HomeMy WebLinkAbout2026-02-05 Special Work Session Meeting Packet
City Council Work Session Meeting Agenda
February 5, 2026, 8:00 AM
Edina City Hall, Mayor's Conference Room, 4801 W. 50th St.
Accessibility Support:
The City of Edina wants all residents to be comfortable being part of the public process. If you need
assistance in the way of hearing amplification, an interpreter, large-print documents or something
else, please call 952-927-8861 at least 72 hours in advance of the meeting.
1. Call to Order
2. Roll Call
3. Meeting Topics
3.1. Motion to move to closed session as permitted by M.S. 13D.05, Subd. 3 to discuss sale of real
estate
3.2. Closed Session: Discussion on Sale of Real Estate at 5146 Eden Avenue
3.3. Motion to Move Back into Open Session
4. Adjournment
Page 1 of 52
Item Report
February 5, 2026
City Council
Item Number: 3.1 Department: Administration
Item Activity: Discussion Prepared By: Sharon Allison, City Clerk
Item Title: Motion to move to closed session as permitted by M.S. 13D.05, Subd. 3 to discuss sale of real
estate
Action Requested:
Adopt motion as stated.
Information/Background:
This motion must be adopted to legally close the meeting.
Supporting Documentation:
None
Page 2 of 52
Item Report
February 5, 2026
City Council
Item Number: 3.2 Department: Community Development
Item Activity: Discussion Prepared By: Bill Neuendorf, Economic Dev Mgr
Item Title: Closed Session: Discussion on Sale of Real Estate at 5146 Eden Avenue
Action Requested:
No action require; for discussion purposes only.
Information/Background:
This item pertains to the potential sale of real estate located at 5146 Eden Avenue. City staff continues
to negotiate terms of a sale to the team consisting of Hempel Real Estate, Monarch Development
Partners and Jester Concepts. Staff will provide an update on the negotiations.
Resources/Financial Impacts:
This property has been tax-exempt and owned by the City or HRA since 1962. Sale of this property will
result in one-time revenue when the transaction closes. Conversion of the land from a vacant tax-
exempt property to an occupied taxable property will increase Edina's tax base for decades.
Relationship to City Policies/Plans/Budget Pillars:
Selling this land for a private use will increase the tax base, thus strengthening the foundation of the
community. The creation of new privately owned development will contribute to a livable city. Edina's
Comprehensive Plan and Grandview Development Framework are two of the guiding policy
documents applicable to this site.
Strong Foundation Livable City
Values Impact:
Stewardship
Selling this land for private development will increase the property tax
base, restore the vacant land to a productive use and bring vibrancy to
this area.
Supporting Documentation:
Documents marked with "Board Portal" do not meet ADA Web Content Accessibility Guidelines (URL)
and are not included in the public packet. To request a board portal document, please submit a data
request (URL).
1. NON-PUBLIC: 5146 Eden Ave - Negotiation Update
2. NON-PUBLIC: 5146 Eden Ave - Summary of Original Proposals
3. Request for Proposals for 5146 Eden Ave (Board Portal)
Page 3 of 52
Potential Sale of Land at 5146 Eden Ave
Negotiation Update
For Discussion Purposes
NON-PUBLIC – contains sensitive information pertaining to sale of real estate– Title Page Style with Extra Icon
Presentation to Edina City Council
Prepared by: Bill Neuendorf
February 5, 2026
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Page 4 of 52
1.0 5146 Eden Avenue – Update – NON-PUBLIC real estate information
•Recent Activities – Fall 2025
•City Staff & Attorney preparing Sale &
Development Agreement
•Developer conducting research and site
studies
•Discussions about delivering real world
affordable condominiums
•Key Changes (Nov 2025):
•Higher demand for elevated luxury
condos than townhouses and potentially
more commercial space
•But more difficult to finance condos
•Site plan evolving to address site
access, phasing and market conditions
•Developer requests elimination of
affordable units and payment of Buy-In
Fee instead
•Key Changes (Dec 2025):
•Conceived as phased development
•Townhouses are first
•Final phases are condos
•might change condos to townhouses
based on future market conditions
•Developer revises purchase offer to
increase the resulting Buy-In Fee
Page 5 of 52
2.1 5146 Eden Avenue – Original Concept – NON-PUBLIC real estate
information
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Page 6 of 52
2.2 5146 Eden Avenue – Revised Concept – NON-PUBLIC real estate
information
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Page 7 of 52
2.3 5146 Eden Avenue – Revised Concept – NON-PUBLIC real estate
information
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Page 8 of 52
2.4 5146 Eden Avenue – Revised Concept – NON-PUBLIC real estate
information
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Page 9 of 52
3.1 5146 Eden Ave – Affordable Housing – NON-PUBLIC real estate
information
•In the RFP and selection process, the
HRA identified delivery of affordable
units on-site as a desired goal. All
proposals indicated they could
achieve this goal.
•Luxury condo owners expect very high
level of amenity which results in high
monthly condo/HOA fees (approx. $1+
k per month on top of mortgage)
•80% AMI buyers unable to secure
private mortgages unless the price or
fees are dramatically reduced
•Future special assessments for luxury
owners may push out affordable
owners
•Many alternatives considered … none
ideal … none acceptable to
developer:
•Group affordable units in separate
building
•Heavily reduce or eliminate
condo/HOA fees on affordable units
•Reduce size, number or purchase
price of affordable units
•Convert to age-restricted (55+) project
•Increase the income of target buyer to
100% AMI
•Introduce Land Trust partner
Page 10 of 52
3.2 5146 Eden Ave – Affordable Housing – NON-PUBLIC real estate
information
•Developer requests elimination of
7 affordable units and payment of
Buy-In fee instead
•Current policy requires $1,225,000
fee ($175k x 7 affordable units)
•Developer proposes $2,480,000
fee ($40k x 60 market units)
•Increase from previous offer of
$25k per unit
•Fees paid when building permit
issued for each new building (2-3
year period)
•Funds deposited into City’s
Affordable Housing Trust Fund to
be used on future affordable
housing project elsewhere in
Edina.
•This approach is pragmatic but
differs significantly from the RFP
and may require waiver from
Affordable Housing Policy
Page 11 of 52
4.0 5146 Eden Ave. – Top 5 Comparison – NON-PUBLIC real estate
information
Team Name Total
Units
Affordable
Units
For
Sale
Units
Commercial
Square Feet
Proposed
Purchase Price
Estimated Park
Fee ($5k each)
Estimated
Sewer Water
Fee $5,400
each)
Estimated
Buy-In Fee
($40k each
unit)
10-year
cumulative
City
property tax
Need for
TIF
Assistan
ce
Total Revenue
Projected
Hemple Monarch
ORIGINAL 70 7 7 7,500 $4,000,000 $350,000 $378,000 NA $2,578,90
8 No $7,306,908
Hempel Monarch
REVISED LOW 32 0 32 7,500 $4,000,000 $160,000 $172,800 $1,280,000 $1,451,04
3 No $7,063,843
Hempel Monarch
REVISED HIGH 60 0 60 7,500 $4,000,000 $300,000 $324,000 $2,400,000 $2,783,52
4 No $9,807,524
Opus 83 17 0 2,000 $2,250,000 $0 $448,200 NA $1,098,25
9 No $3,796,459
Noor Wellington 215 22 21 2,500 $4,500,000 $110,000 $1,161,000 NA $3,065,85
0
Mayb
e $8,836,850
Lifestyle Ron
Clark 80 44 80 0 $2,083,080 $85,000 $432,000 NA $1,077,75
0
Mayb
e $3,677,830
Onward
Ebenezer Leap
SETT 160 106 60 8,704 $4,000,000 $0 $756,000 NA $952,978 Yes $5,708,978
Min and Max.
Guided Density
60 -
300 NA NA NA NA NA NA NA NA NA NA
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Page 12 of 52
5.0 5146 Eden Avenue – Update – NON-PUBLIC real estate information
•DISCUSSION ITEMS
1)Comfort level with phased development with future phases flexible
based on market conditions?
2)Acceptability of housing fee-in-lieu instead of affordable units on
site?
3)Willing to consider waiving affordable housing policy to allow buy-in?
•NEXT STEP:
a)Should purchase agreement be prepared based on these new
terms? OR
b)Should these terms be rejected and purchase offers from other real
estate developers be reconsidered?
Page 13 of 52
The CITY ofEDINA
1
5146 Eden Avenue – Summary of Original Offers
From 11-12-2025 update
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Additional Information Provided for Reference
-Evaluation Factors (pg 2-4)
-Overview of Top 5 Proposals (pg 5-15)
-Overview of Other 6 Proposals (pg 16-28)
Page 14 of 52
The CITY ofEDINA
2
5146 Eden Avenue – Evaluation Factors
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Budget Pillars
Strong Foundation:
Maintain physical assets and
infrastructure
Reliable Service:
Maintain service levels that
best meet community needs
Livable City: Plan for
connected and sustainable
development
Better Together:
Foster an inclusive and
engaged community
Budget Values guide decision-
making
Stewardship: We make wise investments that
focus on the best long-term value for residents.
Equity: provide equitable opportunities for
people to participate in their City government and
access City institutions, facilities, and services.
Health: use a Health-in-All Policies approach
(HiAP) to promote and protect the physical, mental,
and social wellbeing of all people who live, work, or
visit Edina.
Sustainability: … policies, decisions, and
plans have a positive impact on people and the
planet now and for future generations.
Page 15 of 52
The CITY ofEDINA
3
5146 Eden Avenue – Evaluation Factors
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
C) Estimated Land Value
•Unrestricted one-time revenue
•Need for City funding (TIF, etc)
D) Closing the Deal
•Likelihood that external funding
can be secured
•Likelihood that land can be
sold in timely fashion
A) Compatibility with HRA Vision
•Grandview 7 Guiding Principles
•Comprehensive Plan
•Priorities expressed in RFP
B) Community Impact
•Fiscal impact
•Overall impact
•Would you be proud to see completed
Page 16 of 52
The CITY ofEDINA
4
5146 Eden Avenue – Evaluation Factors,
continued
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
HRA Board identified multiple priorities to pursue;
not all can be achieved simultaneously:
q Grandview 7 Guiding Principles
q Home ownership opportunities
q Affordability and Attainability
q Commercial uses to supplement multi- family
q Walkable and Connected
q Scale and Massing
q Outdoor green space
q Efficient parking
q Highest reasonable land value
q Close in a reasonable time-frame
What are the HRA’s highest priorities?
Which buyers can best deliver an acceptable
balance of priorities?
Accomplishments
Compromises
Page 17 of 52
The CITY ofEDINA
5
5146 Eden Avenue – Top 5
Proposals
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Developers with the Top 5 Proposals were invited to
present to the HRA for additional consideration.
Each of these Top 5 Proposals have been summarized
on two slides to best compare. The summaries follow:
Page 18 of 52
The CITY ofEDINA
6
Proposal “B” For Sale Mixed Use Hempel Monarch Jester
Park Fees Water Fees Property Tax Impact General Service Impact
Yes Yes Moderate Average
Estimated Land Value Time to Close
$4,000,000 1-2 years
Financing Strategy
Traditional debt and equity (without
City/HRA funds) anticipated
Brief Description:
Mix of for-sale townhouses and
condominiums focused on market
rate owners with 10% affordably
priced
-“Missing middle” scale (low &
mid-rise)
-7,500 Sq Ft restaurant with
indoor/outdoor dining and
surface parking
-Public green space
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Revised Nov 5, 2025First Round = 22 points
Total Units = 70
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)2 30 32
Condominiums (for sale)5 33 38 Page 19 of 52
The CITY ofEDINA
7
Proposal “B” For Sale Mixed Use Hempel Monarch Jester
Park Fees Water Fees Property Tax Impact General Service Impact
Yes Yes Moderate Average
Estimated Land Value Time to Close
$4,000,000 1-2 years
Financing Strategy
Traditional debt and equity (without
City/HRA funds) anticipated
Brief Description:
Mix of for-sale townhouses and
condominiums focused on market
rate owners with 10% affordably
priced
-“Missing middle” scale (low &
mid-rise)
-7,500 Sq Ft restaurant with
indoor/outdoor dining and
surface parking
-Public green space
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Total Units = 70
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)2 30 32
Condominiums (for sale)5 33 39
First Round = 22 points
Page 20 of 52
The CITY ofEDINA
8
Proposal “D” For-Sale Residential – Lifestyle & Ron Clark
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Brief Description:
Mix of market-rate for-sale townhouses and
mixed-income senior housing cooperative
-On-site parking
-No commercial space
-Outdoor green spaces to serve residents
-Small outdoor public space with public art
sculpture
Estimated Land Value Time to Close
$2,083,080 to $3,058,080 2-3 years
Financing Strategy
Traditional capital sources anticipated
Total Units = 80
Affordable Attainable Market Sub-Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)16 16
Snr Cooperative (for-sale)8 12 24 12 64
Park Fees Water Fees Property Tax Impact General Service Impact
Yes Yes Moderate Average
First Round = =9 points
Page 21 of 52
The CITY ofEDINA
9
Proposal “D” For-Sale Residential – Lifestyle & Ron Clark
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Total Units = 80
Affordable Attainable Market Sub-Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)16 16
Snr Cooperative (for-sale)8 12 24 12 64
Park Fees Water Fees Property Tax Impact General Service Impact
Yes Yes Moderate Average
Estimated Land Value Time to Close
$2,083,080 to $3,058,080 2-3 years
Financing Strategy
Traditional capital sources anticipated
Brief Description:
Mix of market-rate for-sale townhouses and
mixed-income senior housing cooperative
-On-site parking
-No commercial space
-Outdoor green spaces to serve residents
-Small outdoor public space with public art
sculpture
First Round = 9 points
Page 22 of 52
The CITY ofEDINA
10
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Proposal “K” Mixed Uses Rental Opus & ESG
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes Moderate Minor
Total Units = 83
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (rental)18 18
Apartment (rental)5 4 3 3 3 47 65
Estimated Land Value Time to Close
$2,250,000 1-2 years
Financing Strategy
Traditional debt & equity
Brief Description:
Two phases to include (1) missing middle scale
rental units arranged as apartments and
townhouses, and (2) separate commercial
building with outdoor space
-10% affordable + 6% attainable rentals
-On-site parking
-Future commercial building
-Future public outdoor space
First Round = 8.5 points
Page 23 of 52
The CITY ofEDINA
11
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Proposal “K” Mixed Uses Rental Opus & ESG
Estimated Land Value Time to Close
$2,250,000 1-2 years
Financing Strategy
Traditional debt & equity
Brief Description:
Two phases to include (1) missing middle scale
rental units arranged as apartments and
townhouses, and (2) separate commercial
building with outdoor space
-10% affordable + 6% attainable rentals
-On-site parking
-Future commercial building
-Future public outdoor space
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes Moderate Minor
Total Units = 83
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (rental)18 18
Apartment (rental)5 4 3 3 3 47 65
Public
Parking
First Round = 8.5 points
Page 24 of 52
The CITY ofEDINA
12
Proposal “I” Mixed Uses Rental – Noor & Wellington
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$4,500,000 1-2 years
Financing Strategy
Traditional debt & equity
Brief Description:
Mix of for-sale and rental townhouses
with separate rental apartment building
with commercial space on street level
-Mixed income: 20% affordable and
additional attainable
-“missing middle” scale on Eden
-2,500 Sq Ft commercial space
-On-site parking
-Public outdoor green space
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes High Slightly above
Average
Total Units = 215
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)7 7
Townhouses (rental)3 11 14
Apartments (rental)39 56 99 194
First Round = 8 points
Page 25 of 52
The CITY ofEDINA
13
Proposal “I” Mixed Uses Rental – Noor & Wellington
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$4,500,000 1-2 years
Financing Strategy
Traditional debt & equity
Brief Description:
Mix of for-sale and rental townhouses
with separate rental apartment building
with commercial space on street level
-Mixed income: 20% affordable and
additional attainable
-“missing middle” scale on Eden
-2,500 Sq Ft commercial space
-On-site parking
-Public outdoor green space
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes High Slightly above
Average
Total Units = 215
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)7 7
Townhouses (rental)3 11 14
Apartments (rental)39 56 99 194
First Round = 8 points
Page 26 of 52
The CITY ofEDINA
14
Proposal “G” Senior Mixed Uses – Onward & Ebenezer
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes High Slightly above
Average
Total Units = 160
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Senior Cooperative (for-sale)6 10 20 34 60
Senior Apartments (rental)15 20 40 25 100
Estimated Land Value Time to Close
$3.25M $4.0M 2-3 years
Financing Strategy
Requires HUD financing for co-op and LIHTC
tax credits for apartments; will also require
other grants; will require local funding support
– either TIF, LAHA, or other City/HRA funds
Brief Description:
Combination of for-sale senior co-operative
and senior rental apartments with stand-
alone commercial building and public space
-Private amenity areas for resident
-Mixed-income – affordable, attainable and
market-rate
-8,750 Sq Ft commercial space with
indoor/outdoor area and surface parking
-Outdoor public green space
First Round = 5 points
Page 27 of 52
The CITY ofEDINA
15
Proposal “G” Senior Mixed Uses – Onward & Ebenezer
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$3.25M $4.0M 2-3 years
Financing Strategy
Requires HUD financing for co-op and LIHTC
tax credits for apartments; will also require
other grants; will require local funding support
– either TIF, LAHA, or other City/HRA funds
Brief Description:
Combination of for-sale senior co-operative
and senior rental apartments with stand-
alone commercial building and public space
-Private amenity areas for resident
-Mixed-income – affordable, attainable and
market-rate
-8,750 Sq Ft commercial space with
indoor/outdoor area and surface parking
-Outdoor public green space
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes High Slightly above
Average
Total Units = 160
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Senior Cooperative (for-sale)6 10 20 34 60
Senior Apartments (rental)15 20 40 25 100
Seniorapartm
e
n
t
s
Se
n
i
o
r
Co-
o
p
e
r
a
t
i
v
e
Fut
u
r
e
O
f
f
i
c
e
Public Parking
First Round = 5 points
Page 28 of 52
The CITY ofEDINA
16
5146 Eden Avenue – Other 6
Proposals
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Six additional proposals were received but not
selected to present for full consideration.
These original proposals are also summarized on
two slides to best compare. The summaries follow:
Page 29 of 52
The CITY ofEDINA
17
Proposal “E” Mixed Uses w/ Parking CSM Corp
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$4,262,869 1-2 years
Financing Strategy
Traditional financing anticipated
Brief Description:
Single building including different use types
surrounded by surface parking and green
space
-For-sale townhouses on edges
-Rental apartments
-8,000 Sq Ft commercial space
-Outdoor amenity deck for residents
-Two outdoor public green spaces (8 to
9,000 Sq Ft each)
Total Units = 149
Affordable Attainable Market Sub-Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)3 10 13
Apartment (rental)14 122 136
Park Fees Water Fees Property Tax Impact General Service Impact
Yes Yes High Average
First Round = 13 points
Page 30 of 52
The CITY ofEDINA
18
Proposal “E” Mixed Uses w/ Parking – CSM
Corp.
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$4,262,869 1-2 years
Financing Strategy
Traditional financing anticipated
Brief Description:
Single building including different use types
surrounded by surface parking and green
space
-For-sale townhouses on edges
-Rental apartments
-8,000 Sq Ft commercial space
-Outdoor amenity deck for residents
-Two outdoor public green spaces (8 to
9,000 Sq Ft each)
Total Units = 149
Affordable Attainable Market Sub-Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)3 10 13
Apartment (rental)14 122 136
Park Fees Water Fees Property Tax Impact General Service Impact
Yes Yes High Average
commercial
Public
space
Public
space
For-sale
townhouses
apartments
Ped bridg
e
First Round = 13 points
Page 31 of 52
The CITY ofEDINA
19
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$1,585,000 1-2 years
Financing Strategy
Traditional debt & equity; may need TIF or other local support
Brief Description:
“Missing middle” priced and scaled rental townhouses with
separate stand-alone office and retail building
-Attainably-priced rentals
-15,000 Sq Ft retail/commercial space
-30,000 Sq Ft office space
-Targeted to WBE and BIPOC businesses (social equity)
-Include new theater as cultural anchor
-Public green space on corner
-Possible community garden and nature trail
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes Low Minor
Total Units = 59
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (rental)4 15 19
Rowhouses (rental)8 32 40
Townho
u
s
e
s
t
yl
e
Rowhou
s
e
s
t
yl
e
Proposal “J” Mixed Uses Rental – Crowe Co.
Public Parki
n
g
First Round = 6.5 points
Page 32 of 52
The CITY ofEDINA
20
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$1,585,000 1-2 years
Financing Strategy
Traditional debt & equity; may need TIF or other local support
Brief Description:
“Missing middle” priced and scaled rental townhouses with
separate stand-alone office and retail building
-Attainably-priced rentals
-15,000 Sq Ft retail/commercial space
-30,000 Sq Ft office space
-Targeted to WBE and BIPOC businesses (social equity)
-Include new theater as cultural anchor
-Public green space on corner
-Possible community garden and nature trail
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes Low Minor
Proposal “J” Mixed Uses Rental – Crowe Co.
Total Units = 59
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (rental)4 15 19
Rowhouses (rental)8 32 40
Office & Retail
Building with below-
grade parking
Arcadia
A
v
e
.
Public Parking
Beyond
First Round = 6.5 points
Page 33 of 52
The CITY ofEDINA
21
Proposal “C” Rental Mixed Uses – Sherman & Habitat
Park Fees Water Fees Property Tax Impact General Service Impact
Yes Yes High Average
Estimated Land Value Time to Close
$3,030,000 1-2 years
Financing Strategy
Traditional debt and equity for apartments;
townhouses require private and public
fundraising to reduce cost of individual
mortgages; $80 million project with $12 million
gap to resolve – will likely need local funds
Brief Description:
Mix of affordable for-sale townhouses and
traditional market/luxury rental apartments
with street level commercial space and on-
site parking
-Outdoor dog run, playground and
courtyard to serve residents
-Building is close to public bridge/sidewalk
-3 to 4,000 Sq Ft commercial space
-No outdoor public space
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Total Units = 202
Affordable Attainable Market Sub-Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)6 10 16
Apartments (rental)5 181 186
First Round = 2 points
Page 34 of 52
The CITY ofEDINA
22
Proposal “C” Rental Mixed Uses – Sherman & Habitat
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Brief Description:
Mix of affordable for-sale townhouses and
traditional market/luxury rental apartments
with street level commercial space and on-
site parking
-Outdoor dog run, playground and
courtyard to serve residents
-Building is close to public bridge/sidewalk
-3 to 4,000 Sq Ft commercial space
-No outdoor public space
Estimated Land Value Time to Close
$3,030,000 1-2 years
Financing Strategy
Traditional debt and equity for apartments;
townhouses require private and public
fundraising to reduce cost of individual
mortgages; $80 million project with $12 million
gap to resolve – will likely need local funds
Park Fees Water Fees Property Tax Impact General Service Impact
Yes Yes High Average
Total Units = 202
Affordable Attainable Market Sub-Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (for-sale)6 10 16
Apartments (rental)5 181 186
First Round = 2 points
Page 35 of 52
The CITY ofEDINA
23
Proposal “F” Mixed Uses Cooperative - Gramercy
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes Moderate to
High
Slightly above
Average
Total Units = 110
Affordable Attainable Market Sub-Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Senior Cooperative (for-sale)14 33 57 6 110
Estimated Land Value Time to Close
$2,250,000 1-3 years
Financing Strategy
HUD financing for co-op building with local
funds (TIF, etc) to write down cost of
affordability;
traditional debt & equity for commercial
building
Brief Description:
Two phase proposal with (1) mixed-
income for-sale senior co-operative and
(2) stand-alone commercial building, likely
a restaurant
-Private outdoor amenity deck for
residents
-5,000 Sq Ft commercial space with
indoor/outdoor dining
-Outdoor public green space
First Round = 1 point
Page 36 of 52
The CITY ofEDINA
24
Proposal “F” Mixed Uses Cooperative - Gramercy
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$2,250,000 1-3 years
Financing Strategy
HUD financing for co-op building with local
funds (TIF, etc) to write down cost of
affordability;
traditional debt & equity for commercial
building
Brief Description:
Two phase proposal with (1) mixed-
income for-sale senior co-operative and
(2) stand-alone commercial building, likely
a restaurant
-Private outdoor amenity deck for
residents
-5,000 Sq Ft commercial space with
indoor/outdoor dining
-Outdoor public green space
Total Units = 110
Affordable Attainable Market Sub-Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Senior Cooperative (for-sale)14 33 57 6 110
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes Moderate to
High
Slightly above
Average
First Round = 1 point
Page 37 of 52
The CITY ofEDINA
25
Proposal “A” Workforce Rental Housing Real Estate
Equities
Total Units = 176
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 70 AMI 100 AMI 120 AMI >120 AMI
All ages / family Apartments (rental)4 160 12 176
Park Fees Water Fees Property Tax Impact General Service Impact
No Likely Low-Mod Slightly above
Average
Estimated Land Value Time to Close
$2,640,000 2-3 years
Financing Strategy
Tax-exempt bonds issued by state, Low
Income Housing Tax Credits, LCDA funds from
Met. Council, also will need local funding
support – either TIF, LAHA, or other City/HRA
funds
Brief Description:
Affordably priced rental apartments with
mostly 2-3 bedroom units targeted to working
families.
-Outdoor dog run, playground and
courtyard to serve residents
-Most parking on-site but need 40 stalls in
adjacent parking garage
-Building is close to public bridge/sidewalk
-No commercial space
-No public outdoor space
NON-PUBLIC – contains sensitive information pertaining to sale of real estateFirst Round = 0 points
Page 38 of 52
The CITY ofEDINA
26
Proposal “A” Workforce Rental Housing Real Estate
Equities
Total Units = 176
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 70 AMI 100 AMI 120 AMI >120 AMI
All ages / family Apartments (rental)4 160 12 176
Park Fees Water Fees Property Tax Impact General Service Impact
No Likely Low-Mod Slightly above
Average
Estimated Land Value Time to Close
$2,640,000 2-3 years
Financing Strategy
Tax-exempt bonds issued by state, Low
Income Housing Tax Credits, LCDA funds from
Met. Council, also will need local funding
support – either TIF, LAHA, or other City/HRA
funds
Brief Description:
Affordably priced rental apartments with
mostly 2-3 bedroom units targeted to working
families.
-Outdoor dog run, playground and
courtyard to serve residents
-Most parking on-site but need 40 stalls in
adjacent parking garage
-Building is close to public bridge/sidewalk
-No commercial space
-No public outdoor space
NON-PUBLIC – contains sensitive information pertaining to sale of real estateFirst Round = 0 points
Page 39 of 52
The CITY ofEDINA
27
Proposal “H” Mixed Uses Rental – Roers Co.
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$5,430,000 1-2 years
Financing Strategy
Traditional debt & equity (deeper
affordability possible if City funding
available)
Brief Description:
Large rental building arranged as
combination of stacked townhouses
and one-level flats with commercial
space and outdoor public space
-Mixed income: 20% affordable and
80% attainable
-7,000 Sq Ft commercial space
-¾ acre outdoor green space TBD
Total Units = 181
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (rental)1 5 6
Apartments (rental)35 140 175
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes High Average
First Round = 0 points
Page 40 of 52
The CITY ofEDINA
28
Proposal “H” Mixed Uses Rental – Roers Co.
NON-PUBLIC – contains sensitive information pertaining to sale of real estate
Estimated Land Value Time to Close
$5,430,000 1-2 years
Financing Strategy
Traditional debt & equity (deeper
affordability possible if City funding
available)
Brief Description:
Large rental building arranged as
combination of stacked townhouses
and one-level flats with commercial
space and outdoor public space
-Mixed income: 20% affordable and
80% attainable
-7,000 Sq Ft commercial space
-¾ acre outdoor green space TBD
Total Units = 181
Affordable Attainable Market
Total<50 AMI 50 AMI 60 AMI 80 AMI 100 AMI 120 AMI >120 AMI
Townhouses (rental)1 5 6
Apartments (rental)35 140 175
Park Fees Water Fees Property Tax Impact General Service Impact
No Yes High Average
Town
h
o
u
s
e
S
t
y
l
e
Rental A
p
a
r
t
m
e
nt
s
First Round = 0 points
Page 41 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 1
EDINA HOUSING & REDEVELOPMENT AUTHORITY
Request for Proposal
Redevelopment Opportunity
5146 Eden Ave. Edina, MN 55436
INTRODUCTION
The City of Edina and the Edina Housing and Redevelopment Authority (HRA) are seeking a
creative and experienced developer(s) to construct new mixed housing/commercial project on
a vacant 3-acre site in Edina’s Grandview District.
This packet contains information to guide prospective developers as they prepare proposals to
purchase and redevelop the site. Teams of developers are also welcome.
The Edina HRA is open to reasonable offers that allow the preferred type of project to be built
at the maximum land price to the City. The land will be sold in ‘as is’ condition subject to
permanent easements for public outdoor areas and covenants for long-term affordability of
some of the new housing units.
Proposals are due by Monday April 21st, 2025 at 5:00 pm CST.
Page 42 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 2
VISIONS FOR A VIBRANT NEIGHBORHOOD
Several properties in the Grandview area were formerly used for industrial purposes. Over
several decades, the neighborhood transitioned to a mixture of uses including office, retail,
housing, institutional and civic. This trend is expected to continue when other sites transition.
The City completed a community-based planning process to craft a long-term vision for the
Grandview District. The resulting “Grandview Development Framework” established Seven
Guiding Principles that are applied to new real estate projects. Key excerpts follow.
Grandview Seven Guiding Principles
1) … create a vibrant and connected District that serves as a catalyst for high quality, integrated …
development
2) …a neighborhood center with regional connections…
3) Turn perceived barriers into opportunities. Consider layering development over supporting
infrastructure …
4) … pursue logical increments of change… to [create] a more vibrant, walkable, functional,
attractive, and life-filled place.
5) Organize parking … link community parking to public and private destinations …
6) Improve movement within and access to the District for people of all ages …
7) Create an identity and unique sense of place that incorporates natural spaces …
Page 43 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 3
The primary outcomes of the Grandview Development Framework include:
• Support the “go to” auto-oriented uses (like grocery store, coffee shop and funeral home)
while encouraging more “stay at” pedestrian-oriented uses (like new housing, new
restaurants and new public space.
• Recognize and respond to the need for a range of housing types.
• Emphasize a pedestrian-oriented sense of place that produces an appropriate scale and
function with a high degree of walkability.
• Support economic growth and community stability by providing accessible and efficient
connections between home, school, work, recreation and business destinations.
Over the years, the Edina HRA has explored a variety of programs for the site. A new
developer is sought for the 5146 site with the intention of breaking ground in 2026.
GENERAL SITE INFORMATION
• Approximately 3-acre vacant site
• Parcel ID #s 28-117-21-31-0014, -0015 and -0016
• Northern edge of the site has been improved with public sidewalk and pedestrian bridge.
These improvements will remain and will not be sold.
• Previous storage/repair facility on the site was demolished in 2013
• Environmental studies identified remains of hydraulic fluid in limited areas of the southern
portion of the site; other contaminants remediated in 2013
• Approx 34 ft elevation change from north to south property boundaries
• Surrounded by commercial, multi-family and institutional users
• Adjacent to Canadian Pacific Kansas City railroad tracks (aka Dan Patch line)
• Adjacent to public parking garage
• Easy access to and from Highway 100
• Currently zoned for industrial and guided for mixed uses
• Property is currently owned by the Edina Housing & Redevelopment Authority (HRA); title
will be transferred to City of Edina before purchase agreement executed with developer
• Land sold in ‘as is’ condition.
• Supplemental information is available online at www.edinamn.gov.
Page 44 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 4
DESIRED TYPE OF REDEVELOPMENT
Proposals should be primarily focused on new mixed use or residential development that
creates a vibrant destination for residents, workers and guests. Proposals for industrial uses will
not be accepted at this location.
The proposal must complement the overall Grandview District taking the general vision
expressed in the Guiding Principles into consideration. Recognize that the Development
Framework establishes only a general vision and is not considered a mandatory blueprint.
Ownership units preferred
In the past decade, thousands of new rental apartment units have been constructed in Edina. At
this location, there is a strong preference for other types of housing, especially ownership units
like townhouses, condominiums or cooperatives. Proposals with primarily luxury and market-
rate rental housing will be considered but are a low priority at this location.
Creative types of housing proposals are preferred and encouraged. Examples include (but are
not limited to): missing middle, townhouses, mixed-income, attainable, affordable, co-housing
flats, courtyard buildings, passive house, smaller-scale apartments or condominium building(s),
car-share program, limited equity models, community land trust model.
Modest Living at a Range of Prices
In this location, there is a preference for modest living arrangements to keep some of the unit
prices low. Preference will be given to proposals that are skewed toward affordability and
attainability instead of luxury while still being responsive to the marketplace.
Commercial uses
A combination of housing and commercial uses is strongly preferred, but not mandatory. Jester
Concepts was formerly under contract to develop a new restaurant with indoor and outdoor
seating on a portion of the site. Although the contract has expired, Jester still has interest to
create a new restaurant in a portion of the site. Proposals that include Jester as a partner will
be considered on the same basis as other potential commercial partners.
Walkable and Connected
The proposed site plan must create a walkable environment that provides convenient access
routes for pedestrians and bicyclists to travel to, from and within the site.
Scale and Massing
While moderate levels of height and density are possible on this site, the City does not strive
to maximize the height or density at this location. The public streets closest to the
Eden/Arcadia intersection are preferred to be lined with lower height buildings (2-3 stories for
Page 45 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 5
example). Additional height is acceptable and preferred in the western and northern portions of
the site to avoid overwhelming the public streets.
The layout and massing of new buildings must recognize the importance of the new sidewalk
and pedestrian bridge at the northern edge of the site. This public route provides convenient
access from the parking garage to the site. This public route must remain welcoming to guests
and visitors after the site is developed.
Outdoor Green Space
A portion of the site should be arranged to provide a shared outdoor space for residents,
guests and the general public. This could be arranged with a combination of landscaped and
hardscaped areas. This outdoor space is anticipated to be privately owned and maintained and
subject to a limited-access public use easement. There is no mandatory size or placement of
this outdoor space. Additional outdoor spaces exclusively for residents and guests of the new
building are also encouraged provided that a portion can be shared with the general public.
Parking
Private parking should be included on site to meet the market needs of the proposed project.
The adjacent Grandview Parking Garage is owned by the City and available as a shared amenity
to all surrounding properties. This public facility is frequently underutilized and has some
availability during daytime hours (M-F) and is fully available on weekday evenings and weekends.
This public garage is available for the limited shared use by guests, workers and customers. A
new pedestrian bridge provides access from the site to the parking garage.
ZONING AND PLANNING EXPECTATIONS
The site is currently zoned Planned Industrial District (PID). In 2022, the site secured
preliminary Planned Unit Development (PUD) rezoning that included a senior housing
cooperative, full-service restaurant and public park. That PUD was not finalized.
None of the pre-established zoning designations in Edina’s Zoning Code are suitable to achieve
the development goals envisioned in the Grandview Development Framework. Thus, the
pending PUD zoning is anticipated to be modified (or replaced) to reflect the preferred
developers proposal.
A brief and high-level summary of zoning regulations follows. Developers are strongly
encouraged to conduct a full code review as part of their submission.
Future Land Use
Guidance (Comp
Plan pg 3-30)
Guided as “Mixed Use Center”
- Primary uses: retail, office, service, multi-family residential and
institutional
- Vertical mixed use is encouraged
- Create new pedestrian and streetscape amenities
Page 46 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 6
- Encourage structured parking
- Buildings may “step down” in height from intersections
Residential Density
(Comp Plan, pg 3-30)
Guided for 20 to 100 dwelling units per acre depending on layout;
acceptable density level determined using the PUD rezoning process;
higher density levels require greater degrees of affordability
Floor to Area Ratio Varies by land use, typically not applicable to multi-family residential
Building Height
(App. A Height Overlay
District)
Zoned for 4 stories or 48 ft based on HOD-4 overlay; could be
modified using PUD rezoning process; height of adjacent Jerry’s office
building typically recognized as acceptable limit for projects in this area
Minimum Parking
(Sec. 36-1311 to 36-
1326)
Varies by land use; minimum requirements can be adjusted if justified
by an independent Parking and Traffic Study as part of the PUD
rezoning process; there is a public parking garage adjacent to the site
Building Lot
Coverage
(Sec. 36-525)
Varies by land use; can be adjusted using the PUD rezoning process
provided that alternate provisions for storm water and landscaping are
provided
Setback
Varies by land use and building height; at least 16-22 feet recommended
from curb along Eden and Arcadia; sufficient width to accommodate
fire department operations on other sides
Sidewalks
(Sec 36-1274)
Complete sidewalks required along Eden and Arcadia; 5 ft minimum
sidewalk with 5 ft landscaped boulevard
Fire Department
Access
An alley or other access route is required for Fire Department access
to the full site
Architectural
Design
Not regulated; a variety of styles and massing including articulation and
step backs is preferred
Exterior Materials
(Sec 36-618(11))
Not regulated; mixture or natural materials preferred, a variety of
materials are acceptable using the PUD rezoning process
Affordability
At least 10% of all residential units must be priced as affordable to
moderate-income households; a greater number of affordable and
attainable units is strongly preferred but not mandatory
APPLICABLE CODES, STANDARDS AND POLICIES
All proposals are expected to comply with applicable codes and policies, including:
• MN State Building Code
• MN Accessibility Code
• Americans with Disabilities Act (ADA)
• Public Right-of-Way Accessibility Guidelines (PROWAG)
Page 47 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 7
• Edina Zoning Code
• Edina Affordable Housing Policy (2022, as revised)
• Edina Sustainable Buildings Policy (2022, as revised)
• Edina Grandview Development Framework
• Edina Comprehensive Plan
• Grandview Maintenance Assessment District
ANTICIPATED SELECTION PROCESS
The Seller anticipates a two-step selection process.
Step 1: All proposals that are responsive to this RFP and received prior to the deadline will be
evaluated by City staff and forwarded to the HRA Board and/or City Council members for
consideration. Proposals will be evaluated on their (1) professional capabilities to complete the
project, (2) compatibility with preferred project types and (3) anticipated land purchase price.
The City officials will determine which responders, if any, will be invited to interview.
Step 2: A limited number of proposals will be invited to refine their proposal and present a more
detailed proposal directly to the City officials (in a public meeting) After conclusion of the
presentations, the City officials will re-evaluate the finalists as they select the preferred developer.
The announcement of the preferred developer will take place at a subsequent public meeting and
will include a Letter of Intent or similar document to identify the terms of sale.
After the preferred developer is announced, the City Attorney will prepare and present a
Contract for Private Development or similar document that identifies the terms of the sale, the
responsibilities and expectations of buyer and seller and deadlines to proceed. After execution
of the Contract, the preferred developer will proceed with the City’s standard development
review process. This process includes a series of public meetings (sketch plan, preliminary and
final) with the Planning Commission and City Council to consider rezoning and site plan approvals.
SUBMITTAL REQUIREMENTS AND DEADLINE
Motivated developers are encouraged to submit a proposal for consideration. Proposals must
follow the general format attached. Send proposals to the City of Edina to the attention of:
Bill Neuendorf
Economic Development Manager
BNeuendorf@EdinaMN.gov
Proposals must be received no later than Monday April 21st, 2025 at 5:00 pm CST.
Page 48 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 8
QUESTIONS
Questions can be directed to Bill Neuendorf, Economic Development Manager at
BNeuendorf@EdinaMN.gov for written response no later than Monday March 31st, 2025 at
5:00 pm CST. Responses to questions received by the deadline will be posted to the website.
GENERAL TERMS
This is a request for proposal and in no way obligates the responder to enter into a contract with
the City of Edina or the Edina HRA. Nor does this request obligate the City of Edina or the Edina
HRA to enter into a contract with any entity that responds, nor does it limit or restrict the City
of Edina or the Edina HRA’s right to enter into a contract with any entity that does not respond
to this request. In its sole discretion, the City of Edina or the Edina HRA may pursue discussions
with one or more entities responding to this request, or none at all. The City of Edina and the
Edina HRA further reserves the right, in its sole discretion, to cancel this Request for Proposal
at any time for any reason. All costs associated with responding to this request will be solely at
the responder’s expense.
Page 49 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 9
5146 Eden Avenue PROPOSAL SUMMARY
Use this format to submit your proposal. Attach additional pages as appropriate. Brevity is
preferred for the first round. Additional detail will be requested from selected finalists.
Failure to provide complete information is grounds for the City to reject the proposal.
(1) Contact Information
Name of Development
Company
Contact Name
Phone Number and Email
Website
Name of Development
Partner, if any
Years of relevant
development experience
Examples of similar
completed projects by
developer(s) (project name
and location)
MBE, WBE, SBE,or VBE
status of developer(s) and
partners, if applicable
(2a) Brief Description of Proposed Project
Attach a brief description of the proposed project, including unique characteristics or
amenities. Two single sided pages maximum.
Also attach a conceptual site plan that generally depicts the site layout and massing
envisioned for the site. One page minimum; three pages maximum.
(2b) Anticipated Commercial Uses included on Site
Description of Commercial Use(s) Approx Size (sq ft)
A
B
C
Page 50 of 52
Edina Housing & Redevelopment Authority Issued March 3, 2025
Redevelopment Opportunity – 5146 Eden Ave Page 10
(2c) Anticipated Unit Count (fill in approx. # units of each type)
Affordable Attainable Market
Rate Total
Units < 50%
AMI
50%
AMI
60%
AMI
80%
AMI
100%
AMI
120%
AMI > 120% AMI
Townhouse, for-sale
Townhouse, rental
Cooperative
Condominium
Rental Apartment, Senior
Rental Apartment, All ages
Other, A
Other, B
(3a) Anticipated Land Purchase Price
Anticipated Land
Price per Unit
Anticipated # of
Units Sub-Total
Townhouse building(s)
Multi-family building(s)
Other
Commercial Use(s) NA
Estimated Total Land Purchase Price =
(3b) Conditions or Contingencies that impact purchase price or land closing
(3c) Describe the type of debt and equity funding anticipated
Submitted by (name & date):
END
Page 51 of 52
Item Report
February 5, 2026
City Council
Item Number: 3.3 Department: Administration
Item Activity: Prepared By: Sharon Allison, City Clerk
Item Title: Motion to Move Back into Open Session
Action Requested:
Adopt the motion as stated.
Information/Background:
This motion is necessary to exit the closed session.
Supporting Documentation:
None
Page 52 of 52