senior Loan Documents, the Subordinate Loan Documents and the terms of this Agreement, the terms of this Agreement shall govern and control Subordination Agreement (Affordable) Form 6456 Page 10 Fannie Mae 06-19 © 2019 Fannie Mae solely as to the following: (a) the relative priority of the security interests of Senior Lender and Subordinate Lender in the Mortgaged Property; (b) the timing of the exercise of remedies by Senior Lender and Subordinate Lender under the Senior Loan Documents and the Subordinate Loan Documents, respectively; and (c) solely as between Senior Lender and Subordinate Lender, the notice requirements, cure rights, and the other rights and obligations which Senior Lender and Subordinate Lender have agreed to as expressly provided in this Agreement. Borrower acknowledges that the terms and provisions of this Agreement shall not, and shall not be deemed to: extend Borrower’s time to cure any Senior Loan Default or Subordinate Loan Default, as the case may be; give Borrower the right to notice of any Senior Loan Default or Subordinate Loan Default, as the case may be other than that, if any, provided, respectively under the Senior Loan Documents or the Subordinate Loan Documents; or create any other right or benefit for Borrower as against Senior Lender or Subordinate Lender. 10. Rights and Obligations of Subordinate Lender Under the Subordinate Loan Documents and of Senior Lender under the Senior Loan Documents. Subject to each of the other terms of this Agreement, all of the following provisions shall supersede any provisions of the Subordinate Loan Documents covering the same subject matter: (a) Protection of Security Interest. Subordinate Lender shall not, without the prior written consent of Senior Lender in each instance, take any action which has the effect of increasing the indebtedness outstanding under, or secured by, the Subordinate Loan Documents, except that Subordinate Lender shall have the right to advance funds to cure Senior Loan Defaults pursuant to Section 8(a) and advance funds pursuant to the Subordinate Loan Documents for the purpose of paying real estate taxes and insurance premiums, making necessary repairs to the Mortgaged Property and curing other defaults by Borrower under the Subordinate Loan Documents. (b) Condemnation or Casualty. Following the occurrence of (1) a Condemnation Action, or (2) a fire or other casualty resulting in damage to all or a portion of the Mortgaged Property (collectively, a “Casualty”), at any time or times when the Senior Security Instrument remains a lien on the Mortgaged Property the following provisions shall apply: (A) Subordinate Lender hereby agrees that its rights (under the Subordinate Loan Documents or otherwise) to participate in any proceeding or action relating to a Condemnation Action or a Casualty, or to participate or join in any settlement of, or to adjust, any claims resulting from a Condemnation Action or a Casualty shall be and remain subject and subordinate in all respects to Senior Lender’s rights under the Senior Loan Documents with respect thereto, and Subordinate Lender shall be bound by any settlement or adjustment of a claim resulting from a Condemnation Action or a Casualty made by Senior Lender; provided, however, this subsection or anything contained in this Agreement shall not limit the rights of Subordinate Lender to file any pleadings, documents, claims Subordination Agreement (Affordable) Form 6456 Page 11 Fannie Mae 06-19 © 2019 Fannie Mae or notices with the appropriate court with jurisdiction over the proposed Condemnation Action or Casualty; and (B) all proceeds received or to be received on account of a Condemnation Action or a Casualty, or both, shall be applied (either to payment of the costs and expenses of repair and restoration or to payment of the Senior Loan) in the manner determined by Senior Lender in its sole discretion; provided, however, that if Senior Lender elects to apply such proceeds to payment of the principal of, interest on and other amounts payable under the Senior Loan, any proceeds remaining after the satisfaction in full of the principal of, interest on and other amounts payable under the Senior Loan shall be paid to, and may be applied by, Subordinate Lender in accordance with the applicable provisions of the Subordinate Loan Documents, provided however, Senior Lender agrees to consult with Subordinate Lender in determining the application of Casualty proceeds, provided further, however, that in the event of any disagreement between Senior Lender and Subordinate Lender over the application of Casualty proceeds, the decision of Senior Lender, in its sole discretion, shall prevail. (c) Insurance. Subordinate Lender agrees that all original policies of insurance required pursuant to the Senior Security Instrument shall be held by Senior Lender. The preceding sentence shall not preclude Subordinate Lender from requiring that it be named as a loss payee, as its interest may appear, under all policies of property damage insurance maintained by Borrower with respect to the Mortgaged Property, provided such action does not affect the priority of payment of the proceeds of property damage insurance under the Senior Security Instrument, or that it be named as an additional insured under all policies of liability insurance maintained by Borrower with respect to the Mortgaged Property. (d) No Modification of Subordinate Loan Documents. Borrower and Subordinate Lender each agree that, until the principal of, interest on and all other amounts payable under the Senior Loan Documents have been paid in full, it will not, without the prior written consent of Senior Lender in each instance, increase the amount of the Subordinate Loan, increase the required payments due under the Subordinate Loan, decrease the term of the Subordinate Loan, increase the interest rate on the Subordinate Loan, or otherwise amend the Subordinate Loan terms in a manner that creates an adverse effect upon Senior Lender under the Senior Loan Documents. Any amendment of the Subordinate Loan Documents or assignment of Subordinate Lender’s interest in the Subordinate Loan without Senior Lender’s consent shall be void ab initio and of no effect whatsoever. (e) Repayment of Subordinate Loan. Notwithstanding anything to the contrary contained in the Subordinate Loan Documents, Borrower shall not make any prepayment of the Subordinate Loan without Senior Lender’s prior written consent at any point while the Senior Loan remains outstanding, except payment in full on the Subordinate Loan Maturity Date. Subordination Agreement (Affordable) Form 6456 Page 12 Fannie Mae 06-19 © 2019 Fannie Mae 11. Modification or Refinancing of Senior Loan. Subordinate Lender consents to any agreement or arrangement in which Senior Lender waives, postpones, extends, reduces or modifies any provisions of the Senior Loan Documents, including any provision requiring the payment of money. Subordinate Lender further agrees that its agreement to subordinate hereunder shall extend to any new mortgage debt which is for the purpose of refinancing all or any part of the Senior Loan (including reasonable and necessary costs associated with the closing and/or the refinancing); and that all the terms and covenants of this Agreement shall inure to the benefit of any holder of any such refinanced debt; and that all references to the Senior Loan, the Senior Note, the Senior Loan Agreement, the Senior Security Instrument, the Senior Loan Documents and Senior Lender shall mean, respectively, the refinance loan, the refinance note loan agreement, the mortgage securing the refinance note, all documents evidencing securing or otherwise pertaining to the refinance note and the holder of the refinance note. 12. Default by Subordinate Lender or Senior Lender. If Subordinate Lender or Senior Lender defaults in performing or observing any of the terms, covenants or conditions to be performed or observed by it under this Agreement, the other, non-defaulting lender shall, if such default is not cured by the defaulting lender within fifteen (15) days after written notice thereof, have the right to all available legal and equitable relief. 13. Reinstatement. To the extent that Borrower makes a payment to Senior Lender or Senior Lender receives any payment or proceeds of the collateral securing the Senior Loan for Borrower’s benefit, which payment or proceeds or any part thereof are subsequently invalidated, declared to be fraudulent or preferential, set aside and/or required to be repaid to a trustee, receiver or any other party under any bankruptcy law, state or federal law, common law or equitable doctrine, then to the extent of such payment or proceeds received and not retained by Senior Lender, this Agreement shall be reinstated and continue in full force and effect until full and final payment shall have been made to Senior Lender. Subordinate Lender agrees to hold in trust for Senior Lender and promptly remit to Senior Lender any payments received by Subordinate Lender after such invalidated, rescinded or returned payment was originally made. 14. Notices. (a) Process of Serving Notice. All notices under this Agreement shall be: (1) in writing and shall be: (A) delivered, in person; (B) mailed, postage prepaid, either by registered or certified delivery, return receipt requested; Subordination Agreement (Affordable) Form 6456 Page 13 Fannie Mae 06-19 © 2019 Fannie Mae (C) sent by overnight courier; or (D) sent by electronic mail with originals to follow by overnight courier; (2) addressed to the intended recipient at the address(es) below the signature block, as applicable; and (3) deemed given on the earlier to occur of: (A) the date when the notice is received by the addressee; or (B) if the recipient refuses or rejects delivery, the date on which the notice is so refused or rejected, as conclusively established by the records of the United States Postal Service or any express courier service. (b) Change of Address. Any party to Agreement may change the address to which notices intended for it are to be directed by means of notice given to the other parties identified in this Agreement. (c) Receipt of Notices. Senior Lender, Subordinate Lender or Borrower shall not refuse or reject delivery of any notice given in accordance with this Agreement. Each party is required to acknowledge, in writing, the receipt of any notice upon request by the other party. 15. General. (a) Assignment/Successors. This Agreement shall be binding upon Borrower, Senior Lender and Subordinate Lender and shall inure to the benefit of the respective legal successors, transferees and assigns of Borrower, Senior Lender and Subordinate Lender. Borrower shall not assign any of its rights and obligations under this Agreement without the prior written consent of Senior Lender. (b) No Partnership or Joint Venture. Senior Lender’s permission for the placement of the Subordinate Loan does not constitute Senior Lender as a joint venturer or partner of Subordinate Lender. Neither party hereto shall hold itself out as a partner, agent or Affiliate of the other party hereto. (c) Senior Lender’s and Subordinate Lender’s Consent. Wherever Senior Lender’s consent or approval is required by any provision of this Agreement, such consent or approval may be granted or denied by Senior Lender in its sole and absolute discretion, unless otherwise expressly provided in this Agreement. Wherever Subordinate Lender’s consent or approval is required by any provision of this Agreement, such consent or Subordination Agreement (Affordable) Form 6456 Page 14 Fannie Mae 06-19 © 2019 Fannie Mae approval may be granted or denied by Subordinate Lender in its sole and absolute discretion, unless otherwise expressly provided in this Agreement. (d) Further Assurances. Subordinate Lender, Senior Lender and Borrower each agrees, at Borrower’s expense, to execute and deliver all additional instruments and/or documents reasonably required by any other party to this Agreement in order to evidence that the Subordinate Mortgage is subordinate to the lien, covenants and conditions of the Senior Loan Documents, or to further evidence the intent of this Agreement. (e) Amendment. This Agreement shall not be amended except by written instrument signed by all parties hereto. (f) Governing Law. This Agreement shall be governed by the laws of the jurisdiction in which the Mortgaged Property is located without giving effect to any choice of law provisions thereof that would result in the application of the laws of another jurisdiction. Senior Lender, Subordinate Lender and Borrower agree that any controversy arising under or in relation to this Security Instrument shall be litigated exclusively in the jurisdiction in which the Mortgaged Property is located. The state and federal courts and authorities with jurisdiction in such locale shall have exclusive jurisdiction over all controversies that arise under or in relation to this Agreement. The parties hereto irrevocably consent to service, jurisdiction, and venue of such courts for any such litigation and waive any other venue to which any might be entitled by virtue of domicile, habitual residence or otherwise. (g) Severable Provisions. If any provision of this Agreement shall be invalid or unenforceable to any extent, then the other provisions of this Agreement, shall not be affected thereby and shall be enforced to the greatest extent permitted by law. (h) Term. The term of this Agreement shall commence on the date hereof and shall continue until the earliest to occur of the following events: (1) the payment in full of the principal of, interest on and other amounts payable under the Senior Loan Documents; (2) the payment in full of the principal of, interest on and other amounts payable under the Subordinate Loan Documents, other than by reason of payments which Subordinate Lender is obligated to remit to Senior Lender pursuant to Section 6 hereof; (3) the acquisition by Senior Lender of title to the Mortgaged Property pursuant to a foreclosure or a deed in lieu of foreclosure of, or the exercise of a power of sale contained in, the Senior Loan Documents; or (4) the acquisition by Subordinate Lender of title to the Mortgaged Property pursuant to a foreclosure or a deed in lieu of foreclosure of, or the exercise of a power of Subordination Agreement (Affordable) Form 6456 Page 15 Fannie Mae 06-19 © 2019 Fannie Mae sale contained in, the Subordinate Loan Documents, but only if such acquisition of title does not violate any of the terms of this Agreement. (i) Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be considered an original for all purposes; provided, however, that all such counterparts shall together constitute one and the same instrument. (j) Sale of Senior Loan. Nothing in this Agreement shall limit Senior Lender’s (including any assignee or transferee of Senior Lender) right to sell or transfer the Senior Loan, or any interest in the Senior Loan. The Senior Loan or a partial interest in the Senior Loan (together with this Agreement and the other Loan Documents) may be sold one or more times without prior notice to Borrower. [Remainder of Page Intentionally Blank] Subordination Agreement (Affordable) Form 6456 Page S-1 Fannie Mae 06-19 © 2019 Fannie Mae IN WITNESS WHEREOF, Borrower, Senior Lender and Subordinate Lender have signed and delivered this Agreement under seal (where applicable) or have caused this Agreement to be signed and delivered under seal (where applicable) by a duly authorized representative. Where applicable law so provides, Borrower, Senior Lender and Subordinate Lender intend that this Agreement shall be deemed to be signed and delivered as a sealed instrument. SENIOR LENDER: JLL REAL ESTATE CAPITAL, LLC, a Delaware limited liability company By: (SEAL) Name: Title: Address: 2177 Youngman Avenue St. Paul, Minnesota 55116 With a copy to: Attention: Multifamily Asset Management Drawer AM 1100 15th Street, NW Washington, DC 20005 STATE OF ) ):ss.: COUNTY OF ) This instrument was acknowledged before me ______________________, 2022 by _______________________, as _________________ of JLL REAL ESTATE CAPITAL, LLC, a Delaware limited liability company. Notary Public: __________________________ Printed Name: __________________________ My Commission Expires: __________________ Subordination Agreement (Affordable) Form 6456 Page S-2 Fannie Mae 06-19 © 2019 Fannie Mae SUBORDINATE LENDER: HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF EDINA, MINNESOTA By: (SEAL) Name: Title: Address: 4801 W. 50th Street Edina, MN 55424 Attention: Executive Director STATE OF ) ):ss.: COUNTY OF ) This instrument was acknowledged before me ______________________, 2022 by _______________________, as _________________ of HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF EDINA, MINNESOTA , a public body corporate and politic organized and existing under the laws of the state of Minnesota. Notary Public: __________________________ Printed Name: __________________________ My Commission Expires: __________________ Subordination Agreement (Affordable) Form 6456 Page S-3 Fannie Mae 06-19 © 2019 Fannie Mae BORROWER: EDINA MARKET STREET LLC, a Minnesota limited liability company By: EDINA MARKET STREET MANAGER LLC , a Minnesota limited liability company, Its Managing Member By:_______________________________(SEAL) Name: Peter Deanovic Title: Chief Executive Officer Address: 5100 Eden Avenue, Suite 317 Edina, Minnesota 55436 Attention: Peter Deanovic STATE OF ) ):ss.: COUNTY OF ) This instrument was acknowledged before me ______________________, 2022 by PETER DEANOVIC, as CHIEF EXECUTIVE OFFICER of EDINA MARKET STREET MANAGER LLC, a Minnesota limited liability company, the Managing Member of EDINA MARKET STREET LLC, a Minnesota limited liability company. Notary Public: ___________________________ Printed Name: ___________________________ My Commission Expires: __________________ Subordination Agreement (Affordable) Form 6456 Page A-1 Fannie Mae 06-19 © 2019 Fannie Mae EXHIBIT A Mortgaged Property Legal Description Subordination Agreement (Affordable) Form 6456 Page B-1 Fannie Mae 06-19 © 2019 Fannie Mae EXHIBIT B Subordinate Mortgage Legal Description Date: Marc h 3, 2022 Agenda Item #: VI I.A. To:C hair & C ommis s ioners of the Edina HR A Item Type: R eport / R ecommendation F rom:S tephanie Hawkinson, Affordable Housing Development Manager Item Activity: Subject:P UBLI C HEAR I NG : R es olution No. 2022-04 Authorizing the sale of Land to Wes t Hennepin Affordable Hous ing Land Trus t 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: M otion to close the public hearing at noon, M arch 28, 2023 and to continue action on these items to the April 7, 2022 H R A meeting. I N TR O D U C TI O N: I n 2021 T he H R A approved Resolution N o. 2021-09 and then acquired 425 Jefferson Avenue "to benefit the neighborhood and potentially provide affordable housing for the community..." T he property was acquired because it was a nuisance and was vacant. West H ennepin Affordable Housing L and Trust ("W H AH LT ") submitted a letter of interest to acquire the property for $1.00. I t is their estimation that the property needs approximately $365,000 worth of rehabilitation if feasible, otherwise it will need to be demolished and replaced with a modest affordable home. In order to keep their expenses down so they can sell the house to an income eligible home owners, place the land into a Land Trust to keep the house affordable for 99-years. T he P lanning Commission review the proposal at their J anuary 26th meeting and deemed that the plans to sell the house to W H AH LT is in compliance with the Comprehensive P lan. AT TAC HME N T S: Description Staff Report Resolution No. 2022-04 Proposal to Acquire 425 Jeffers on Proposal Es timated Budget Better Together Public Hearing Comment Report March 3, 2022 Chair and Commissioners of the Edina HRA Stephanie Hawkinson, Affordable Housing Development Manager PUBLIC HEARING: Resolution No. 2022-04 Authorizing the Sale of Land to West Hennepin Affordable Housing Land Trust Information / Background: The City of Edina has been supporting the West Hennepin Affordable Housing Land Trust (WHAHLT), dba Homes Within Reach (HWR), since 2007 through the allocation of the City’s CDBG program funds. Since that time, 17 houses have been placed into a Land Trust to remain affordable for 99-years. On February 13, 2020 HRA approved the purchase price negotiated for the acquisition of 425 Jefferson Avenue (the “Property”) as it was deemed a nuisance property. The house was bought on April 19, 2021 and has been held by the HRA. Resolution 2021-09 states that the Property would be acquired in order to maintain, and potential provide affordable housing for the community. HWR submitted a request to acquire the Property for $1.00 to facilitate it getting rehabilitated, or if need be – demolished and newly constructed, placed into the Land Trust and sold to an income eligible homebuyer. The property will remain affordable for 99-years. Description of the Community Land Trust practice HWR establishes affordability by using the Community Land Trust practice to acquire and retain the ownership of real property, rehabilitate and then sell the improvement (home) to buyers earning less than 80% Area Median Income (AMI). The HWR Community Land Trust program removes the land value from the mortgage equation to create initial affordability. The home costs less than market rate homes because HWR buyers purchase only the house and enters into a Ground Lease with WHAHLT-HWR to secure the long-term rights and use of the land. This land trust practice offers long-term affordability, where each affordable home will offer homeownership to 7-12 families throughout the life of the lease. The homes are made permanently affordable for work-force homeowners through two contractual provisions embedded in the Ground Lease. The first is a pricing formula that provides the owner with a fair amount of equity (HWR is 35%), while ensuring the sale price for subsequent low-to-moderate income households is affordable. The second requires the homeowner to sell to another low-to-moderate income household. In addition, the provisions ensure the home continues to be affordable with each sale. STAFF REPORT Page 2 The Ground Lease allows the homeowner to secure long-term rights to the land. In addition, the homeowners have full use of the land and are responsible for the property and payment of all real estate taxes on the house and the parcel of land. The homeowner may sell his/her home only to an income qualified buyer. The resale price is based on a formula, which (based on market conditions) allows the seller to recover the original cost of the house plus a modest profit. Therefore, assuming the house has retained or increased in value, the homeowner who sells his or her home will get all of their equity plus a percentage (35%) of the home’s appreciation (the amount that a home has increased in value since it was purchased). As a result, Community Land Trust homes remain affordable for consecutive generations of homeowners, because the resale restriction ensures permanent affordability. Housing is a multiplier, a basic need that impacts every part of life: education, health, economic success. HWR’s mission is to continue creating affordable homeownership for low-to-moderate income work-force households, which in turn stabilizes the family unit, adds value to the suburban community and protects the HRA’ s investment HWR program features of cost, quality and location of its homes has been and continues to appeal and draw interest from workforce households with low-to-moderate income. Future Homeowner 425 Jefferson Avenue will be sold to a work-force family who provides essential services to the community and surrounding suburbs. This family cannot afford to purchase an entry-level home in Edina outside of the Land Trust model; such as custodians, teachers, municipal workers, retail staff, office personnel, food prep staff, customer service representatives and many more. In 2007, Homes Within Reach implemented its program in the City of Edina, creating and preserving affordable homeownership, using the Community Land Trust practice. To date, HWR has assisted nineteen families (includes two resales) become Edina homeowners. The target market for Edina is households with 50% - 80% Area Median Income. Over the past 14 years, HWR has served households between 34% to 76% AMI in the City of Edina. The program average Area Median Income (AMI) in Edina is 60% and 50% for resales. What community needs does this activity address In today’s market, Edina is confronted with the fact entry-level properties are overpriced for most work-force households who work or live in the City. Increased home values have taken place because of a reduction in supply and increase in demand, while wages have not increased accordingly and cannot keep pace with increases in housing costs. HWR program not only offers value and benefits to the families it has assisted in becoming homeowners; the program also expands homeownership opportunities, retains community wealth, by making maximum use of existing properties and the community’s infrastructure with younger households. It also provides a mechanism to invest in affordable homeownership, which enhances residential stability and the preservation of housing affordability by recycling funds from owner to owner. Budget Information Interim Sources Uses AHTF $150,000 Acquisition $ 153,200 AHTF/Henn. Co./Met Council $435,750 Soft Costs $ 65,550 Rehabilitation $ 365,000 TOTAL $585,750 TOTAL $585,750 STAFF REPORT Page 3 Permanents Sources Affordable Housing Trust Fund $150,000 AHTF/Henn. CO/Met Council $235,750 Home Buyers $200,000 TOTAL $585,750 Compliance with City Approved Plans Continuing to support the partnership between the City of Edina and the Homes Within Reach program is supported by multiple goals within both the Housing Chapter of the Comprehensive Plan and the Housing Strategy Task Force report. 2040 Comprehensive Plan Goal 1: Accommodate all planned residential growth in the city based on planned infrastructure investments and other community goals and assets. 3. Recognize that successfully reaching affordable housing goals assists the city in achieving related community goals, including: a. Accommodating housing for families with children in Edina schools. The Homes Within Reach program preserves entry level and modest Edina homes to makes available for current and future families who want to raise their children in Edina. Goal 2: Encourage the development and maintenance of a range of housing options affordable to residents at all income levels and life stages. 1. Encourage the production of additional affordable housing units and retention of existing affordable housing units to meet the city’s housing needs and its Metropolitan Council affordable housing need allocation of 1,804 units. 9. Promote owner-occupied units over rental units when providing affordable housing The Homes Within Reach program is an affordable single family ownership housing program. Goal 3: Continue to support high quality design of residences and residential neighborhoods in a way that furthers sustainability, character, and livability, and maintains long term investment. 4. Maintain some of Edina’s lower square footage housing stock in order to attract new residents and retain existing residents, including providing affordable options. The Homes Within Reach program preserves neighborhood based, modest sized housing and provides an affordable option. Housing Strategy Task Force Report A. Promote Affordable and Attainable Housing 3) Attract new residents and retain existing residents by preserving and expanding housing options for moderate- and low-income households. The Homes Within Reach program is an affordable housing program for both existing and new residents. D. Encourage Preservation and Promotion of Diverse Housing Stock 1) Assist neighborhoods in retaining starter housing stock that can accommodate young families. 3) Maintain some of Edina’s single-family, lower square footage housing stock. The Homes Within Reach program accomplishes these stated goals. HOUSING AND REDEVELOPMENT AUTHORITY OF EDINA, MINNESOTA HENNEPIN COUNTY STATE OF MINNESOTA RESOLUTION NO. 2022-04 RESOLUTION AUTHORIZING SALE OF LAND TO WEST HENNEPIN AFFORDABLE HOUSING LAND TRUST WHEREAS, the Board of Commissioners (the “Board”) of the Housing and Redevelopment Authority of Edina, Minnesota (the “HRA”), after proper published notice, held a public hearing at approximately 7:30 A.M. on April 7, 2022 with regard to the sale of the property at 425 Jefferson Avenue South, Edina, MN 55424, PID 30- 117-21-22-0122, and legal described as: Lot 15, except the North 32 feet thereof and all of Lot 14, Block 11, “West Minneapolis Heights”, Hennepin County, Minnesota (the “Property”) WHEREAS, the HRA acquired the Property in 2021 with the intent that it would be conveyed for the purpose of creating affordable housing; and WHEREAS, the West Hennepin Affordable Housing Land Trust d/b/a Homes Within Reach (“WHAHLT”), a Minnesota nonprofit corporation has a Mission “to use the Community Land Trust practice to create and preserve affordable homeownership for families in suburban Hennepin County”; and WHEREAS, WHAHLT submitted a proposal to acquire the Property for $1.00 to renovate, place the land into the Land Trust and sell the house to a eligible homeowner; and WHEREAS, the Board has reviewed any and all materials submitted by HRA staff, including the proposal from WHAHLT, considered any and all oral and written testimony offered by interested parties; considered all historical background of the Property and HRA grant programming, and at its March 3, 2022 meeting, considered the matter. NOW, THEREFORE, BE IT RESOLVED by the Board as follows: All requirements of Minnesota Statutes, Section 469.029 regarding the sale of the Property have been satisfied. BE IT FURTHER RESOLVED: The HRA accept the terms proposed by WHAHLT and authorizes the sale of the Property to WHAHLT and the Chair and Executive Director are authorized to execute the documents required to complete the sale of the Property Approved by the Board on April 7, 2022. _________________________________ James B. Hovland, Chair ATTEST: _________________________________ James Pierce, Secretary STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) SS CITY OF EDINA ) CERTIFICATE OF EXECUTIVE DIRECTOR I, the undersigned duly appointed and acting Executive Director for the Housing and Redevelopment Authority of Edina, Minnesota, do hereby certify that the attached and foregoing Resolution is a true and correct copy of the Resolution duly adopted by the Housing and Redevelopment Authority of Edina, Minnesota at its Meeting of April 7, 2022, and as recorded in the Minutes of said Meeting. WITNESS my hand and seal of said City this _______day of April, 2022. _________________________________ Scott Neal, Executive Director January 5th, 2022 Stephanie Hawkinson Affordable Housing Development Manager 4801 W. 50th St. Edina, MN 55424 Dear Stephanie; This letter is to inform you that West Hennepin Affordable Housing Land Trust, dba Homes Within Reach (HWR), would like to purchase 425 Jefferson Ave. S from Edina HRA, if a satisfactory agreement can be reached. We are prepared to pay $1 for clear title to the property. West Hennepin Affordable Housing Land Trust dba Homes Within Reach (HWR) program’s purpose is create and preserve affordable homeownership in the western suburbs of Hennepin County, using the land trust practice. Our practice is to acquire properties, upgrade per our criteria, then turn around, and sell the homes to qualified households earning between 50% to 80% area median income and lease the land to the homeowner for them to secure the rights to use the land. We see the purchase of 425 Jefferson Ave. S as another positive partnering experience between Edina and HWR. Our intent is to completely rehab the current structure. However, without the ability to start tearing into the walls, we are unable to fully commit to the rehab of the current structure. Should rehab not be feasible, HWR would demolish the structure and rebuild to current setbacks and building codes. Regardless of the option used, we intend to make the home a 3 bedroom, 2 bath, 2 car detached garage which would be placed in our portfolio. The home would be sold to a qualified buyer and the land would remain in title to Homes Within Reach and leased to the qualified buyer. The attached ground lease would require the home to remain affordable in perpetuity. Our goal is to complete the acquisition process in early spring of 2022. We would anticipate completing rehab or new construction by year end, given no unforeseen complications. If you have any questions about this matter, please contact us at (952) 401-7071. Sincerely, Brenda Lano-Wolke Brenda Lano-Wolke Executive Director WEST HENNEPIN AFFORDABLE HOUSING LAND TRUST 5101 Thimsen Ave., Ste. 202, Minnetonka, MN 55345 Telephone (952) 401-7071 Fax: (952) 224-2857 Email: info@homeswithinreach.org Preliminary Statement of Activities Proposed Housing Development Edina Housing Foundation November 2019 Proposed Single Property Property Support and Revenue: Revenue: Sale price of home 200,000$ Total Revenue 200,000$ Support: 236,000$ Total funding sources 236,000$ Total support and revenue 436,000$ Acquisition expenses: Purchase Price: Cost of land 1$ Cost of home -$ Total purchase price 1$ 3,200$ Total acquisition expenses 3,201$ Rehabilitation expenses: 365,000$ Development expenses: 6,000$ Utilities/Holding costs 3,000$ Line Credit Fees -$ 52,550$ Insurance (bridge)4,000$ 2,000$ Total development expenses 67,550$ Total expenses 435,751$ Increase (decrease) in net assets 249$ Edina Preservation Funding Buyer assistance, marketing, selling costs/closing Project/Developer fee West Hennepin Affordable Housing Land Trust Projected Statement of Activities Edina HRA Acquisition costs -(inspections, energy audit, closing) Property taxes Survey Responses 30 January 2019 - 01 March 2022 Public Hearing Comments-425 Jefferson Ave Better Together Edina Project: Public Hearing: 425 Jefferson Avenue No Responses VISITORS 0 CONTRIBUTORS 0 RESPONSES 0 0 Registered 0 Unverified 0 Anonymous 0 Registered 0 Unverified 0 Anonymous Date: Marc h 3, 2022 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:S tephanie Hawkinson, Affordable Housing Development Manager Item Activity: Subject:R edevelopment Agreement Term S heet 4040 Wes t 70th S treet 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: Approved term sheet and authorize staff to work with council on finalization of redevelopment agreement. I N TR O D U C TI O N: AT TAC HME N T S: Description Staff Report March 3, 2022 Chair and Commissioners of the Edina HRA Stephanie Hawkinson, Affordable Housing Development Manager Approve Term Sheet for the Affordable Housing Development at 4040 West 70th Street Information / Background: Cornelia View Apartments, located at 4040 West 70th Street, is a proposed age-restricted 100% affordable housing project to be developed by Ecumen and Lupe Development Partners (“Developer”). The need for age restricted affordable housing was confirmed in the 2020 Housing Market Study completed by Maxfield Research and in City’s Quality of Life surveys. Maxfield estimated that 1,600 new units of senior housing is needed by 2030. This is largely due to Edina’s, and the State’s, aging population: 15% of Edina’s population are young baby boomers, and seniors aged 75 to 84 years have experience the greatest population growth. Anecdotally, a large percentage of calls received from people seeking affordable housing are seniors who want to age in community. Cornelia View Apartments will bring 118 units to Edina thus expanding housing choices for seniors. The proposed development has received previous City Council and HRA approvals: February 13, 2020 - HRA - Forgivable loan to the Edina Housing Foundation to acquire the site. June 24, 2021 – HRA – Resolution No. 2021-05 Supporting senior affordable housing using TIF. August 17, 2021 - City Council - Creation of a TIF District. October 19, 2021- City Council - Site Improvement Plan Agreement. February 10, 2022 - HRA - Up to $2,000,000 in additional gap financing. The Development applied for, and has been awarded, a tax-exempt housing bond allocation from the State of Minnesota and is planning to close on its financing in June 2022. The Developer is requesting a combination of TIF and additional public assistance in order to complete the financing as previously discussed at the February 10 HRA meeting. Staff engaged Ehlers Associates and Dorsey & Whitney to review the development proforma, determine eligibility and need, and to assist in negotiating the terms of the public assistance. Based on funding awards received to date, the total financial support being requested of the City and HRA is estimated to be $2.84 million. STAFF REPORT Page 2 Affordable housing developments face the same economic stressors as market rate developments, including: A construction industry hindered by ongoing supply chain issues and rapid unpredictable escalation of commodity and material prices. A continued labor shortage that tends to drive up costs and extend schedules. In addition, affordable developments experience a cap on rents imposed by the IRS to keep Low Income Housing Tax Credits eligible, therefore restricting the ability to increase rents to leverage additional debt. 1. Development Funding Overview Multifamily Affordable Housing typically requires multiple funding sources. To this end the Developer successfully secured financing through multiple competitive application processes, many of which will remain in progress until closing: Sources Debt Financing $ 16,597,000 Awarded by Minnesota Management and Budget TIF Pay-Go Note $ 1,503,000 Maximizing TIF contribution (95%) Used to leverage additional debt Tax Credit Equity $ 10,529,124 Unsecured equity contributed by investor Sales Tax Rebate $ 436,380 Rebate at end of construction period Energy Rebate $ 30,000 Rebate at end of construction period Metropolitan Council – LCDA $ 661,500 Pass thru forgivable loan Metropolitan Council - LHIA $ 712,714 Pass thru forgivable loan Hennepin County $ 665,000 Forgivable loan Deferred Developer Fee $ 500,000 Paid from cash flow after debt payment GAP* $ 1,336,901 Second position, Deferred, 2% simple interest, Coterminus with first mortgage amortization Sub-Total $ 32,971,619 EHF Land $ 3,650,000 Forgivable loan to Edina Housing Foundation TOTAL $ 36,621,619 *If Hennepin County's loan is greater than City's, they may request being in 2nd position. The loan documents for all sources would be executed at the financial closing with the disbursement of funds regulated by the Master Disbursement Agreement (“MDA”). The MDA will be drafted in collaboration with the first mortgage lender, tax credit investor, Hennepin County and Edina HRA. None of the listed funding sources will be accessed by the Developer prior to financial closing. 2. Term Sheet - Highlights The Term sheet will become the basis for a Redevelopment Agreement between the project developer and the City/HRA which is anticipated to be in brought forward in April 2022. The Term Sheet outlines the funding sources, their financing terms, and describes the proposed development outcome to serve as the basis for the City and HRA’s assistance. STAFF REPORT Page 3 Combined Housing and Redevelopment Authority Funding Contribution – Not to exceed $2,839,901 “Gap” Financing Loan Structure – Not to exceed $1,336,901 Second position, subordinate to first mortgage financing; 2% simple interest, deferred; Deferred, coterminous with First Mortgage financing; and Secured with Mortgage and Note. TIF Pay-Go Note – Not to exceed $1,503,000 Note executed upon completion of the development. Sized based on remitting 95% of future TIF generated from the project. Used to reimburse development costs. The primary source of the gap financing is Southdale 2 TIF “Special Legislative” pooled funds, of which $1,182,980 remains uncommitted. Per the legislation, these existing funds accumulating within the Southdale 2 TIF Fund must be “pooled”, or used, to assist affordable housing projects qualifying within the special legislation’s TIF districts that were created prior to December 31, 2021. The eligible developments are: Amundson Flats – Completed and leased The Sound on 76th – Construction nearing completion Cornelia View Apartments Because the special legislation established a sunset, the funds remaining once the eligible developments have been completed, including the principal and interest repayment of loaned amounts, would be considered excess TIF and is to be returned for redistribution to the City, County and School Districts. An additional $153,921 is to be provided from the Southdale 2 TIF pooled “regular” funds that are not subject to the December 31, 2021 sunset but must also be used for affordable housing The combined source of funding requested of the HRA is $2,839,901. The term sheet further establishes that any additional funds coming from future funding awards, reductions in interest rates, or an increase in tax credit pricing will be used to reduce the HRA’s committed amount, inclusive of TIF and GAP. For every additional dollar awarded, the HRA’s financial contribution will be reduced by the same amount: Tax Credit Equity: The proforma shows an assumption for tax credit pricing of $0.90. An increase in pricing results in more equity being contributed to the development. DEED: The developer submitted a grant request for $445,000. Hennepin County: The Developer applied a second time for an additional $733,014. Once the HRA’s deferred loan contribution is reduced to $1,182,902, the developer requests any additional reductions will be applied against the Deferred Developer Fee (“DDF”) until that reaches $400,000. This is to incentivize the Developer to actively pursue additional funding and increased tax credit pricing. Once the STAFF REPORT Page 4 DDF is reduced to $400,000, any additional dollars contributed to the development will again serve to reduce the HRA’s contribution. Recommended Action Approve the Term Sheet and authorize staff to work with legal and financial advisors to prepare a binding Redevelopment Agreement based on the approved terms. Date: Marc h 3, 2022 Agenda Item #: VI I 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:MO T I O N TO C LO S E S ES S I O N: as permitted by MS . 13D.05 subdivision 3 to disc uss the potential S ale of R eal P roperty located at 5146 Eden Avenue. 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: F or discussion only; no action required. I N TR O D U C TI O N: T his item pertains to the potential sale of portions of the vacant property to be used as a senior housing cooperative and restaurant with indoor and outdoor seating. T he H R A's land broker, F rauenshuh C ompanies, will update the H R A Board on the negotiations with U nited P roperties and Jester Concepts. Due to the sensitive nature of real estate negotiations, this discussion will take place in a closed section as permitted by M innesota Statute 13D .05 subdivision 3. N o action will take place during this closed meeting. AT TAC HME N T S: Description Date: Marc h 3, 2022 Agenda Item #: VI I I.C . To:C hair & C ommis s ioners of the Edina HR A Item Type: F rom: Item Activity: Subject:Motion to Move to O pen S es s ion 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 Move to Open Session. I N TR O D U C TI O N: Date: Marc h 3, 2022 Agenda Item #: VI I I.D. 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:P otential S ale of P roperty loc ated at 5146 Eden Avenue 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: Authorize staff to prepare P urchase Agreements with U nited P roperties and J ester C oncepts consistent with the letters of intent. I N TR O D U C TI O N: T his item pertains to the potential sale of real estate for redevelopment purposes. T he H ousing and Redevelopment Authority discussed the terms by which the might consider a sale in a session that was "closed" in accordance with Minnesota S tatute 13D.05 subdivision 3. While real estate discussions can occur in closed session, any action is required to occur in a session that is open to the public. T he actual consideration of a P urchase Agreement or similar contract for sale for redevelopment purposes will occur in a future meeting that is open to the public. Date: Marc h 3, 2022 Agenda Item #: I X.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:G randview P edestrian Bridge - Des ign 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 informational purposes only. I N TR O D U C TI O N: T his item pertains to the public art to be installed as part of the G randview P edestrian Bridge. F orecast P ublic Art was hired to manage the public art process. C ity staff worked with F orecast to convene two focus groups consisting of Edina residents and Edina business owners. T he participants provided local insight, context and inspiration to three artists selected by Forecast. T hese three artists have submitted preliminary concepts (attached). E ach of these concepts will be refined and presented to the broader Edina community to determine the preferred concept. I nput will be collected via an online survey and the Better Together Edina website. T he preferred concept will then be completed and fabricated for installation on the pedestrian bridge in summer 2022. AT TAC HME N T S: Description preliminary art concepts February 14, 2022 –for discussion only Original Concept Proposed Art Concept #1 Proposed Art Concept #2 Proposed Art Concept #3