HomeMy WebLinkAbout2021-05-06 HRA Regular Meeting PacketAgenda
Housing and Redevelopment Authority Work Session Meeting
City of Edina, Minnesota
VIRTUAL MEETING
Call 800-374-0221, enter Conference ID 1697935 to listen to the meeting.
Thursday, May 6, 2021
5:30 PM
I.Call to Order
II.Roll Call
Redevelopment Planning for 5146 Eden Avenue
III.5146 Eden Avenue - Discussion of Preferred Outcomes
IV.Adjournment
The Edina Housing and Redevelopment Authority wants all participants to be
comfortable being part of the public process. If you need assistance in the way of
hearing ampli)cation, an interpreter, large-print documents or something else,
please call 952-927-8861 72 hours in advance of the meeting.
Date: May 6, 2021 Agenda Item #: III.
To:Chair & Commissioners of the Edina HRA Item Type:
Report / Recommendation
From:Bill Neuendorf, Economic Development Manager
Item Activity:
Subject:5146 Eden Avenue - Discussion of Preferred
Outcomes
Discussion
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
No action required; for discussion only.
INTRODUCTION:
This item pertains to the future re-use and redevelopment of the vacant site at 5146 Eden Avenue.
Over the past ten years, the City & HRA have explored several different concepts for this site.
In January 2021, the City entered into a Memorandum of Understanding with Frauenshuh and United Properties
to prepare a new concept for the site.
The Edina Planning Commission and Edina City Council conducted sketch plan level reviews of the preliminary
concept and site plans. Based on the comments and concerns expressed, it would be appropriate for the HRA to
discuss it's goals for this property and potential paths to return the vacant property to a productive use.
Staff will present a brief background and pose questions for the HRA Board to consider during the discussion.
ATTACHMENTS:
Description
Presentation for Discussion
Previous concepts 2012-18
Image survey 2015
Frauenshuh United Prop concept March 2021
North Pavilion Concept April 2021
Frauenshuh United Prop MOU - Jan 2021
The CITY ofEDINA
Redevelopment of 5146 Eden Avenue
Discussion of Preferred Outcomes
Housing and Redevelopment Authority
Work Session Discussion
May 6, 2021
The CITY ofEDINA
1)Questions to Consider
2)Summary of Past Efforts
3)MOU & Recent Concepts
4)Land Valuation
5)Use of Funds
6)Discussion
1)-Priorities
2)-Preferences
3)-Path Forward
Outline for Today’s Discussion
HRA Board Work Session 5-6-2021 2
The CITY ofEDINA
Staff seeks direction from the Edina HRA, as owner
of this vacant property.
•Identify the preferred outcomes for the re-use of
this asset
•Reach consensus on the general direction to move
forward in 2021
Today’s Discussion
HRA Board Work Session 5-6-2021 3
The CITY ofEDINA
1)What level and type of activity is desired on this site?
2)Which new uses will provide this desired activity?
1)-Should private development continued to be pursued?
2)-Should a new publicly-owned facility be reconsidered?
-will CIP and annual budget be increased to allow for
construction, programming and maintenance?
Preferred
Activities on
this Site
Questions to Consider
HRA Board Work Session 5-6-2021 4
The CITY ofEDINA
3)If sold, how should sales price be prioritized?
3)-Should a denser project be sought to increase value?
4)How should sales proceeds be used?
5)Should financial incentives be considered to address
unique site conditions?
Revenue
Expectations
for this Site
Questions to Consider, continued
HRA Board Work Session 5-6-2021 5
The CITY ofEDINA
6)How can desired activities be achieved through the
site planning process?
8)-Is standard City review process adequate?
7)Should MOU with Frauenshuh / United Properties
be extended to explore other concepts?
-Should a different process be used to define the
preferred project and select developer?
Procedures
to Move
Forward
Questions to Consider, continued
HRA Board Work Session 5-6-2021 6
The CITY ofEDINASummary of Past Efforts
HRA Board Work Session 5-6-2021 7
Reference separate PDF with 8 concepts explored 2012 to 2018
The CITY ofEDINASeven Guiding Principles
HRA Board Work Session 5-6-2021 8
The CITY ofEDINAMOU and Recent Concepts
December 2020 to April 2021
HRA Board Work Session 5-6-2021 9
The CITY ofEDINARecent Concepts
HRA Board Work Session 5-6-2021 10
MOU Requirements
•Ownership housing
•Medical Office
•Public Plaza
•Pedestrian bridge and access
•Exclusive relationship January to
May 2021, can be extended
The CITY ofEDINA
HRA Board Work Session 5-6-2021 11
MOU and Recent Concepts
The CITY ofEDINARecent Concepts
May 2021
HRA Board Work Session 5-6-2021 12
North Plaza & Public Pavilion Concept
For Discussion Only
The CITY ofEDINARecent Concepts
HRA Board Work Session 5-6-2021 13
The CITY ofEDINA
HRA Board Work Session 5-6-2021 14
The CITY ofEDINARecent Concepts
HRA Board Work Session 5-6-2021 15
The CITY ofEDINA
1)“Highest Value” versus “Fair Market Value”
2)Multi-Family Residential Element
1)-market rate units
2)-affordable units
3)Medical/Office/Commercial Element
4)Adjustment for extra-ordinary site conditions
Determining Land Value
March 2021 HRA Discussion
HRA Board Work Session 5-6-2021 16
The CITY ofEDINA
Determine Fair Market Value based on:
•Developable square footage of medical
office parcel
•Number of units on housing parcel
•Consider similar project types
•Adjust for unique site conditions
•Consider cost of public improvements
and any public financing
•Ultimately, consider pricing that
achieves a feasible & buildable project
Recommended Valuation Methodology
March 2021
Next Steps
1)Submit concept plans for “sketch
plan” review
2)Negotiate purchase agreement
with actual pricing and possible
adjustments
3)Final pricing established after
preliminary zoning approvals
secured
HRA Board Work Session 5-6-2021 17
The CITY ofEDINAHypothetical Land Value
-Order of magnitude estimate only
-Does not account for any unusual conditions
-Price has not yet been negotiated with developers
Description Buildable Square Feet
Price per Unit Number of Units Hypothetical Land ValueAverageHigh
1) All rental apartments –max
density (75 units/acre)130,555 $37,060 $50,000 299 Highest
2) All senior co-op –max density 130,555 $23,185 $30,000 299 Moderate-High
3) North co-op –max density 77,421 $23,185 $30,000 177 Moderate
4) North co-op -anticipated density 77,421 $23,185 $30,000 90 Moderate
5) South medical office 53,134 $30.71
per Sq Ft
$39.60
per Sq Ft Na Low-Moderate
6) General retail TBD $30.90 per Sq Ft $65.39 per Sq Ft Na Low-Moderate
18HRA Board Work Session 5-6-2021
The CITY ofEDINA
Description of Use Land Value and Growth in Tax Base Unique opportunity Traffic Generation Activity Level
Rental Apartments High No Moderate Low
Condominiums Moderate-High Yes Moderate Low
Co-operative Housing Moderate Yes Low Low
Low Density Housing Low-Moderate --Low Low
High Density Housing High --Moderate Low
Retail Strip Center Low –Moderate No Moderate Low
Restaurant Low Slightly High Moderate
Medical Office Low-Moderate No High Low
Office, traditional Low-Moderate Slightly Moderate Low
Public Plaza, destination None Yes Varies Varies
Matrix of Land Value & Activity
HRA Board Work Session 5-6-2021 19
The CITY ofEDINAAllowable use of HRA proceeds
HRA Board Work Session 5-6-2021 20
Allowed
•Land acquisition & assembly for
redevelopment
•Infrastructure for redevelopment
•Affordable housing
•HRA debt repayment
Typically Not Allowed
•New public buildings
•-new art center
•-new park facility
•-new fire stations
•Repay City debt
MN Statutes limit the use of HRA funds to redevelopment and housing activities.
The CITY ofEDINA
Discussion
Priorities –Preferences –Path Forward
HRA Board Work Session 5-6-2021 21
The CITY ofEDINA
1)What level and type of activity is desired on this site?
2)Which new uses will provide this desired activity?
1)-Should private development continued to be pursued?
2)-Should a new publicly-owned facility be reconsidered?
-will CIP and annual budget be increased to allow for
construction, programming and maintenance?
Preferred
Activities on
this Site
Questions to Consider
HRA Board Work Session 5-6-2021 22
The CITY ofEDINA
3)If sold, how should sales price be prioritized?
3)-Should a denser project be sought to increase value?
4)How should sales proceeds be used?
5)Should financial incentives be considered to address
unique site conditions?
Revenue
Expectations
for this Site
Questions to Consider, continued
HRA Board Work Session 5-6-2021 23
The CITY ofEDINA
6)How can desired activities be achieved through the
site planning process?
8)-Is standard City review process adequate?
7)Should MOU with Frauenshuh / United Properties
be extended to explore other concepts?
-Should a different process be used to define the
preferred project and select developer?
Procedures
to Move
Forward
Questions to Consider, continued
HRA Board Work Session 5-6-2021 24
5146 Eden Avenue
Redevelopment Concepts Previously Investigated
2012-2018
1
Summary - January 2019
Prepared by 2010 Community Advisory
Team; approved by City Council in 2012
Summary - January 2019 1
2016 - City engages
HRA &Pros to study
community center
Concludes
Frauenshuh planning
contract
2018 - City re-engages
Frauenshuh to study
high-rise and mid-rise
options with arts/senior center but
does not execute final
agreement
Summary - January 2019 2
2012 Framework Concept
•25k Sq.Ft. public building
•District parking garage
•Access to train tracks
•Multi-family residential
Summary - January 2019 3
Concept #1 Central Civic with North Residential and South Office
Former Public Works Site
Discovering the Potential
May 19, 2015 Public Workshop
Summary - January 2019 4
Concept #2 Central Civic with North Residential and South Residential
Former Public Works Site
Discovering the Potential
May 19, 2015 Public Workshop
Summary - January 2019 5
Concept #3 North Civic with South Residential
Former Public Works Site
Discovering the Potential
May 19, 2015 Public Workshop
Summary - January 2019 6
Preliminary Program
•60,000 + SF community center
•8,000 SF restaurant/café
•New east-west shared street
•outdoor civic plaza
•170-unit apartment building
•57% public land & 43% private
•Streetscaping of Eden & Arcadia
Widi f Adi
Former Public Works Site
Preliminary Concept
September 1, 2015
Concept illustration only.
Not for construction.
Summary - January 2019 7
Former Public Works Site
Preliminary Concept – civic facility
September 1, 2015
Rendering of a potential community center as the
cornerstone of a public/private redevelopment
Concept illustration only.
Not for construction.
Summary - January 2019 8
Former Public Works Site
Preliminary Concept – residential building
September 1, 2015
Rendering of a potential apartment building facing Eden Ave.
Concept illustration only.
Not for construction.
Summary - January 2019 9
Former Public Works Site
Preliminary Concept – cross section
September 1, 2015
The hilly terrain presents challenges and opportunities. The existing
excavation can be used to mask the public parking below the new
community building.
Concept illustration only.
Not for construction.
Summary - January 2019 10
Former Public Works Site
Preliminary Program for New Civic Facility
April 16, 2015
Summary - January 2019 11
Performing Arts / Community Center Concept
•HGA Architects
•May 2016
•70,000 Sq. Ft.
•$43 million capital cost
Concept illustration only.
Not for construction.
Summary - January 2019 12
High Rise Concept Study
•Studied Jan-March 2018
•Residential High-Rise
•Art/Senior civic facility
•Artist/affordable lofts
•District parking
•Green rooftop park plaza
Concept illustration only.
Not for construction.
Summary - January 2019 13
High Rise Concept Study
•Studied Jan-March 2018
•Residential High-Rise
•Art/Senior civic facility
•Artist/affordable lofts
•District parking
•Green rooftop park plaza
Concept illustration only.
Not for construction.
Summary - January 2019 14
•140-150 Apartments
•20k to 50k Sq Ft Arts & Senior Facility
•Shared Parking
•May to September 2018
Concept illustration only.
Not for construction. Mid-Rise Concept Study
Summary - January 2019 15
1.8 acres retained
for public use
1.5 acres sold
for private use
Conceptual Community Arts and Active Adult Center
July 2018
Concept illustration only.
Not for construction. Summary - January 2019 16
Conceptual Community Arts and Active Adult Center
July 2018
Concept illustration only.
Not for construction. Summary - January 2019 17
To date, none of these concepts have moved past the exploratory phase.
Unresolved hurdles include:
•Undesirable real estate terms
•High cost of public building
•Increase in debt burden to City taxpayers
•Unclear on size, programs and need for new public facility
•High cost of structured parking for non-revenue generating public facility
Summary - January 2019 18
IMAGE PREFERENCING STUDY
POLLING RESULTS
The Former Public Works Site | The City of Edina
Community Exploration Session
Edina Community Center
December 4th, 2014
100 Participants
Edina Student Exploration Session
Edina High School
January 15th, 2015
42 Participants
Community Exploration Session [100 participants]
December 4th, 2014
Development : Form, Mass + Character MOST PREFERRED
Edina Student Exploration Session [42 participants]
January 15th, 2015
MOST PREFERREDDevelopment : Form, Mass + Character
Community Exploration Session [100 participants]
December 4th, 2014
LEAST PREFERREDDevelopment : Form, Mass + Character
Edina Student Exploration Session [42 participants]
January 15th, 2014
LEAST PREFERREDDevelopment : Form, Mass + Character
Community Exploration Session [100 participants]
December 4th, 2014
MOST PREFERREDPublic Space
Edina Student Exploration Session [42 participants]
January 15th, 2015
MOST PREFERREDPublic Space
Community Exploration Session [100 participants]
December 4th, 2014
LEAST PREFERREDPublic Space
Edina Student Exploration Session [42 participants]
January 15th, 2014
LEAST PREFERREDPublic Space
Community Exploration Session [100 participants]
December 4th, 2014
MOST PREFERREDStreetscape + Parking
Edina Student Exploration Session [42 participants]
January 15th, 2015
MOST PREFERREDStreetscape + Parking
Community Exploration Session [100 participants]
December 4th, 2014
LEAST PREFERREDStreetscape + Parking
Edina Student Exploration Session [42 participants]
January 15th, 2014
LEAST PREFERREDStreetscape + Parking
Community Exploration Session [100 participants]
December 4th, 2014
MOST PREFERREDUses, Events + Activities
Edina Student Exploration Session [42 participants]
January 15th, 2015
MOST PREFERREDUses, Events + Activities
Community Exploration Session [100 participants]
December 4th, 2014
LEAST PREFERREDUses, Events + Activities
Edina Student Exploration Session [42 participants]
January 15th, 2014
LEAST PREFERREDUses, Events + Activities
FIRST LEVEL
114'-0"
SECOND LEVEL - MOB
128'-0"
THIRD LEVEL - MOB
142'-0"
ROOF LEVEL - MOB
156'-0"
SECOND LEVEL - HOUSING
161'-0"
11
'
-
0
"
11
'
-
0
"
11
'
-
0
"
11
'
-
0
"
11
'
-
0
"
16
'
-
0
"
12
'
-
0
"
THIRD LEVEL - HOUSING
172'-0"
FOURTH LEVEL - HOUSING
183'-0"
FIFTH LEVEL - HOUSING
194'-0"
ROOF LEVEL - HOUSING
216'-0"
FIRST LEVEL - HOUSING
145'-0"
14
'
-
0
"
14
'
-
0
"
14
'
-
0
"
LOWER LEVEL - PARKING HOUSING
133'-0"
FIRST LEVEL COVERED PARKING
SECOND LEVEL
SURFACE PARKING
MEDICAL OFFICE
BUILDING PLAZA GREEN
LOBBY & AMENITY
SENIOR CO-OP
HOUSING
COURT AUTO COURT
PEDESTRIAN
LINK
ROOF DECK
-1 LEVEL PARKING
SIXTH LEVEL - HOUSING
205'-0"
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
COURT
FIRST LEVEL
SECOND LEVEL
THIRD LEVEL
ARCADIA AVE
SECTION LINE
SECOND LEVEL - HOUSING
161'-0"
THIRD LEVEL - HOUSING
172'-0"
FOURTH LEVEL - HOUSING
183'-0"
FIFTH LEVEL - HOUSING
194'-0"
ROOF LEVEL - HOUSING
216'-0"
FIRST LEVEL - HOUSING
145'-0"
LOWER LEVEL - PARKING HOUSING
133'-0"
SIXTH LEVEL - HOUSING
205'-0"
JERRY'S PARKING
PEDESTRIAN LINK
ROOF DECK
-1 LEVEL PARKING
FIRST LEVEL PARKING
SENIOR CO-OP
HOUSING
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 1
GRANDVIEW
EDINA, MN
03/31/21 | COMM#26175-21021
SITE SECTION -NORTH
1" = 50'-0"
SITE SECTION -WEST
1" = 50'-0"
DROP-OFF
COVERED PARKING
103 STALLS
MOB
DRO
P-
O
F
F
18
4
'
-
4
"
OFFICE &
SERVICE2-STORY
ENTRANCE/LOBBY
199'-8"
STAIR
3990 GSF
NEW PROPOSED ROUNDABOUT LAYOUT
SURFACE PARKING
63 STALLS
2-STORY
ENTRANCE/LOBBY
OFFICE
7'-
0
"
12
3
'
-
8
"
STAIR
7'-0"
17785 GSF
OFFICE
STAIR
OUTDOOR DECK
18575 GSF
GRANDVIEW
EDINA, MN
03/31/21 | COMM#26175-21021
MOB -FIRST LEVEL FLOOR PLAN
1" = 50'-0"
MOB -SECOND LEVEL FLOOR PLAN
1" = 50'-0"
MOB -THIRD LEVEL FLOOR PLAN
1" = 50'-0"
STORAGE WORKSHOP
STAIR
STAIR
ST
A
I
R
STAIR
HOUSING LOWER LEVEL PARKING
114 STALLS
AUTO COURT
COURT
GREAT
ROOM
ENTRANCE &
LOBBY
MAIL
OF
F
I
C
E
CRAFT
STAIR
ST
A
I
R
STAIR
PARLOR
GUEST PARKING
39 STALLS
TRASH
STAGING
TRASH
STAIR
B10
B10
B4B6
B9
B4B2
RESIDENT OUTDOOR
GATHERING
D R O P-O F F
GRANDVIEW
EDINA, MN
03/31/21 | COMM#26175-21021
SENIOR CO-OP -LOWER LEVEL PARKING
1"= 40'-0"
SENIOR CO-OP -FIRST LEVEL
1"= 40'-0"
OPEN
LOUNGE &
LIBRARY
B11
GUEST
ROOM
FITNESS
STAIR
STAIR
ST
A
I
R
STAIRB7
B1
B1
B1
B5
B5B5
B4
B4
B4
B10
B10
B6
B9
B3
B2
B8
B4
B1
B1
B3
B5 B5
B5 B5
B10
B9
ST
A
I
R
B7
B1
STAIR
STAIR
B10
B6
RES
STORAGE
B4
B4
B4
B2
B8
STAIR
GRANDVIEW
EDINA, MN
03/31/21 | COMM#26175-21021
SENIOR CO-OP -SECOND LEVEL
1"= 40'-0"
SENIOR CO-OP -UPPER LEVELS (3-5)
1"= 40'-0"
ROOFTOP
PATIO
STAIR
STAIR
CLUB ROOM
B7 B4
B1
B1
B1
B4
B3
B8
GRANDVIEW
EDINA, MN
03/31/21 | COMM#26175-21021
SENIOR CO-OP -SIXTH LEVEL
1"= 40'-0"
GRANDVIEW
EDINA, MN
03/31/21 | COMM#26175-21021
SOUTH-EAST PERSPECTIVE
GRANDVIEW
EDINA, MN
03/31/21 | COMM#26175-21021
NORTH-EAST PERSPECTIVE
1
PROJECT NARRATIVE
Sketch Plan Submittal
March 31, 2021
Grandview Senior Cooperative & Medical Office Mixed-Use Development
5146 Eden Ave South
Edina, Minnesota
Project Team:
Master Developer Co-Developer
Frauenshuh, Inc. United Properties
7101 78th Street West, Suite 100 651 Nicollet Mall, Suite 450
Edina, MN 55439 Minneapolis, MN 55402
Contact: David Anderson, Senior Vice President Contact: Alex Hall, Senior Vice President
Phone: 952.829.3480 Phone: 952.820.8725
Email: david.anderson@frauenshuh.com Email: alex.hall@uproperties.com
Master Plan Design Team / Architecture Master Plan Design Team / Civil
Pope Associates Loucks Associates
1295 Bandana Blvd. N, Suite 200 7200 Hemlock Ln N, Suite 300
St. Paul, MN 55108 Maple Grove, MN 55369
Contact: Paul Holmes, Principal Contact: Vicki VanDell, Engineer
Phone: 651.642.9200 Phone: 763.424.5505
email: pholmes@popearch.com email: VVanDell@loucksinc.com
Property Owner
City of Edina HRA
4801 W 50th St
Edina, MN 55424
Contact: Bill Neuendorf, Economic Development Manager
Phone: 952.826.0407
Email: BNeuendorf@EdinaMN.gov
The team of Frauenshuh, Inc. and United Properties is pleased to submit this package for
sketch plan review with the City of Edina Planning Commission and City Council. The
enclosed package provides information which describes and illustrates the elements of an
exciting redevelopment vision being crafted for the property at 5146 Eden Avenue,
commonly referred to as the “former public works site”.
2
At the foundation of this plan and vision are the Grandview District 7 Guiding Principles,
which set an important framework for the City’s vision and opportunity to achieve even greater
potential for the Grandview District, through sound planning, land uses, design and civic
infrastructure reflected in this plan. We are excited to bring this project together, working in
collaboration with the City of Edina HRA and community stakeholders to drive the success of
this vision. Frauenshuh, Inc. and United Properties are excited to share our long-standing
commitment as stakeholders, investors, residents and contributors to the growth and success
of the Edina community.
We look forward to the opportunity to discuss the overall vision with the Planning Commission
and City Council at this early sketch plan/pre-design phase.
1. SITE OVERVIEW
Parcel Basics
The parcel is approximately 3.125 acres in size and is positioned at the northwest quadrant of
Eden Avenue and Arcadia Avenue in the Grandview district of Edina. The site was formerly
occupied by the City of Edina public works operations, which relocated its operation to 7450
Metro Blvd. in 2010. Subsequent to the move, the public works building was demolished, and
the parcel has remained vacant and minimally maintained in the interim.
Project Land Use Data
The site is currently zoned Planned Industrial District (PID) and would seek to be rezoned as a
Planned Unit Development (PUD) to accommodate the specific use components and attributes
that the project will bring to the Grandview district.
The proposed development will include a replat of the parcels, creating a new parcel on the
north end of the site (the “Senior Cooperative Parcel”) and a parcel on the south end of the site
(the “MOB Parcel”) as illustrated in the attached site plan. Integrated with the Senior
Cooperative Parcel is an elevated public plaza/green connecting to Arcadia Avenue that would
provide an open gathering space amenity and become a unique addition to the community
and Arcadia Avenue experience.
The north portion of the site would accommodate a future trunk water line extension to be
installed, owned and maintained by the City in addition to providing right-of-way for a
pedestrian walkway and bridge installation, spanning the rail line and extending to Arcadia
Avenue to the east and to the Brookside Parking ramp and nearby developments west of the
railroad right-of-way. This pedestrian connection is under evaluation to be developed in
coordination with the HRA as part of the 2021 Grandview District improvement plans.
In addition to the physical plan and use components of the site, the site plan incorporates and
anticipates the future installation of a roundabout at Eden Ave. and Arcadia Ave., widening of
Arcadia Ave. and pedestrian improvements to the rail bridge foundation at Eden Ave. These
improvements, along with the elements of the development plan for the site, bring together an
exciting vision for this important site and its overall integration into the Grandview District.
3
2. DEVELOPMENT DATA
Senior Cooperative Overview
The senior cooperative project will reside on the north portion of the site with two points of
ingress/egress from Arcadia Avenue. The building will be five and one-half stories in height
and contain two levels of underground parking (114 spaces), with guest parking on the main
level, west portion of the site (39 spaces), for a total of approximately 153 parking spaces.
Units will range in size from 1,230 to 1,779 sq. ft. and contain a mix of 2 and 3-bedroom units.
Initial programming targets a total unit count of approximately 90 homes.
Applewood Pointe Cooperatives provide a “for sale” housing option with high quality finishes
in a low maintenance community-based setting. Members elect a resident board of directors
responsible for managing their community. Financing is provided through a 40 -ear HUD
insured master mortgage. Members choose from 4 equity tiers with the balance financed thru
this mortgage eliminating the need to secure individual financing. It is anticipated that this
cooperative would include a 10% affordable housing component.
Medical Office Building Overview
The medical office building project will reside on the south portion of the site with points of
ingress/egress from Eden Avenue and Arcadia Avenue. The building will be three stories in
height and contain two levels of structured parking (approximately 166 spaces), and a
roundabout drop-off area at the southwest entry of the site. The total building area will consist
of approximately 40,000 gross square feet and designed to accommodate a range of medical
office, clinical and specialty healthcare uses.
The materiality and design of the building will provide flexibility to allow the incorporation of
brand components that reflect the specific healthcare providers. The overall vision for the
building’s architecture will include the incorporation of glass, masonry and metal elements
that create an energetic and identifiable ‘point of entry’ into the Grandview district from the
southeast.
Pedestrian Bridge Overview
A key element of the overall vision for the site and response to the Grandview District 7
Guiding Principles is the incorporation of a pedestrian bridge spanning the rail line and
connecting the district from east to west. This infrastructure is a key element of ‘unlocking the
potential’ of the Brookside parking ramp and drawing pedestrians to destinations on both
sides of the rail line through the heart of the Grandview district. Plans are underway for the
design scope of this infrastructure and its inclusion with the 2021 Grandview area
improvement project.
Green Plaza Overview
The Green Plaza along Arcadia Avenue is an exciting element of the overall vision of the site
and opportunity to bring a dynamic new and functional open space to the Grandview District.
The space would be similar in size and dimension to the Grandview Square park and provide
4
adequate space for passive use by pedestrians and also be used for certain types of public
gatherings throughout the year. We view the Green Plaza as a key component of the site plan
and an exciting opportunity create greater outdoor opportunities for Edina residents, guests
and visitors throughout the year. Additionally, we see an opportunity to name or brand the
Green Plaza in a way that honors the history of the Edina community and the Grandview
District and look forward to exploring these opportunities with the City.
Site and Building Program Summary
Component
Site Area
Building Area
(Total GSF)
FAR
Parking
Area
Total Parking
Count
Senior Cooperative (SC) 76,000 171,650 2.26 56,740 153
Medical Office Building (MOB) 55,580 40,500 0.73 36,500 166
Green Plaza (11,750 SF) Incl. in SC n/a n/a n/a n/a
Total Development Area 131,580 212,150 1.61 93,240 319
Pedestrian Walkway & Bridge 4,540 n/a n/a n/a n/a
3. GRANDVIEW DISTRICT 7 GUIDING PRINCIPLES
1. Leverage publicly owned parcels and civic presence to
create a vibrant and connected District that serves as a
catalyst for high quality, integrated public and private
development.
The 5146 Parcel is the “strategic interior link” between the
Grandview District Hwy 100 Frontage area and Vernon
Avenue West Gateway area. The proposal activates this
link with the pedestrian connections, green plaza on
Arcadia and maintains access for transit.
2. Enhance the District’s economic viability as a
neighborhood center with regional connections,
recognizing that meeting the needs of both business and
residents will make the District a good place to do
business.
Economic viability includes tax base, residential living,
expanded service offerings and job creation. The proposal
hits on all points with tax capacity generation of the entire
site, new home ownership opportunities for Edina
residents, and economic development to enhance
neighborhood center improvements.
3. Turn perceived barriers into opportunities. Consider
layering development over supporting infrastructure and
taking advantage of the natural topography of the area.
The development is layered over structured parking that
uses the natural 35-foot topographic differential from north
to south. Pedestrian connectivity – once a barrier, is now
an opportunity.
4. Design for the present and for the future by pursuing
logical increments of change using key parcels as
stepping-stones to a more vibrant, walkable, functional,
attractive and life-filled place.
The site design captures all these themes – vibrant,
walkable, functional, attractive and life filled.
5. Organize parking as an effective resource for the District
by linking community parking to public and private
destinations while also providing parking that is
convenient for businesses and customers.
The plan offers nearly 200 new parking spaces with the
potential for shared district use and moreover activates the
Brookside ramp (270+ spaces) into a renewed resource for
parking supply in the district with the addition of the
pedestrian bridge.
6. Improve movement within and access to the District for
people of all ages by facilitating multiple modes of
transportation and preserve future transit opportunities
provided by the rail corridor.
The development is multi-modal, pedestrian led, transit
ready. The site plan covers the objective and opportunities
for district wide access to and through the site.
7. Create an identity and unique sense of place that
incorporates natural spaces into a high quality and
sustainable development reflecting Edina’s innovative
development heritage.
A combination of common space, home ownership and
community health and wellness care packaged within a
design plan that is sustainable and augments the potential
of existing district infrastructure.
5
4. SUMMARY
The team of Frauenshuh, Inc. and United Properties is excited to bring this exciting
development vision to life through a collaborative effort with the City of Edina HRA. We
believe the elements that are incorporated into this vision provide the opportunity to create a
truly forward looking, fitting and catalytic redevelopment of this important site in the
Grandview District.
Pavilion Concept 6,000-
8,000 SF indoor/outdoor
events, markets,
receptions. May have a
restaurant or café
(seasonal or all-seasons)
North Plaza and Pavilion Concept
Alternative Concept for discussion 4-30-2021 1
North Plaza and Pavilion Concept
Alternative Concept for discussion 4-30-2021 2
Multi-purpose and programmable for all-seasons
Alternative Concept for discussion 4-30-2021 3
Multi-generational, multi-functional
Alternative Concept for discussion 4-30-2021 4
MEMORANDUM OF UNDERSTANDING
5146 EDEN AVENUE
MEMORANDUM OF UNDERSTANDING ("MOU") dated this 28th day of January,
2021 ("Effective Date"), by and the Edina Housing and Redevelopment Authority, a public body
corporate and politic under the laws of the State of Minnesota (the "HRA") and Frauenshuh, Inc.,
a Minnesota corporation, d/b/a Frauenshuh Commercial Real Estate ("Frauenshuh") and United
Properties Development LLC, a Minnesota limited liability company ("United") (Frauenshuh
and United are collectively referred to as the "Developer").
WHEREAS, the HRA owns and desires to promote redevelopment of certain property
within the City located at 5146 Eden Avenue, Edina, MN 55436 (the "Property") as depicted in
Exhibit A attached hereto;
WHEREAS, the Developer desires to explore the possibility of acquiring the Property
for a multi-phased mixed-use development, consisting of four (4) mandatory elements, as
follows:
(i) a Commercial building on the southern portion of the Property;
(ii) a Public green plaza in the central portion of the Property;
(iii) a Multi-family ownership building on the northern portion of the Property;
(iv) a pedestrian crossing bridge over the railroad tracks on the northern edge of the
property with future access to railroad tracks at the southern or central
portion of the Property;
(collectively referred to as the "Proposed Development");
WHEREAS, Developer desires that the HRA work exclusively with Developer related to
the redevelopment of the Property to provide Developer with time to study and explore
redevelopment of the Property for the Proposed Development;
WHEREAS, the HRA is willing to work solely with Developer for the time period
provided in this MOU, subject to the conditions identified herein in order to (i) identify a market
viable scenario to repurpose the Property for the Proposed Development and (ii) convey the
Property at fair market value.
NOW THEREFORE the parties agree as follows:
1. TERM. This MOU will commence upon the Effective Date and will terminate
one-hundred twenty (120) days after the Effective Date ("Tenn"). Upon mutual agreement of
the parties, the Term may be extended based on satisfactory progress or other considerations
which may warrant such an extension.
213528v2
2. ASSUMPTIONS AND UNDERSTANDINGS. The parties agree on the
following assumptions and understandings with respect to development of the Property and this
MOU:
a. The studies for development of the Property will include the four mandatory
elements described above;
b. There is no expectation of a new public building or Metro Transit park-n-ride as
part of the Proposed Development of the Property;
c. That the combination of elements making up the Proposed Development may not
maximize the land value for the HRA, but the HRA places priority on delivering the best
practical project following the 7 Guiding Principles, rather than simply maximizing the sale price
of the Property. However, the HRA expects that a purchase price for the Property will be based
on the fair market value for the approved level of development and mandatory elements of the
Property;
d. The use of tax increment financing or other public financing sources may be
considered to support construction of affordable housing units and public infrastructure including
but not limited to the pedestrian crossing bridge over the railroad tracks on the northern edge of
the property;
e. Rezoning as a planned unit development process may be necessary for the
Proposed Development.
f. Based on the City and HRA comments on the concept plans proposed under this
MOU, the parties will be in a position to make an informed decision about the viability of the
Developer's concept for the Proposed Development and will inform the parties' desire to
consider preparation of appropriate agreements for the sale and development of the Property
following termination of this MOU.
g. This MOU is not intended to bind the parties to enter into any future agreement
for the sale, acquisition or development of the Property, but is merely intended to set forth the
parties' intent to determine whether the parties desire to proceed with the process of negotiating
an agreement for the sale and purchase and development of the Property following termination of
the MOU.
3. DEVELOPER RESPONSIBILITIES. During the Term of this MOU,
Developer agrees that it will:
a. Conduct appropriate studies of the Property necessary for determining the
feasibility of the Proposed Development of the Property, including: a review of existing site
conditions, past studies, relevant codes and guidelines, and market conditions to support the
preparation of conceptual plans to redevelop the Property;
213528v2 2
b. Submit conceptual plans to the HRA for review and comment;
c. Submit conceptual plans to the City of Edina for review using the City's standard
process for sketch plan reviews, which will then be reviewed by the City of Edina staff, Planning
Commission and City Council pursuant to the sketch plan review process.
d. Present and obtain feedback from stakeholders and other interested community
members, as identified by HRA/City staff;
e. Submit the methodology for Developer's determination of a purchase offer price
for HRA consideration and approval.
4. HRA RESPONSIBILITIES. During the term of this MOU, the HRA agrees that
it will:
a. Work exclusively with Developer on the study and review of the development of
the Property with the intent of identifying the viability of the Proposed Development and
identifying a proposed sale price of the Property;
b. Identify essential criteria applicable to the development of the Property, including
roadway and utility right-of-way needs and public access needs for pedestrians and other non-
motorized traffic as well as other preferred criteria to be considered as the Developer prepares
concept plans;
c. Consider a methodology for determination of a purchase price offer within sixty
(60) days after the Effective Date;
d. Share existing studies or other information pertinent to the site, upon request of
the Developer including:
(i) Most recently available ALTA Survey with all Table A checklist requirements;
(ii) Most recently available site geotechnical report;
(iii) Most recently available Environmental Assessment report(s);
(iv) Updated Title Commitment;
(v) Copies of any unrecorded easements. leases, licenses and other agreements for
use or rights that encumber the Property.
5. CONDITIONS. Developer agrees to the following conditions:
a. The Developer's conceptual plans for the Property will be responsive to and to the
greatest extent feasible, consistent with:
213528v2 3
the City's Grandview Framework Plan;
(ii) the City of Edina Comprehensive Plan;
(iii) other applicable guide plans, including the 2016 Grandview Transportation Plan
and the 2018 Grandview Stormwater Guide;
b. Any and all costs associated with the studies, preparation of concept plans,
attendance at meetings and other costs and expenses incurred by Developer in performing the
obligations of this MOU shall be the sole responsibility of the Developer;
c. The HRA's sole costs incurred in connection with this MOU will be limited to the
cost of the HRA's internal staff time that is not typically required to be paid by developers as
part of the sketch plan review process;
d. During the term of this MOU, the Developer will only communicate with
HRA/City staff regarding issues pertinent to the Property. Except for presentations and
discussions at public meetings, Developer will not communicate in any way with elected or
appointed City or HRA officials regarding issues pertaining to this Property.
6. AMENDMENT. This MOU may be amended by mutual written agreement of
the parties.
7. TERMINATION. This MOU may be immediately terminated by a party upon
violation of the obligation or conditions of the MOU by another party to the MOU.
IN WITNESS WHEREOF, the parties have caused this Memorandum of Understanding
to be duly executed as of the date and year first above written.
EDINA HOUS AND REDEVELOPMENT
AUTHORITY
James Hovland, Its Chair
4/07gai , Its Secretary
JaMC Pifvc,e,
213528v2 4
DEVELOPER:
FRAUENSHUH, INC. dba FRAUENSHUH
COMMERCIAL REAL ESTATE
BY:
Its: c---...-
UNITED PROPERTIES DEVELOPMENT LLC
slier /4/gmedet btaa
BY:James Alexander Hall (Jan 29, 2021 09:57 CST)
Its: SVP
213528v2 5
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EXHIBIT A
DEPICTION OF PROPERTY
PID: 2811721310014
PID: 2811721310015
PID: 2811721310016
213528v2 6