The Village at Cedar Grove
The Cedar Gove Redevelopment area in Eagan will be a mixed use project consisting of commercial, multi-family and single family housing, senior and assisted living facilities, and a corporate campus. The site is located in the southeast quadrant of Highways 77 and 13 in Eagan, MN, the location of the old Cedarvale Mall and other commercial uses. Doran Development and Pratt Homes will serve as Master Developer for Cedar Grove and bring the experience and knowledge from past joint projects such as Silver Lake Village. Key components to Cedar grove will include incorporating existing businesses into the “Main Street” theme for the retail area and building and life-cycle of housing that serves all types of needs. The joint, public-private partnership with the City of Eagan will make this a dynamic and highly visible project.
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November, 2007 - Mixed-use Future Debated
PDF Download of the article from the Minnesota Real Estate Journal
August 6, 2007 - City Moves to Acquire Remaining Properties in Cedar Grove
Featured on the City of Eagan website
Next Step in Achieving 25 Year Vision to Create Revitalized Gateway to Eagan
Saying it still hopes to voluntarily acquire the remaining properties in the Cedar Grove Redevelopment Area, and successfully relocate as many businesses as is possible within the city, the Eagan City Council voted 5-0 Tuesday to prepare authorization to use eminent domain proceedings, should negotiations to purchase those properties fail.
Eminent domain is the ability of governments to acquire private property in exchange for reasonable compensation and relocation expenses. In Minnesota, if a judge certifies a public purpose exists, and if differences between a buyer’s and seller’s appraisals cannot be negotiated, the district court may be petitioned to appoint three real estate experts to hold hearings, gather evidence and independently arrive at what is proper compensation for the landowner’s property.
Since 1981 the old Cedarvale Mall has been in decline. Beginning in 1991 businesses in the area asked the City to study how to revitalize the area. In 1999 a task force concluded that consistent architectural standards were needed to reestablish the Cedar / Highway 13 area near Silver Bell Road as a signature gateway into Eagan, but recognized that might result in some relocation of businesses.
In response to those recommendations, the City of Eagan enacted new zoning and land use standards, expended funds on public improvements and realigned road access in the area, and has now assembled over 75% of the redevelopment properties in the district. On July 10 the City Council selected Doran-Pratt as master developers for the Cedar Grove area to begin formalizing a master agreement, development plans and phasing. The team, with significant experience in other successful developments, envisions land uses from life-cycle housing, shopping and entertainment, to a corporate campus. Included would be open space for community gatherings and a “local ‘Main Street’ theme with a strong emphasis on walkability and human scale.”
Some 48 people testified at the public hearing before the eminent domain decision was made, primarily in support of two businesses, the Mediterranean Cruise Café and Larson Automotive. View the July 17 City Council meeting on Webcast Central. (The item is New Business item 2 under the Economic Development section of the Agenda, or on the “Jump To” drop-down menu to get to the Cedar Grove item specifically.)
Officials hope the affected businesses remain in Eagan, and will work hard toward that end, but cautioned that may not be in the same place: “Redevelopment is hard because change is hard,” said Eagan Mayor Mike Maguire. It is his hope, Maguire added, that “we can find a way to work with your businesses to maintain your place in this community as true assets.”
Council members took the action at this time because the clock is running on the City’s ability to complete transactions within statutory deadlines, one year from now, should prove unsuccessful. The Minnesota Legislature changed eminent domain laws to be more restrictive in 2006, but specifically exempted those redevelopment districts already underway, placing a five-year deadline on completing land transactions from the date the district was created. Eagan’s district was created in 2003, meaning one year from now, July of 2008, is its deadline.
Other Cedar Grove Redevelopment information
July 11, 2007 - Eagan Selects New Master Developer for Cedar Grove
Featured on the City of Eagan website
After praising both finalists for excellent qualifications, the Eagan City Council voted 5-0 Tuesday night to select the team of Doran Development and Pratt Homes as the master developers for the 70-acre core of the Cedar Grove Redevelopment Area.
The City Council was not selecting an actual design or phasing plan; that will come later as City staff and its redevelopment consultant (Ehlers & Associates) works with Doran / Pratt to lay out a schedule for the work ahead. The first priority will be formulating a predevelopment agreement to define roles and responsibilities, refining a master plan for the overall redevelopment area, and defining the first phase of the core area redevelopment and the specific land uses to be included in it. The team will then prepare and analyze preliminary and revised financial pro formas and an initial schedule for the phases moving forward.
“It was extremely difficult to choose between two excellent firms,” said Eagan Mayor Mike Maguire, “but in the Doran and Pratt team the City feels we have a first-rate development partner, with experience in redevelopment areas like ours, who understands the community’s goals and aspirations for this important area.” TOLD Development Company in Plymouth was the other finalist who also received high praise from the City Council.
The Doran / Pratt Development team cited experience with the Silver Lake Village project in St. Anthony (site of the former Apache Plaza Mall) and other retail and residential projects they have completed in the past. Doran Development has also worked on Village of Blaine, Woodbury Commons and Tamarack Village developments. Pratt Homes developed both the High Point and Watersford Villas at Dancing Waters in Woodbury. The team envisions land uses from life-cycle housing, shopping and entertainment, to a corporate campus and open space for community gatherings and a “local ‘Main Street’ theme with a strong emphasis on walkability and human scale.” The life-cycle housing would also mix in affordable and senior housing through “integrated architecture.” At present, Doran / Pratt does not envision big box retail on the site because of the acreage that would consume.
“We are honored to be selected from among such a great group of developers,” said Kelly J. Doran, principal of Doran Development. “It’s an attractive opportunity, and we’re excited to get going on this project. We are committed to meet with neighbors, and existing and adjoining properties to get their perspectives as we begin to refine development concepts for this attractive area.”