January – Feb 2007 Update: click on the addresses below to see the three parcels for sale for single family homes:

• #2 - 2715 Monterey Ave S
• #6 - 2005 Louisiana Ave S
• #16 - 7701 Edgebrook Drive.

January 19- March 2007 – Request for Development Proposals  for Multi-lot parcels #7, #8 and #10.

Overview

The decision to consider selling some parcels of vacant public land was prompted by the Council’s interest in finding land that could be used to build homes for families with children. (Both the Housing Summit and Vision St. Louis Park participants pointed to residents’ desire for larger family homes they can move to when they’ve outgrown their starter homes.

The parcels were originally identified as the result of a Park and Open Space study conducted in 1995. The study recommended that 21 publicly owned parcels be sold for private use and additional park sites be enhanced and expanded. Many of the recommendations to acquire and enhance parks and open space have been implemented though no action was taken on the sale of parcels until the current task force was formed.

Process Timeline

• In January 2005 the city council approved a citizen task force composed of four neighborhood representatives, one from each ward, Planning, Park & Rec and Housing Authority Commissioners and a real estate agent to consider the possible sale of excess public parcels for family-sized homes.
  
  
• Between January and April the task force met to make preliminary recommendations regarding the use of the 19 parcels for single family homes. The criteria the Task Force implemented for evaluation of each parcel’s suitability can be found on the website.
  
  
• A public meeting/open house on April 12, 2005 attended by almost 200 residents/interested parties provided an opportunity to review the task force findings and provide feedback.
  
  
• On May 3, 2005 the Council toured the parcels and on May 16, 2005, based on the Task Force recommendations, directed staff to complete technical analysis and research, meet with neighborhoods as appropriate and take actions needed to further evaluate the potential to use the vacant public land parcels for housing.
  

During the summer of 2005 further research was conducted to determine the parcels suitability for building homes.

• Two geotechnical firms conducted field work which included surveys, soil testing, wetland delineations and drainage analysis.
  
• Research was completed to determine ownership and conditions of ownership.
  
• Staff has been working with MNDOT to make available for development two excess right of way parcels located on the I-394 frontage road. MNDOT has not determined if a third excess right of way parcel located at Hwy 100 - Cedar Lake Road will be conveyed to the City.
  
• An investigation of the history of the Wood Lane, Morningside Avenue and 9258 Club Road (north of Cedar Manor School), sites has been conducted.
  
• Neighborhood meetings have been conducted with six neighborhoods/resident groups: Browndale, Westwood Hills, Wood Lane residents, Minikahda Vista, North Side and Fern Hill. Neighbors of the 19 parcels have been updated three times by direct mailings to the homes within 500’ of each parcel. Neighborhood Associations have also been updated. The website has been updated to reflect the ongoing status of the process.
  
• Staff has taken resident input via telephone, email and correspondence.
  

During the fall of 2005 additional resident input was contributed which culminated with a public hearing in October and Council Study Session in November. The Council took action at the December 5, 2005 Council Meeting.

Park and Open Spaces. Since 1990 over 25 acres of parks and open spaces have been added, most notable are:

• Blackstone Park
  
• Louisiana Oaks Park (over 20 acres were converted from commercial use to park use)
  
• Town Green at Excelsior & Grand
  
• Knollwood Green Park
  
• Hutchinson Spur
  
• Click here for map

In addition the city is continually renewing and improving its parks and adding trails. Examples are:

• The Wolfe Park area including the amphitheater
  
• The Rec Center, aquatic center and ice rink have been built.
  
• The Oak Hill Park improvements and splash pool have been added next to the expanded Louisiana Oak Park.
  
• Lamplighter Lake was expanded with a walking trail installed around it.
  
• Ford Park was reconstructed, with a beautiful trail added to the wooded area that was previously unused for any type of recreational experience.
  
• The trial on the LRT corridor has been built.
  

It is also significant to note that the Minnesota Pollution Agency has rated St Louis Park as one of the top cities for reducing the amount of paved surface. There is less impervious surface (paved surface) in St. Louis Park today than there was 20 years ago. This has occurred due to City policies that have required developers to set aside open space and plant trees when developing or redeveloping.

ACTIONS

The table below summarizes the number of homes that could be developed based on the technical analysis and Task Force recommendations.

• Seven parcels will move forward for sale to build single family home. Together they will accommodate 14 large single family homes.
  
• Two parcels are suitable for townhomes and/or condos or mixed use. As many as 16 housing units could be accommodated on these sites.
  
• Three parcels are public parking lots and have been recommended by the Excess Land Task Force to remain as parking lots.
  
• Two parcels are not available for development at this time.
  
• Three parcels appear, based on technical analysis, to have physical constraints that prevent building family homes at this time.
  
  

R1

10,920 sq. ft.

$164,000

Council Resolution

Retain as parking lot, sell or lease.

Conclusion of Technical Analysis

This parcel is deemed unsuitable for a single family house and should be retained as a parking lot. Ongoing discussions between the owner of the adjacent building and the city regarding possible redevelopment are underway. The City will ensure that redevelopment of the building provides adequate parking and that parking is available for adjacent synagogue and businesses.

Task Force Recommendation

Consensus that parcel should be used as parking lot and city should sell or lease lot.

Summary of Public Input

There were very few comments regarding this parcel. Representatives from the adjacent synagogue and businesses expressed concern that parking remains available at existing lots. Two developers indicated interest to do a mixed use redevelopment of the site. Concern has been expressed that this lot be continue to be available for businesses in the neighborhood to reduce on street parking.

Findings

• Physical Considerations
  Parking lot requires repair.
  
• Title
  City holds clear title so the sale or lease will not be complicated.
  
• Other
  Discussions with possible buyer of Treasure Island, synagogue and a possible party interested in redeveloping Treasure Island and the adjacent building have occurred and will continue. The synagogue and neighboring businesses require parking space.
  
  

R1
22,000 sq. ft.
$100,000- 175,000/per lot

Council Resolution

Sell NE upland portion for one single family home with conditions; retain wetland in public ownership.

Conclusion of Technical Analysis

The NE upland portion of parcel is deemed suitable for building up to two single family homes based on the topographical survey, wetland delineation study and soil analysis and lot requirements.

Task Force Recommendation

A small upland portion (NE corner) of this parcel would be a good home site, unless the site proves to be unsuitable for building a home.

Summary of Public Input

There is neighborhood opposition to selling the NE upland portion of this parcel based on: opposition to selling wetlands and open space; impact on wildlife; loss of trees; and concern regarding construction debris in the area. The majority of residents attending a neighborhood meeting opposed selling a portion of this parcel. On the other hand there is support to sell a portion of this parcel as it is thought to be a desirable home site. Over a dozen individuals have expressed interest in purchasing a portion of this parcel.

Findings

• Physical Considerations
  A topographical survey, wetland delineation study and soil analysis were conducted on this property. Copies of the survey showing the buildable area sitting one and two homes are attached.
  
  The buildable area above the 100 year flood elevation is 24,696 sq feet. The total parcel area is 186,401 sq ft (4.28 acres). Zoning requirements would allow two homes to be sited on the NE upland portion of the parcel.
  
  The dominant vegetation of the upland plot includes boxelder, an unknown grass, silver maples, eastern cottonwood, common buckthorn and black willow, though a few oak trees were noted. Tree loss would occur with building.
  
  Soil analysis indicates home could be built; excavation and clean fill would be required.
  
  The impact on wildlife during construction and with additional 1-2 homes is anticipated to be neutral, as only a small upland portion would be developed. The wildlife access to the wetland will still exist on the east, south and Princeton Ave side; the wetland habitat will still be large enough to sustain wildlife populations. There would be a temporary displacement of wildlife during the construction process itself, but with the size of existing wetland there is room for wildlife to move during construction.
  
  Though the preliminary 100 year flood elevation line for this wetland indicates adequate space exist for building homes, a more in-depth study would be required before construction of any homes could occur.
  
  
• Title
  City to work with County (tax forfeit) to purchase only the NE upland portion, with the remainder of the parcel to remain in public ownership.
  
  
• Other
  A plat and subdivision and amendment to the Comp Plan would be required.
  
  

R2
Approx. 67,300 sq. ft.
$68,000/per lot

Council Resolution

Re-evaluate use for single family homes if MNDOT decides to re-convey to City.

Conclusion of Technical Analysis

This parcel is deemed suitable for building single family homes. However MNDOT does not plan to convey title to City now or in the near future.

Task Force Recommendation

General consensus that city should continue to attempt to purchase parcel from MNDOT and explore how parcel could be subdivided and sold to multiple bidders for construction of up to five homes (if lot allows) rather than sell whole parcel to one developer. This parcel would be a good home site for up to 5 homes.

Summary of Public Input

Comments were related to ensuring that any single family homes be a “little nicer” than surrounding homes and that there was one very vocal angry neighbor. The comments seemed to be evenly split between selling and retaining vacant lot.

Findings

• Physical Considerations
  Due to the existence of previous homes on this site and neighboring homes this site is deemed to be suitable for building.
  
  
• Title
  City unable to purchase from MNDOT at this time.
  
  
• Other
  Track MNDOT’s long range plans for this parcel and proceed with conveyance if/when possible.
  
  

R2
10,720 sq. ft.
$64,000

Council Resolution

Retain as vacant lot.

Conclusion of Technical Analysis

This parcel is deemed unsuitable for building a single family home based on findings from the topographical survey and drainage study of this parcel and the surrounding area. See survey.

Task Force Recommendation

Consensuses that drainage issues be further explored and sell lot if drainage allows building of single family home. Also consider selling the 2015 Louisiana Ave parcel to adjacent neighbor for vacant space if no one is interested in purchasing the lot for building.

Summary of Public Input

There were very few comments (3) regarding this parcel and all expressed concern regarding drainage issues for this lot and impact on surrounding properties if a home were to be built

Findings

• Physical Considerations
  A topographical survey, wetland delineation study and soil analysis were conducted on this property. This parcel is on the easterly edge of the Lamplighter Pond watershed area. This parcel contains no wetlands. The topographical survey of this parcel and surrounding area indicates that drainage for the surrounding lots and streets feed to this parcel. Building on this parcel would require a drainage pipe to ensure adequate drainage to the storm sewer. However the storm sewer on Louisiana Ave is a shallow storm sewer and the elevation difference is inadequate for drainage. The soils were found to be poorly graded sand with silt, silty sand, clayey sand and peat, though soil correction possible.
  
  
• Title
  Tax forfeited property (1960) would require purchase by city through Hennepin County.
  
  
• Other
  Work with abutting owners regarding sale of parcel to minimize City’s maintenance costs and liability.
  
  

R3
38,500 sq. ft.
$525,000

Council Resolution

Sell for development of mixed use that includes owner occupied housing.

Conclusion of Technical Analysis

This parcel is a deemed suitable for building. However, due to the location on the frontage road, it is not ideal for detached single family homes. It could be developed as mixed-use housing and retail and/or office. Based on the task force recommendation for use, the sale process of this parcel might be better suited as a “request for development proposal” process that incorporates housing and other uses rather than single family homes.

Task Force Recommendation

Consensus that City should pursue selling this parcel and that design guidelines be appropriate to invite mixed use or work loft development.

Summary of Public Input

The majority of comments were related to what and how this lot could be developed and that single family housing did not seem appropriate. Two developers expressed interest in this parcel. Residents directly to the south expressed concern about the appearance of buildings they would be facing, and would prefer not to be fronting backyards.

Findings

• Physical Considerations
  This site is deemed suitable for building.
  
  
• Title
  MNDOT has verbally agreed to convey title to the city. Final price yet to be determined
  
  
• Other
  No site survey available.
  
  

R1
50,400 sq. ft.
Too be determined

Council Resolution

Sell for development of owner occupied townhomes/condos.

Conclusion of Technical Analysis

This parcel is deemed suitable for building. Due to its location and surrounding uses it would be better suited to low density owner-occupied multi-housing units than single family homes. As a multi housing site, eleven units could be built.

Task Force Recommendation

Consensus that City should pursue selling this parcel and that design guidelines be appropriate to low density multi-housing (8-10 units).

Summary of Public Input

The majority of comments were related to what and how this lot could be developed and that single family housing did not seem appropriate. One resident expressed concern that building on this space would impact habitat greenway with the Nature Center. There were also concerns regarding increase in traffic due to addition of housing... Residents have expressed interest that the design and density of any development be reviewed by them

Findings

• Physical Considerations
  A topographical survey was conducted. This parcel contains no wetlands. The parcel is 57,028 sq. feet and has significant grade differences. Up to eleven units could be constructed on the parcel along with a storm water pond.
  
  
• Title
  MNDOT has verbally agreed to convey title to the city. final price yet to be determined

R1
16,200 sq. ft.
$150,000

Council Resolution

Retain as vacant lot, sell to neighbors.

Conclusion of Technical Analysis

This parcel is deemed unsuitable for building a large single family home based on findings of from the topographical survey and city lot size requirements. Due to its size and irregular shape, the largest home that could be built without variances would have a footprint of 30’ by 25’, or 750 square feet.

Task Force Recommendation

The Task Force suggested that wetland issues, lot size and park issues be more fully addressed before moving forward with the sale of this parcel. A portion of this parcel could be set aside for passive recreational use and an easement, and the remaining portion for a home site.

Summary of Public Input

Numerous comments opposing the selling of this lot and requesting that it be retained as passive recreation area were made. The Westwood Hills Neighborhood Association submitted a survey of residents strongly favoring passive use of this parcel. A neighborhood meeting was conducted and those attending opposed the development of this parcel based on wetland and wildlife concerns, impact of construction on the pond, lack of a nearby park area is met by the vacant lot, and concerns about fitting a home on this narrow lot. There is strong interest from developers and individuals in purchasing this lot.

Findings

• Physical Considerations
  A topographical survey, wetland delineation study and flooding analysis were conducted on this site. The dominant upland vegetation includes American elm, and turf grass. The upland portion of the plot is disturbed during the growing season by mowing. The impact of one more home on the Utah Pond would likely have minimal impact on birds and other wildlife.
  
  The total parcel size above the 100 year flood elevation 15,271 sq. feet. The buildable area would meet zoning requirements for lot size. However the irregular lot shape would only allow a home size of 30’by 25’ to be built. This is considered too small for a large single family home.
  
  
• Title
  This is a tax forfeit property (1979) which would require city purchase from the county if to be sold for private use.
  
  
• Other
  The city should maintain pond access for storm water purposes and possible use for passive recreation. Abutting owners could be contacted to purchase portions of this parcel to minimize city maintenance and liability, while retaining a portion of passive recreation use and storm water pond access.
  
  

R1
Portion of 14.37 acre
$400,000

Council Resolution

Sell for up to 4 single family home with conditions.

Conclusion of Technical Analysis

This parcel is deemed suitable for building housing based on the findings from the topographical survey and wetland delineation study. See survey. This multi-lot parcel (up to four single family homes) has significant grade challenges. Due to the steep grades and proximity to the lake and wetland, it is suggested that “requests for development proposals” of the full parcel be let to developers and residents with demonstrated capacity to develop such a parcel.

Task Force Recommendation

General consensus that further exploration of slope and wetland issues be completed before pursuing subdividing the upland portion for development of up to 4 single family homes.

Findings

• Physical Considerations
  A topographical survey and wetland delineation study was conducted on this parcel. The survey does show significant grade changes within this parcel. The upland vegetation includes American elms, willows, unknown grasses, reed canary grass and green ash.
  
  The buildable area above the 100 year flood plan is 50,620 sq. feet and four single family homes could be sited on the parcel.
  
  
• Title
  The City holds the warranty deed, so could sell with minimal complications.
  
  

R1
5.58 acres
$80,000 - 100,000/lot

Council Resolution

Initiate neighborhood planning process to determine future use.

Conclusion of Technical Analysis

The complexity of building on this parcel is significant. The significant physical challenges to development are related primarily to road access and the wetland located on the parcel. In 1993 the city purchased this parcel. It was hoped this could be developed for open space use – however access again prevented use of this parcel. In the 1995 Park and Open Space study it was concluded that this parcel is not appropriate or needed for parkland. The city should initiate planning efforts with the neighborhood to decide the future of this parcel.

Task Force Recommendation

The Task Force was divided on their recommendation on this parcel, there was not consensus to sell or not sell. They recommended that historical issues raised by residents be further explored along with gathering information related to wetland issues and access. It was also suggested it might be reasonable to build only one home on this parcel and avoid the wetland and access issues.

Summary of Public Input

There is strong opposition regarding development of the 9258 Club Road parcel. The concerns raised were related to the City’s change of purpose, loss of open space, loss of vegetation, wetland impact concerns and the difficulty of road access to this parcel. A neighborhood resident provided a lengthy letter outlining the issues that were addressed that led to the city purchasing this parcel in 1993. The developer who had previously attempted to develop this parcel commented that if the city proceeds with the sale and development he will take action against the city. There has been very little interest expressed for purchasing this parcel.

Findings

• Physical Considerations
  The development files from 1992 and 1993 were reviewed and indicate that building on this site does present significant challenges primarily due to lack of access. There is a DNR regulated wetland located on the parcel and a determination regarding the ability of the developer in 1992 to meet wetland regulations was highly controversial and never resolved. The wetland is located on the northern portion of the parcel and prevents road access to the southern portion of the parcel. Resolution regarding building a road that could meet both city requirements and the wetland requirements was not reached. Finally, there is no utility access nor sanitary and storm sewers.
  
  
• Historical
  In 1992 a development proposal for single family homes was made by Rick Bateson.
  
  Mr. Bateson submitted a Conditional Use Permit application that was legally challenged.
  
  While neighborhood opposition to development was intense, the controversy was grounded in disputes about the physical data required by the permits to and from the DNR, Minnehaha Creek Watershed District and MNDOT. The only component that was not challenged was the Phase I Environmental Assessment which indicated there was little chance for on site contamination
  
  In 1993, the resolution of the pending legal challenges to the city and developer, the inability to meet wetland regulations, and complications with MNDOT regarding access was reached. The owner represented by the developer agreed to sell the land to the City. At this point the City and School District purchased the land from the original owner – though the City has full ownership.
  
  
• Title
  City holds the warranty deed.
  
  

R1
2.65 acres
Approx. $400,000 for up to 5 lots

Council Resolution

If this parcel is determined not appropriate for off leash dog park, sell for up to 4 single family home with conditions.

Conclusion of Technical Analysis

This parcel is deemed suitable for building up to four single family homes. The findings from the topographical survey and wetland delineation study indicate significant challenges to building on this multi-lot parcel. The coordination of wetland mitigation, extending a road, providing utility access and soils corrections would best be met by a developer. Staff would suggest that due to the unique complexities of this site, a “request for proposal” be let to determine the marketability of homes. By requesting development proposals, market forces will test whether the high cost of construction exceeds the potential sale values.

This parcel was considered by the off leash dog park task force and is considered a possible option for a future dog park.

Task Force Recommendation

Strong consensuses that drainage and access issues be further explored and sell lots for single family homes.

Summary of Public Input

At the initial public meeting no objections were raised regarding use of this parcel for homes, but one women expressed strong objection to the proposed dog park for the site. Another resident thought a dog park would be preferable to housing. Most of the comments were from a development stand point asking "how are you going to get a road in there?" At the North Side neighborhood meeting attended by 26 residents, the consensus was that homes should not be built on this parcel. Concerns were related to retaining open space, saving trees and wildlife and the recreational use of the space. There was strong concern that the wooded area blocks both the sound and the view of the railroad, and removal of the wooded area was not desired. Residents requested that if the parcel were to be sold, sound and visual barriers be built, and that the road access not be located behind the exiting homes.

Findings

• Physical Considerations
  A topographical survey and wetland delineation study were conducted. The buildable area is 99,479 sq feet, and up to four homes could be sited within this parcel, meeting wetland and zoning requirements.
  
  The wetland does not include DNR protected waters and wetlands and the upland and wetland dominant vegetation are common buckthorn and boxelder trees. The wetland study shows the wetland is located in approximately in the center of the parcel and extends onto the current road easement, thereby complicating the extension of the current roadway.
  
  This parcel would be difficult to simply subdivide and sell lots. Access to utilities, sanitary sewer and water does not exist. Road access does not exist. The proximity to railroad tracks may impact potential sale price of homes. Finally, soil corrections would be required and homes would need to be built on pilings. The coordination of wetland mitigation, building a road and providing utility access would best be met by a developer.
  
  
• Title
  Tax forfeited property would require purchase by the City through Hennepin County
  
  A plat and subdivision would be required.
  
  

R2
4,873 sq. ft.
$64,000

Council Resolution

Retain as vacant parcel for utility purposes.

Conclusion of Technical Analysis

This parcel was removed from consideration before the Task Force began deliberations. The City Public Works Department noted that a storm utility runs through this property and combined with setback requirements would prevent building a home on this site.

Task Force Recommendation

The Task Force did not consider this parcel once the storm sewer issues were known.

Summary of Public Input

None, though residents raised the question about why one parcel would be removed from study.

Findings

• Physical Considerations
  Utility lines and setback requirements prevent building.
  
  
• Title
  This is a tax forfeited property (1941).
  
  
• Other
  Discussions regarding selling to abutting owners will be conducted and city easement will be needed.
  
  

C2
9,370 sq. ft.
$150,000

Council Resolution

Retain as parking lot, sell or lease.

Conclusion of Technical Analysis

This parcel is deemed unsuitable for building a single family house and should be retained as a parking lot for needed parking.

Task Force Recommendation

Consensus that the parking lot be retained as a parking lot and the City should sell or lease the lot to adjacent business owners.

Summary of Public Input

There were very few comments related to the parking lot and the consensus was the parking lot should remain as a parking lot. Though there were a few inquiries about using the parcel to build a new commercial building.

Findings

• Physical Considerations
  The parking lot will be in need of improvements and Public Works has completed a scope of improvements for the parking lot.
  
  
• Title
  City holds deed
  
  
• Other
  Discussions regarding lease and/or purchase issues are ongoing with adjacent business owners.
  
  

C2
43,170 sq. ft.
$350,000

Council Resolution

Retain as parking lot, sell or lease.

Conclusion of Technical Analysis

This parcel is deemed unsuitable for building a single family house and should be retained as a parking lot for needed parking.

Task Force Recommendation

Consensus that the parking lot be retained as a parking lot and the City should sell or lease the lot to adjacent business owners.

Summary of Public Input

There were very few comments related to the parking lot and the consensus was the parking lot should remain as parking lot.

Findings

• Physical Considerations
  The parking lot will be in need of improvements and Public Works has completed a scope of improvements for the parking lot.
  
  
• Title
  City holds deed
  
  
• Other
  Discussions regarding lease and/or purchase are ongoing with adjacent business owners.
  
  

R1
24,300 sq. ft.
$175,000 - 250,000

Council Resolution

Provide Minnehaha Creek Watershed District 6 month time period to come to agreement for ownership use. If agreement with MCWD is not reached, sell for single family home with conditions

Conclusion of Technical Analysis

This parcel is deemed suitable for building a large single family home based on findings from the topographical survey, wetland delineation study and soil analysis. The parcel is large enough to accommodate a buildable area for one home that would not encroach on the flood plain. Requiring an easement along the shore line could be considered to retain public control over creek shoreline.

Task Force Recommendation

Consensus was not reached regarding sale of this parcel. Some members opposed selling this parcel due to loss of open space adjacent to the creek. They did agree to the steps recommended by Task Force to explore issues related to creek, wetlands and historical transfer of property and meeting with the neighborhood. The discussion centered around retaining creek shore land as public land, the “market desirability” of this lot, building on open spaces, and the use of this lot by a relatively small number of residents.

Summary of Public Input

The neighbors are strongly opposed to the development of this parcel, raising issues about the desire for use as open park space and the negative impact of construction on the neighborhood as well as on the creek Residents also expressed concern that the purpose behind the original purchase of this lot would be undermined by selling. Neighbors presented a petition signed by 47 residents that oppose building a home on this site. Over 20 residents have expressed interest in purchasing this lot, along with other interested individuals.

A meeting was held with the Wood Lane residents and there was strong opposition to selling and building on this parcel. Concerns expressed were related to selling creek shore land, negative impact on the creek, loss of natural space, loss of vegetation and loss of passive recreation space. The Wood Lane neighbors have been working with the Brookside neighborhood association, which has also expressed opposition to selling the parcel. Neighboring residents contacted the Minnehaha Creek Watershed District requesting assistance in maintaining this parcel as public land

Findings

• Physical Considerations
  A topographical survey, wetland delineation study and soil analysis were conducted on this parcel. The survey indicates the total parcel is 24,010 sq. feet with a buildable area of 12,606 sq feet, which allows citing a home above the 100 year flood elevation line.
  
  The wetland study indicates the dominant vegetation is boxelder, river bank grape, and burr oak. Red maple and ash are also present in limited amounts within the upland plot.
  
  The soil borings shows there is 1 foot of topsoil over glacially deposited soils of poorly graded sand with silt and silty sand. Ground water was observed at 10 feet. The analysis indicates fill and backfill will be required and recommends on basement 2’ below grade or slab on grade construction.
  
  Neither road nor utility access currently exists.
  
  
• Historical
  In 1969 the cities of St. Louis Park, Minnetonka, and Hopkins entered into a joint cooperative agreement with the Minnehaha Creek Watershed District (MCWD) and submitted a grant application to HUD for purposes of creek improvement, and acquisition of creek front properties throughout the three cities. Of the grant $300,000 funds received, approximately $10,000 was used for the acquisition of the Wood Lane parcel which was purchased for $15,000.
  
  The goal of the acquisition was to acquire public ownership or easements of all properties on both sides of the creek throughout the three cities. One of the reasons for acquisition was to protect the flood plain. Though St. Louis Park did acquire significant contiguous parcels on the northern portion of the creek, acquisition beyond Yosemite Avenue proved unsuccessful except for the Wood Lane parcel. Consequently Wood Lane is an isolated publicly owned parcel on the creek.
  
  
• Title
  The City holds a warranty deed on this parcel which was recorded in 1975. In 1978 a restrictive covenant was placed on the deed which stated that HUD’s approval would be required prior to the city’s disposition of this parcel. In 1984 HUD repealed the restrictive covenant on this parcel along with other parcels acquired with open space grant funds.
  
  
• Other
  The Wood Lane residents contacted the MCWD when discussions about possible sale began. City staff has met with the MCWD staff on several occasions this summer. Public Works has been working on erosion control at the end of Wood Lane and Community Development staff has met regarding use of the parcel. At the most recent meeting the MCWD suggested interest in purchasing the parcel from the city and gaining natural easements from Wood Lane creek front residents. MCWD staff indicated they would be contacting the creek side homeowners on Wood Lane to encourage them to grant natural easements along the shoreline. Their progress on this effort is currently unknown.
  
  

R1
15,500 sq. ft.
$175,000

Council Resolution

Comprehensive Plan retain as Park, sell 15" side yard to abutting neighbor.

Conclusion of Technical Analysis

This parcel is deemed suitable for building a single family house. A topographical survey was not conducted since the physical characteristics of this parcel are consistent with adjacent parcels already developed as single family homes. The Park and Recreation Department conducted soil analysis prior to the building of the park building which confirms that construction can occur. A plat map of this parcel and the Browndale Park is attached which indicates that lot size requirements can be met.

Task Force Recommendation

Consensus regarding the suitability of this parcel for building a home was not reached and the Task Force acknowledged the strong concern of the neighbors in selling this parcel. The Task

Force suggested that a meeting with neighbors should occur before moving forward. It was also noted this might be an opportunity to offer to sell a portion of the lot to the adjacent neighbor. The Task Force discussion was related to the notable opposition to building on this lot adjacent to the Browndale Park, the sale process and design guidelines to ensure a home would be compatible with the neighborhood.

Summary of Public Input

There is strong opposition by neighbors toward the development of this parcel. Comments were primarily related to the sense that this parcel is part of the Browndale Park and should be retained. A Browndale meeting was attended by eight residents and the concerns expressed reflected the input received from numerous neighbors. Concern is that this is considered the gateway to the Park, the trees on this parcel should be protected, and this is an open family play area that is valued by residents. A petition has been received signed by over 120 residents requesting parcel be retained as is. A lawn sign and call–in campaign opposing the sale has generated numerous calls, some of which support selling the parcel. Some residents have suggested that if the parcel is sold, the revenue could be used to plant additional large trees in the Browndale Park, and enhance the current park improvements. There is strong interest in purchasing the lot with over 24 individuals expressing interest.

Findings

• Physical Considerations
  The proposed parcel is currently platted as two parcels with dimensions of 250 feet deep and 50 feet wide. These two parcels could be combined and the depth narrowed to approximately 150 feet, to be similar in size to nearby lots and meet lot size requirements.
  
  Soil conditions are sound and the zoning requirements can be met.
  
  
• Title
  City holds deed. The parcels were acquired through condemnation in 1940, along with 17 other parcels. Seven of these parcels located along Browndale Avenue have been developed as single family homes and the remaining ten were incorporated into what is now Browndale Park in 1960. The two parcels being considered were retained by the city for storm water purposes. Since 1960, the park was re-graded and these parcels are no longer the lowest elevation of the area.
  
  
• History
  The 1995 Park and Open Space Task Force recommended that these parcels be sold as they were not an integral part of Browndale Park.
  
  Investigation of the Browndale Park development showed that these two parcels are owned by the city without restriction. The piecing together of parcels that now make up Browndale Park began in 1926 with tax forfeited properties, acquisitions in the late 30’s and early 40’s and was completed in 1960 when the park construction began.
  
  
• Other
  An amendment to the Comp Plan would be required along with a plat change with subdivision.
  
  

R2
19,580 sq. ft.
$196,000 – 250,000/2 lots

Council Resolution

Sell for two single family homes with conditions.

Conclusion of Technical Analysis

This parcel is deemed suitable for building up to two large single family homes based on findings from the topographical survey, wetland delineation study and soil analysis. See survey.

Task Force Recommendation

The Task Force recommended that soil conditions and drainage issues be further evaluated before moving forward with selling the parcel.

Summary of Public Input

Most comments regarding this lot were related to ensuring the design of one or two new homes is compatible with the neighborhood. There was concern expressed about the soil conditions and drainage issues. A neighborhood meeting attended by five residents of Minnikahda Vista resulted in the following input: there is a strong preference for building one home, not two; a desire that trees on East side of parcel not be removed; that drainage issues on East side of lot be addressed. Questions and concerns about the potential design of home(s) were expressed with emphasis that the homes not be “too large” and the design fits the style of the neighborhood.

There have been over 24 individuals expressing interest in purchasing this lot along with several developers.

Findings

• Physical Considerations
  This parcel contains no wetlands. The total parcel size is 18,855 sq. feet. An easement exists on the East side of the parcel, which was intended for the extension of Natchez Avenue. There are significant number of trees on the East boundary along with an elevation changes and drainage leading to the South. Two homes could be built and meet City zoning requirements. Homes would be cited to front West 42nd Street.
  
  The City had previously conducted soil borings which confirms peat soil. The preliminary analysis indicates that soil stabilization could be accomplished and that construction would require pilings. This would add to the cost of construction.
  
  There is no utility access, but this could be accomplished from Natchez Avenue.
  
  The lowlands to the south would be retained as city property as a component of the city wide storm sewer plan.
  
  
• Title
  City holds deed
  
  

RC
260,000 sq. feet
$1,125,000

Council Resolution

Retain for future development with consideration of building single family homes.

Conclusion of Technical Analysis

Due to the recommendations of the Task Force to retain this parcel for future redevelopment the physical studies were not conducted on this parcel to determine its suitability for building single family homes.

Task Force Recommendation

The Task Force reached consensus that this parcel be retained for future redevelopment consistent with Wolfe Lake redevelopment plans.

Summary of Public Input

There have been very few comments regarding this parcel. The few related to questions about the interim dog park and exploratory calls from developers.

Findings

• Physical Considerations
  Currently this is used for the tennis courts and interim dog park. It is believed that soil clean up may be necessary.
  
  
• Title
  Tax forfeited property would require purchase by the City through Hennepin County