The URL can be used to link to this page

102306 EDA 1. Call to order 2. Roll call CITY OF NEW HOPE EDA MEETING City Hall, 4401 Xylon Avenue North October 23, 2006 EDA Meeting will commence upon adjournment of the City Council Meeting President Martin Opem Sr. Commissioner Mary Gwin-Lenth Commissioner Andy Hoffe Commissioner Karen Nolte Commissioner Steve Sommer 3. Approval of regular meeting minutes of August 28, 2006 4. Update regarding the potential redevelopment of the city-owned parcels at 7601, 7621, and 7641 62nd Avenue North (improvement project no. 811) 5. Adjournment EDA Minutes Regular Meeting CALL TO ORDER ROLL CALL APPROVE MINUTES 7601, 7621, AND 7641 62ND AVENUE Item 4 EDA Meeting Page 1 CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, MINNESOTA 55428 August 28, 2006 City Hall President Opem called the meeting of the Economic Development Authority to order at 9:25 p.m. Present: Martin Opem Sr., President Mary Gwin-Lenth, Commissioner Andy Hoffe, Commissioner Karen Nolte, Commissioner Steve Sommer, Commissioner Staff Present: Dan Donahue, City Manager Kim Berggren, Community Development Assistant Guy Johnson, Director of Public vVorks Valerie Leone, City Clerk Steve Sondrall, City Attorney Vince VanderTop, Assistant City Engineer Motion was made by Commissioner Sommer, seconded by Commissioner Hoffe, to approve the Regular Meeting Minutes of June 26, 2006, with a minor correction on page 1. Voting in favor: Gwin-Lenth, Hoffe, Nolte, Sommer; Voting Against: None; Abstained: Opem; Absent: None. Motion carried. President Opem introduced for discussion Item 4, Resolution approving interim agreement with Delkar, LLC for the city-ovvned parcels at 7601, 7621, and 7641 62nd Avenue. Mr. Kirk McDonald, director of community development, indicated staff is requesting the Economic Development Authority to revievv an interim agreement vvhich vvould authorize an exclusive negotiation period with Delkar, LLC for the redevelopment of the city-owned vacant lots along 62nd Avenue, as well as a cost sharing agreement. He stated Anwar Karim, the owner of the Swift Gas Station, is in the audience and has requested to incorporate the three vacant city-owned lots (7601, 76211 and 7641 62nd Avenue North) into the redevelopment of the gas station site. Mr. McDonald indicated at the July 24 Council Meeting Mr. Karim presented a redevelopment concept for properties along 62nd Avenue. He stated the Council expressed a willingness to consider a project contingent upon a market study and inclusion of all parcels on the south side of 62nd Avenue to the west of the city-ovvned lots. He stated staff has been working vvith the August 28, 2006 developer and has discussed the appropriateness of retail in the location, the height of the building, and the number of parcels to be included. Mr. McDonald stated Mr. Karim is interested in exploring options for redevelopment including mixed-use or oyvner-occupied townhomes. Mr. McDonald stated an interim agreement has been drafted to outline the proposal. He reviewed the series of steps to be completed by the redeveloper to accomplish by October 16, November 20, and December 15. Mr. McDonald indicated the city and the redeveloper would share the costs of the city's redevelopment/financial consultant, Krass Monroe, with a budget not to exceed $5,000 ($2,500 each). He also stated the redeveloper must submit a $500 non-refundable fee and a $2,500 deposit for the negotiation period. He noted the deposit is a deviation from the city's standard $5,000 deposit requirement, and is based on the expected consultant expenses. Mr. McDonald stated the agreement requires the city to decide by November 20 vvhether to amend the comprehensive plan and zoning to accommodate the project and through December 15 to continue negotiations on a term sheet. He indicated the city would pay costs related to time incurred by staff, engineer, planner, or attorney, and the developer would be responsible for development consultant costs he incurs such as architect, market study, etc. He noted if the development does not materialize, the city would receive copies of the market analysis and soil and engineering reports. Mr. McDonald stated the agreement expires on December 15, 2006, and the city may terminate it earlier if the redeveloper does not meet the requirements or deadlines outlined in the agreement. The EDA discussed the concept plan that would include the following properties: 7761, 7741, 7721, 7701, 7661, 7641, 7621, 7601 62nd Avenue and 6113 West Broadway. Mr. McDonald stated an update will be provided to the EDA on October 23. Commissioner Gvvin-Lenth recommended postponing discussions yvith Krass Monroe until a market study is completed and made available to the city. Commissioner Nolte questioned the developer's background and who he intends to employ for an architect and engineer. Mr. Arn'Yvar Karim stated his intention to use the services of OJR Architects and Braun Engineering. President Opeffi commented that according to the agreement the redeveloper has until October 16 to furnish information regarding his qualifications, involvement with other projects, development team information, and market study. He concurred with Commissioner Gwin-Lenth that staff postpone contacting Krass Monroe until receipt of the fore mentioned items. He stated the city is requiring a non-refundable $500 deposit as well as a $2,500 deposit EDA Meeting Page 2 August 28, 2006 EDA RESOLUTION 06-06 Item 4 ADJOURNMENT EDA Meeting Page 3 towards the expense of Krass Monroe. President Opem questioned vvhether the city has any obligations if the proposal is not to the EDA's liking. Mr. McDonald confirmed that the city is under no obligation to approve the proj ect. Commissioner Hoffe asked whether the city has an appraisal of the property. Mr. McDonald indicated the city has market value information and an appraisal would need to be completed at a later date if the EDA supports the concept. Commissioner Sommer indicated if the concept does not appear feasible as of October 16, the city can refund the redeveloper's $2,500 deposit. The EDA directed staff to collect $3,000 from the redeveloper ($500 non-refundable fee and $2,500 deposit). Commissioner Sommer introduced the following resolution and moved its adoption: "RESOLUTION APPROVING INTERIM AGREEMENT WITH DELKAR, LLC FOR THE CITY-OWNED PARCELS AT 7601, 7621, AND 7641 62ND AVENUE." The motion for the adoption of the foregoing resolution was seconded by Commissioner Gvvin-Lenth, and upon vote being taken thereon, the following voted in favor thereof: Opem, Gwin-Lenth, Hoffe, Nolte, Sommer; and the follovving voted against the same: None; Abstained: None; Absent: None; vvhereupon the resolution was declared duly passed and adopted, signed by the president which was attested to by the executive director. Motion was made by Commissioner Nolte, seconded by Commissioner Sommer, to adjourn the meeting. All present voted in favor. Motion carried. The New Hope EDA adjourned at 9:47 p.m. Respectfully submitted, ~~ Valerie Leone City Clerk August 28, 2006 EDA Request for Action Originating Department Approved for Agenda Agenda Section EDA Community Development October 23} 2006 By: Kirk McDonald} Director CD Curtis Jacobsen} CD Specialist Kim Berggren, CD Assistant (_.~ \ .. . \. ....-[ By. \ T if'- Item No. 4 ~ Update regarding the potential redevelopment of the city-owned parcels at 7601, 7621, and 7641 62nd Avenue (improvement project no. 811) Requested Action Staff requests to update the Economic Development Authority (EDA) on items related to the proposed redevelopment of the city-owned parcels at 7601, 7621} and 7641 62nd Avenue. Per the interim agreement adopted on August 28} 2006, the current ovvner of the Swift Gas Station, located at the comer of 62nd Avenue and vVest Broadway (6113 West Broadway), is working on plans to incorporate the three vacant city-ovvned lots and the five properties to the west of the city-owned lots into the redevelopment of the gas station site. Policy/Past Practice Strategic goal number 3 in the 2006 City Plan is to encourage mamtenance} redevelopment, and reinvestment of existing properties to improve the tax base. Background At its August 28} 2006 meeting, the Economic Development Authority (EDA) authorized an exclusive negotiation period with Delkar, LLC, for the redevelopment of the city-ovvned vacant lots along 62nd A venue, vvhich included a cost sharing agreement. The current Qymer of the Swift Gas Station, located at the corner of 62nd Avenue and West Broadvvay (6113 West Broadvvay)} has requested to incorporate the three vacant city- owned lots (7601, 7621, and 7641 62nd Avenue) into the redevelopment of the gas station site. The city acquired the three properties in 1998} and land banked the properties with the intent of redeveloping the site with medium density housing} possibly tovvnhomes. At the July 24, 2006} City Council meeting, a general concept proposal for a mixed-use development was resented to the Ci Council and the redevelo er vvas resent to rovide comments. The Council indicated a Motion by Second by To: I:\RFA\PLANNING\PLANNING\Q - 62nd Ave Swift Station-Anwar Karim-update Oct 23.doc Request for Action, Page 2 of 3 October 23, 2006 willingness to consider a proposal for the city's lots, and suggested that staff continue to work vvith the redeveloper on an agreement for preliminary negotiations. Staff has continued to work with the redeveloper on the proposed project. Per the interim agreement adopted on August 28, 2006, by October 16, 2006, the Redeveloper was to complete the following: 1. Submit to the city information about its qualifications and documentation shovving examples of involvement in other similar redevelopment projects; and 2. Identify members of development team including the architect, engineer, and builder; and 3. Provide a timely market study related to the proposed housing, retail, and/or office products; and 4. In consultation with the Authority, the City, and City residents, develop a preliminary concept plan that includes the following properties: 7761, 7741, 7721, 7701, 7661, 7641, 7621, 7601 62nd Avenue and 6113 West Broadvvay. Indicate ability to acquire included properties voluntarily; and 5. Demonstrate that elements of the proposed project, such as building heights, materials, landscaping and setbacks, are appropriate for the site, and that the site plan adequately addresses parking, traffic circulation, and screening; and 6. The Redeveloper, at its OvYn expense, shall conduct any analysis it deems necessary of the environmental and geotechnical condition of the Site and the economic feasibility of the proposed redevelopment. Staff met with the redeveloper on tvvo occasions to review and discuss the concepts and progress. On October 9,2006, the redeveloper submitted a demographic survey, and staff reviewed and provided comments on a preliminary concept plan. In follo"Yv-up to that meeting, staff provided the attached letter indicating that the demographic survey did not appear to meet the requirement of a market survey (item #3 above). On October 16, 2006, staff met with redeveloper and the owner of the El Dorado Apartments (7701, 7721, 7741, 7761 62nd Avenue). The owner expressed a desire to sell his properties, as the rental properties have proved to be unprofitable in recent years. The redeveloper and owner are working to reach an agreement on the sale of the properties. Also on October 16, the redeveloper submitted concept plans and a description of the plans in accordance with item #4 listed above. The concept plans vvere distributed to the city engineer and city planner for their comments (see attached comments). On October 17, 2006, staff received the attached letter, and site plans for other developer projects by the developer and a copy of the Phase 1 Environmental Survey for 6113 62nd Avenue. In the letter the developer, Mr. Anwar Abdel-Karim and Mr. Frank Drake identify their selected architect as Mr. Gene Nicolelli (architect for the NCRC Sims Park Project). No builder has been identified. No market study was among the current submissions and the development team suggests that one is not necessary since the City is in receipt of two fairly recent market studies for, Winnetka Greens and City Center that identify the need for many more housing units than are proposed in this development. They are seeking to attract owners interested in the same unit price range and prospective owners from the same income range. Staff and the developer have met with the owner of El Dorado Aparbnents, he has expressed a willingness to sell the property if offered a fair price for the entire site. Staff has also contacted the owner of the remaining Request for Action, Page 3 of 3 October 23, 2006 the remaining four-plex building regarding a future meeting and his willingness to participate in this redevelopment. His initial response was positive. Both of the rental property owners are currently experiencing vacancies at unacceptable levels. The concept that has been presented for the site suggests 36 townhome style units with rear garages and courtyards. Previously the site had held 44 apartments and the gas station/convenience store. Flexibility by the city through the use of a PUD, rezoning and comprehensive plan amendment will all be required for this current concept to proceed. Recommendation/Next Steps If the EDA continues to support the project, staff will work "vith the redeveloper per the timeline and responsibilities described :in the interim agreement. As described in the agreement, by November 20, 2006 the Redeveloper is to complete the following: 1. Submit a construction pro forma, review of market values and such other financial information as the Authority may request in order to assess the feasibility of the project and determine the price to be paid by the Redeveloper to the Authority for the land. Staff recommends that the city's financial consultant, Krass Monroe, be involved in this process, their services have not been utilized to date. 2. After submission and review of the project pro fonna, the city and developer will host a community open house to present the project plans and solicit feedback from the neighborhood. Staff would recommend that the financial feasibility work (#1) be completed and presented to the EDA prior to conducting a neighborhood meeting and suggest that the neighborhood meeting could be conducted after the November 20 date. Attachment(s) e Property information o Map o Summary table e Interim agreement · Demographic survey · October 12, 2006, Letter to redeveloper · October 17, 2006, Letter from redeveloper · Concept plan and description · Copy of Phase I Environmental (selected portions) · NAC memo · Bonestroo memo ~z . - t. -0 0') J\.) r..n .... -I\,) CJ'1 ~ - CJ1 o " CD CD ro+ Request for Action} page 3 of 3 August 28} 2006 2. The city and redeveloper would share the costs of the city's redevelopment/financial consultant, Krass Monroe, with a budget not to exceed $5,000 ($2,500 each); and 3. The redeveloper must submit a $500 fee and $2,500 deposit for the negotiation period. The deposit is a deviation from the city's standard $5,000 deposit requirement. The deposit amount is based on the expected consultant expenses, which are capped at $2,500 for the redeveloper per the agreement. 4. If the development does not move forward, the city would receive copies of the market analysis and soil and engineering reports; and 5. The agreement expires on December 15, 2006, or the city can terminate it if the redeveloper does not meet the requirements and deadlines outlined in the agreement. Funding If authorized by the EDA, EDA funds would be used to cover costs described in the cost sharing section of the interim agreement. Recommendation/N ext Steps If the EDA continues to support the proposed redevelopment of the city-owned parcels along 62nd A venue, then staff recommends approval of the attached resolution approving an interim agreement with DeIkar, LLC. The EDA can certainly make adjustments to the attached interim agreement prior to adoption. Staff believes that this agreement offers an opportunity for the city to study the possibility of redevelopment of the city-owned parcels along 62nd Avenue, without incurring significant expenses. If the EDA approves the interim agreement, staff will continue to work with the redeveloper, per the agreed upon conditions and timeIine. Attachment(s) e Property information o Map o Summary table e Resolution · Interim agreement )> c co c Ui .....to- N o o C') OJ N ::J Q. )> < CD :::J C <D U ..., o -0 CD ~ <D (J) -I C') '-J ""-l -..,J '""-J -.......r -..J -.....J "'" en 0 ....J,.. -..J -......J -...J -..J OJ 0':1 OJ m -J.. 0 0') ~ N 0 0') ~ tv 0 -Jr. ~ CO -Jr.. ~ -J.. -J.. -Jr. ~ -J.. .... W 0') m OJ OJ OJ 0') 0') 0) 0') :E r N N f\J N N N N N tv -c ::J ::J :::J :J :J ::J :::J ::s ::J CD .., c.. 0- n. Cl. Q.. 0.. c... 0.. CL en 0 I"""'i- ~ ~ ~ ~ ~ ~ ~ ~ ~ OJ "'C CD a .., co CD CD CD ('1) CD CD CD CD P+ Z Z Z Z Z Z Z Z Z 0,) '< 0.. :E m '< c..u )> CJ'1 0 0 0 0 0 0 0 0 0 0 n ~ W N N ~ c." -s: CJ1 W W W ~ CD ....J,.. W CD ~ 0') m (0 CD co co w en m ....J,.. ~ -J.. ~ ~ N <~ -J.. N f\J N N 0 N 0 (j) m m OJ 0 CJ'1 Q) . -r- 0 0 0 0 0 0 0 C Q) 0 0 0 0 0 0 0 (t) ~ 0 0 0 0 0 0 0 c. < < < m Q) Q.) m (") CJ (') t.n 0) 0,) OJ ro+- :J :::J :::J <. N f\) N N N t""'i'- ~ I"""'to tl) OJ co tv (\J N N 0) ~ -c:: c:: -. 0) ..en ..CiJ en ..Ci'J ..N c.n (t) c: 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ 0 0 0 0 0 0 0 to -I 0 ro+- <tw w w w c..u w w Q) - to CJ1 01 c.n CJ1 0') 0 -s: C) N N N N N 0 c:: Q) a '0 0 0 0 0 0 CD -s: " 0 0 0 0 0 0 0 (1) 0 0 a 0 0 0 0 ....... -J.. ~ ~ -J.. ~ ....J,.. --Jr.. 0--< co CD c..o CD CD (0 CD = (t) ::DJ -.....J OJ (j) 0') 0) 0) 0) ...... -s: -.....J N N N N --Jr.. co --I ::tl :;0 ;0 ::0 --I C") C"') ("') ~ c 0 0 0 0 ~ ;:::;: ;:;: 0 '< '< '< -< (j) CfJ Cf) CfJ 0 0 0 0 ^ m (fJ CfJ Cf) (J) 0 -+s -n -n ::J --I G) G) G) G) z z 'z n 0 Z CD CD co O' 0 ~ ~ ~ ~ :c ~ :E ~ :e 0 0 0 0 )> I :c I ::J Z 0 0 0 C'D ::0 :::0 ;u ;u 0 \J U "0 .., s: s: s: s: m CD CD CD Z Z Z Z r )> )> )> )> )> z 0 c- -n -n -n s: c- s: c- s: c- O CD co CD OJ 0) OJ 0,) Q.) c c C" 0- cr '< ::J '< ::J '<F :J OJ 'I ( I I I I I I I ,...... a co 0:> co 0 CD to (0 co CD Ci) CJ'1 ~ ~ ~ -Jr.. OJ co co O:J CD -.. N ....J,.. ~ ~ 0 ....J,.. ....J,.. -J.. -:It. N -C m co co co ~ ....J,.. ~ -J.. ~ co ::!. ..~ -Jr.. -J.. -J.. ..0 ..co -J.. co ..0 CJ1 n c.n N I'\) N 0 0 "0 CD 0 0 ('j) 0 CJ1 CJ1 CJ1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 r 0,) en r-to- en m CD City of New Hope Resolution No. 2006- Resolution approving interim agreement with Delkar, LLC for the city-owned parcels at 7601, 7621, and 7641 62nd Avenue. WHEREAS, the 62nd Avenue Redevelopment site (the "Site") consists of approximately 0.86 acres of land "With three tax parcels at 7601, 7621, and 7641 62nd Avenue North. The site is vacant land owned by the city of New Hope; and WHEREAS, the Economic Development Authority of the city of New Hope (the "Authority") desires for the vacant site to be developed as market-rate for-sale housing or mixed use development; and WHEREAS, Delkar, LLC (the "Redeveloper") is proposing to include the site in the redevelopment of 6113 West Broadway (the "Project") and has requested that the Authority negotiate exclusively with the Redeveloper while the Project is being studied; and WHEREAS, an Interim Agreement (the 1/ Agreement") was drafted, which outlines responsibilities, cost sharing arrangements, and associated deadlines related to an exclusive negotiation period between the Authority and the Redeveloper; and WHEREAS, the Authority is willing to negotiate exclusively with the Redeveloper until December 15, 2006, provided that deadlines for certain milestones described in the Agreement are met. NOW, THEREFORE, BE IT RESOLVED, by the Economic Development Authority of the city of New Hope, Minnesota, that the Economic Development Authority approves the Interim Agreement (Attachment A) "With Delkar, LLC, for the redevelopment of the city owned parcels at 7601, 7621, and 7641 62nd Avenue Nortll.. Adopted by the Economic Development Authority, of the city of New Hope, Hennepin County, :Minnesota, this 28th day of .August, 2006. President Attest: Executive Director Attachment A INTERIlVI AGREEMENT This INTERIM AGREEMENT entered into effective the 28th day of August, 2006 by and betvveen the Economic Development Authority in and for the City of Ne\v Hope, Minnesota, a Minnesota public body corporate and politic (the "Authority") and Delcari, LLC (the "Redeveloper"). WHEREAS, The 62nd Avenue Redevelopment site (the "Site") consists of approximately 0.86 acres of land \vith three tax parcels at 7601,7621, and 7641 62nd Avenue North. The Site is vacant land owned by the city of New Hope. WHEREAS, the Authority desires for the vacant Site to be developed as market-rate for- sale housing or mixed use development. vVHEREAS, the Redeveloper is proposing to include the Site in the redevelopment of 6113 vVest Broadway Avenue (the "Project") and has requested that the Authority negotiate exclusively with the Redeveloper while the Project is being studied. WHEREAS, the Authority is willing to negotiate exclusively vvith the Redeveloper until December 15, 2006, provided that deadlines for certain milestones described belo\v are met. NOvV, THEREFORE, in consideration of the premises and mutual obligations of the parties contained herein, each of them does hereby agree as follows: 1. Interim Natllre of Agreement. The Allthority and the Redeveloper agree that this Agreement is intended to be preliminary in nature. Before the Authority and the Redeveloper can make a decision on whether to proceed with the Project, it will be necessary to assemble and consider information relating to the economics, site assembly, phasing, environmental remediation and other aspects of the Project. The pllrpose of this Agreement is to allovv the Redeveloper an opportunity to assemble such information, to prepare a preliminary concept plan and to negotiate with the Authority concerning the approval of a term sheet (the "Term Sheet") with a view to eventual execution of a contract for private redevelopment (the "Redevelopment Agreement") which will set forth the rights and responsibilities of the Authority and the Redeveloper with respect to the Project. 2. Undertakings of the Redeveloper. (a) By October 16, 2006, the Redeveloper will complete the following: · Submit to the city information about its qualifications and documentation showing examples of involvement in other similar redevelopment projects; and · Identify members of development team including the architect, engineer, and builder; and · Provide a timely market study related to the proposed housing, retail, and/or office products; and B In consultation \vith the Authority, the City, and City residents, develop a preliminary concept plan that includes the following properties: 7761, 7741, 7721, 7701, 7661, 7641, 7621, 7601 62nd Avenue and 6113 West Broadway. Indicate ability to acquire included properties voluntarily; and II Demonstrate that elements of the proposed proj ect, such as building heights, materials, landscaping and setbacks, are appropriate for the site, and that the site plan adequately addresses parking, traffic circulation, and screening; and &I The Redeveloper, at its o\vn expense, shall conduct any analysis it deems necessary of the environmental and geotechnical condition of the Site and the economic feasibility of the proposed redevelopment. (b) By November 20, 2006 the Redeveloper shall: II Host a community open house to present proj ect plans and solicit feedback from the neighborhood; and III Submit a construction pro forma, review of market values and such other financial information as the Authority may request in order to assess the feasibility of the project and determine the price to be paid by the Redeveloper to the Authority for the land. (c) By December 15, 2006 the Redeveloper shall: B Obtain Authority approval of a term sheet or letter of intent. Cd) During the term oftrus agreement, the redeveloper shall also: · Present monthly progress reports to City Council, ifrequested; and D If the Redeveloper determines that the Site is not economically feasible to develop, the Redeveloper shall deliver to the Authority for its unrestricted use at no cost to the Authority all work product, market analysis, architectural and engineering reports, construction budget, research materials and other documentation produced for the Site. 3. Undertalcings of the Authority. (a) The Authority agrees to cooperate with the Redeveloper in the Redeveloper's undertakings, and agrees that during the term of this Agreement 2 the Authority will not negotiate with any third party ill connection \vith redevelopment of the site. (b) The Authority will take the following actions: . By November 20, 2006, determine the Authority's and the City's \villingness to amend its comprehensive plan and zoning to accommodate the proposed project, ifnecessary; and e Through December 15, 2006, negotiate the Term Sheet with the Redeveloper. 4. Responsibilitv for Costs and Redeveloper Deposit. (a) During the term of this agreement, the Authority and the Redeveloper agree to split equally fees incurred by the Authority's redevelopment Council, Krass Monroe. The budget for these costs is not to exceed $5,000. If the Authority and the Redeveloper agree, the budget for these costs can be increased with an addendum to this Agreement. (b) The city shall be responsible for the fees and costs of city conSllltants as a result of this agreement including the city engineer, Bonestroo Rosene Anderlik & Associates; the city attorney, Jensen & Sandrall, P.A.; and the city planner, Northwest Associated Consultants. (c) The Redeveloper shall be responsible for: (1) fees and costs of its counsel and consultants such as financial, engineering, and architectural services; and (2) the cost of any predevelopment activities SllCh as environmental analyses, soil borings, market studies, or surveys performed by the Redeveloper. (d) Upon execution of this Agreement, the Redeveloper shall pay a non- refundable fee of $500.00 to the Authority. The Redeveloper shall also make an initial deposit of $2,500.00 to be applied by the Authority to reimburse costs and fees incurred by the Authority for which the Redeveloper is responsible under this Paragraph 4. The Redeveloper shall replenish this deposit when the balance falls below $500.00 upon request by the Authority. ( e) In accordance with City policy, the Redeveloper \vill pay all normal and customary City fees associated with the plan revie\v and approval process. 5. Term of Agreement. This Agreement for exclusive negotiations shall be binding upon the parties until December 15, 2006, unless terminated sooner by the Authority for the Redeveloper's failure to timely comply with any of the deadlines set forth in this agreement or by mutual agreement of the parties. 3 6. City and Authoritv Use of Work Product. If the Redeveloper decides not to proceed with redevelopment of the Site, the Redeveloper shall make the market analyses and soil and engineering reports available at no cost to the City and the Allthority for their unrestricted use. IN \VITNESS \VHEREOF, the parties have caused this Agreement to be duly executed in each of their names as of the date first above ,vritten. (signature pages follow) 4 ECONOMIC DEVELOPMENT AUTHORITY IN AL'JD FOR THE CITY OF NEW HOPE, MINNESOTA By: President By: Executive Director Authority Signature Page - lnteriln Agreement 5 Delcari, LLC By: Its: Redeveloper Signature Page - Interim Agreement 6 @""::: '""\ ~.g c~ C'\r:. nQ.. ~~ :::0 ~t;;I') ;:.g (Ij~ zg. n (;' . ... """t > tv =~-::;; '""\ t-....> €8 ~O\ g g < ~. p.. cf5 ('; ~ tv i r;. . g. ~ ~ 00 o o 00: 0>. 0'. 0- Va C\ t-..) ~ Z ~ (l 0 ::0 )0- t::oz< tJ:l a m 1..t'I1 CZl~:EZ gy.~> >~o~ :g~~:$2 Q c'# to 5.,,0 s: ~ ;;a' -.b Z 0 ~WV1> 8w~u 6~N~ CDWCC> g.8 ~ ~ ;:1> -< t:rJ o ~ ~ ~ ~ ~ c ~ ~ c ~ ~ i 2i -a < ~ 2 J[~ 2i (1);; ::;t DJ Q. ~ a-o Q,~ ~ ~;;5;::(;:" ;:, ; Q tJ \n ::0 ::x: :I: co tt -€I~. g s: s: l" ~ ~ f,te E~ ~ ...... td IlJ V\ (Q -w::: "< :r ~*'l l;<\ e CJ '< "" ... ... -ll. N N ...:.. ~ ~z m (I) ~ ~~ rn~ ~tA ~ Q >- ~ ~ !: ... Q. ~. > .., g ~ ~- :: ... a; >." ~..- 3- :; .fi ~ ~ ?? ~ v; i- ~ C' ~ ~ ..... g- Z 0\ . t..,) ~ a ~ >- ~ ~ "tl1 Z ~ > Z -j ~ ~ ~ to N ;:::1 00 0 E; ~ >- ~ >- ~ (J i.l ..... (";) C1 sa ~ ~ to ~ ; @. R- ~ '0 .+;0.. . v.. o. C 0 0\ VI ~ 0. 0. ~ ..0 o w o W -J Vl w o o ~c ri' -= .~ 5 - r: ~ ~ ~ ~ Vi i. ; ~ ~ [ ::-- ~ z C\ 'N ~ a ::c ::> o -< ~ t:r1 ...tr1 Z 2: > z ...., ~ ~ +- to N ~ 00 0 ::> :J $2 > ~ >- < m (J {j _. G r3 Ea - (";) ~ ~ to ~ := 8. ~ - R- f:- '0 +- . V1 o. C 0 0\ VI. ~ C w ~ :-. w o W "J Vl ~ o ~ ~ ?? ~ ::: tr:l i. ~ ~ !l. ~: ~. z ~ ~ a :r:: > ~ ~ ...t'!:1 Z ~ ~ ~ ~ *- OJ t-...:> ~ 00 0 > o ~ >- ~ > ~ ('") (') _. (tl ~ sa. - (tl (tl ~ to ~ 5 g. :=:- ?:- '0 .;::... . Vt o. o 0 0'\ Vt -.l g Yt ~ o w o W -.) VI W o o @:r ~~ 0:- >~ ~ :::tn :>.g I:/:l- {";; z~ 0~ > t-.> =~;"C; ""': 1..J ~g ~O\ a (;; ~ R a; G (-.J I""'> ~ ~.~ "'~ ji t'-l. :b. ~ i ::; (;" ~ ~ ~ 0::: o C oe 0'. 0-. 0- Vl 621'11) ,A, VE N AT W BROADWAY AVE, l'.~W HOPE, l\1N 55428, 0.00 - 1.00 Miles, Total fI'" ;:' ,,":--":::'/,,::,",e"n ~"'. <' >$ ~It .~ . The population in this area is estimated to change from 14,625 to 13,940, resulting in a decline of -4.7% between 2000 and the current year. Over the next five years, the population is projected to decline by -3.5%. The population in the United States is estimated to change from 281,421,906 to 298,021,266, resulting in a growth of 5.9% between 2000 and the current year. Over the next five years, the population is projected to grow by 4.8%. . The current year median age for this population is 37.0, while the average age is 38.8. Five years from now, the median acre is projected to be 39.2. the current year median age for the United States is 36.3, while the average age is 37.2. Five years from now, the median age is projected to be 37.5. . Of this area's current year estimated population: 70.4% are White Alone, 16.0% are Black or African Am. Alone, 1.0% are Am. Indian and Alaska Nat. Alone, 4.1 % are Asian Alone, 0.1 % are Nat. Hawaiian and Other Pacific Is1. Alone, 4.8% are Some Other Race, and 3.50/0 are Two or More Races. For the entire United States: 73.3% are White Alone, 12.4% are Black or African Am. Alone, 0.9% are Am. Indian and Alaska Nat. Alone, 4.2% are Asian Alone, 0.2% are Nat. Hawaiian and Other Pacific Is1. .AJone, 6.30/0 are Some Other Race, and 2.7% are Two or More Races. .6 This areats current estimated Hispanic or Latino population is 8.8%, while the United States current estimated Hispanic or Latino population is 14.50/0. o The number of households in this area is estimated to change from 6,050 to 5,831, resulting in a decrease of -3.6% betvleen 2000 and the current year. Over the next five years, the number of households is projected to decrease by -2.8%. The number of households in the United States is estimated to change from 105,480,101 to 112,267,302, resulting in an increase of 6.40/0 between 2000 and the current year. Over the next five years, the number of households is projected to increase by 5.0%. of' The average household income is estimated to 'be $52,910 for the current year, while the average household income for the United States is estimated to be $65,849 for the same time frame. The average household income in this area is projected to increase 8.0% over the next five years, from $52,910 to S57,158. The United States is projected to have a 10.70/0 increase in average household income. The CWTent year estimated per capita income for this area is $22,469, compared to an estimate of $25,129 for the United States as a whole. Prepared On: Fri Sep 29, 2006 Project Code: Prepared For: CURITAS MARKETPLACE Page Of 7 Claritas Tech Support: 1 800 866 6511 %d 2006 CLARIT AS INC. All rights reserved, Prepared By: 621\11) AVE N AT W BROADWAY AVE, l'.r:EW HOPE, IVIN 55428, 0.00 - 1.00 l\files, Total . For this area, 50.9% of the population is estimated to be employed and age 16 and over for the current year. The employment status of this labor force is as follows: 0.0% are in the Armed Forces, 64.30/0 are employed civilians, 3.5% are unemployed civilians, and 32.2% are not in the labor force. For the United States, 47.0% of the population is estimated to be employed and age 16 and over for the current year. The employment status of this labor force is as follows: 0.5% are in the Armed Forces, 60.1 % are employed civilians, 3.6% are unemployed civilians, and 35.8% are not in the labor force. . For this area, 50.9% of the population is estimated to be employed and age 16 and over for the current year. The occucBational classifications are as follows: 26.9~ have occupation type blue collar, 58.3% are white collar, and 14.7% are Service & farm workers. For the United States, 47.0% of the population is estimated to be employed and age 16 and over for the current year. The occupational classifications are as follows: 23.9% have occupation type blue collar, 60.0% are white collar, and 16.0% are Service & farm workers. 'Ii For the civilian employed population age 16 and over in this area, it is estimated that they are employed in the following occupational categories: 12.0% are in "Management, Business, and Financial Operations'\ 15.40/0 are in "Professional and Related Occupations", 14.70/0 are in "Service", and 31.0% are in t1Sales and Officell. 0.0% are in "Farming, Fishing, and Forestry'\ 9.2% are in llConstruction, Extraction, and Maintenance", and 17.70/0 are in "Producti on, Transportation, and Material Moving". For the civilian employed population age 16 and over in the United States, it is estimated that they are employed in the following occupational categories: 13.70/0 are in "Management, Business, and Financial Operationsll, 20.20/0 are in "Professional and Related Occupations", 14.7% are in "Service", and 26.7% are in "Sales and Office". 0.7% are in "Farming, Fishing, and Forestry'\ 9.5% are in "Construction, Extraction, and Maintenance", and 14.5% are in "Producti on, Transportation, and Material Moving". y Currently, it is estimated that 4.50/0 of the population age 25 and over in this area had earned a Master's, Professional, or Doctorate Degree and 14.9% had earned a Bachelor's Degree. In comparison, for the United States, it is estimated that for the population over age 25, 8.9% had earned a Masters, Professional, and Doctorate Degree, while 15.7% had earned a Bachelor's Degree. 9 Most of the dwellings in this area (51.5%) are estimated to be Owner-Occupied for the current year. For the entire country the majority of the housing units are Ovvner-Occupied (66.9%). !eO The majority of dwellings in this area are estimated to be structures of 1 Unit Detached (47.30/0) for the current year. In the United States, the majority of dwellings are estimated to be structures of 1 Unit Detached (60.7%) for the same year. . The majority of housing units in this area (27.4%) are estimated to have been Housing Unit Built 1960 to 1969 for the current year. The majority of housing units in the United States (16.8010) are estimated to have been Housing Unit Built 1970 to 1979 for the current year. Prepared On: Fri Sep 29,2006 Project Code: Prepared For: M Cu"RJTAS,O 'ARKETrLACE Page 2 Of 7 Claritas Tech Support: 1 800 866 6511 <Q 2006 CLARlT AS INC. All rights reserved. Prepared By: 62~l) AVE N AT W BROAD\V A Y AVE, l'.~W HOPE, l\1N 55428, 0.00 - 3.00 Miles, Total -~ ,Ie .. The population in this area is estimated to change from 93,997 to 90,922, resulting in a decline of -3.3% between 2000 and the current year. Over the next five years, the population is projected to decline by -1.9%. The population in the United States is estimated to change from 281,421,906 to 298,021,266, resulting in a growth of 5.90/0 between 2000 and the current year. Over the next five years, the population is projected to grow by 4.8%. . The current year median age for this population is 37.6, while the average age is 38.1. Five years from now, the median acre is projected to be 39.7. The current year median age for the United States is 36.3, while the average age is 37.2. Five years from now, the median age is projected to be 37.5. .. Of this area's current year estimated population: 71.7% are White Alone, 14.80/0 are Black or African Am. Alone, 0.7% are Am. Indian and Alaska Nat. Alone_ 7.00/0 are Asian Alone, 0.1 % are Nat. Ha\vaiian and Other Pacific Is1. Alone, 2.4% are Some Other Race, and 3.3% are Two or More Races. For the entire United States: 73.3% are \Vhite Alone, 12.4% are Black or African Am. Alone, 0.9% are Am. Indian and Alaska Nat. Alone, 4.2% are Asian Alone, 0.2% are Nat. Hawaiian and Other Pacific Is1. Alone, 6.3% are Some Other Race, and 2.7% are Two or More Races. .. This area's current estimated Hispanic or Latino population is 4.7%, while the United States current estimated Hispanic or Latino population is 14.5%. . The number of households in this area is estimated to change from 37,780 to 36,900, resulting in a decrease of ...2.3% between 2000 and the current year. Over the next five years, the number of households is projected to decrease by -1.4%. The number of households in the United States is estimated to change from 105,480,101 to 112,267,302, resulting in an increase of 6.4% between 2000 and the current year. Over the next five years, the number of households is projected to increase by 5.0%. . The average household income is estimated to be $64,625 for the current year, while the average household income for the United States is estimated to be $65,849 for the same tim,e frame. The average household income in this area is projected to increase 9.3% over the next five years, from $64,625 to $70,630. The United States is projected to have a 10.7% increase in average household income. The current year estimated per capita income for this area is $26,474, compared to an estimate of $25,129 for the United States as a whole. Of 7 Page Mc~rHTAS.n - :ARKETrLACE Prepared On: Fri Sep 29~ 2006 t: U\R If AS Project Code: Prepared For: 3 Claritas Tech Support 1 800 866 6511 <<d 2006 CLARITAS INC. All rights reserved. Prepared By: 62~l) AVE N AT W BROADWAY AVE, l't~W HOPE, M:N 55428, 0..00 - 3.00 Miles, Total e~"""~-~ ,. ,,>,<......y:~....' "Y..'{' y :~;' n' Jr_ '~~. ;:~'~~; ~_,j ~JE · ~~ ~ tet;;, 3it.. .-"~~', .. For this area, 56.2% of the population is estimated to be employed and age 16 and over for the current year. The employment status of this labor force is as follows: 0.1 % are in the Armed Forces, 71.00/0 are employed civilians, 2.70/0 are unemployed civilians, and 26.2% are not in the labor force. For the United States, 47.0% of the population is estimated to be employed and age 16 and over for the current year. The employment status of this labor force is as follows: 0.5% are in the Armed Forces, 60.1 % are employed civilians, 3.6% are unemployed civilians, and 35.8% are not in the labor force. . For this area, 56.2% of the population is estimated to be employed and age 16 and over for the current year. The occuJ?ational classifications are as follows: 23.0 YO have occupation type blue collar, 63.8% are white collar, and 13.2% are Service & farm workers. For the United States, 47.0% of the population is estimated to be employed and age 16 and over for the current year. The occupational classifications are as follows: 23.9% have occupation type blue collar, 60.00/0 are white collar, and 16.00/0 are Service & farm workers. Qi For the civilian employed population age 16 and over in this area, it is estimated that they are employed in the following o ccupati onal categories: 14.0% are in "Management, Business, and Financial Operations", 18.90/0 are in "Professional and Related Occupations", 13.1 % are in "Service", and 30.8% are in "Sales and Office". 0.1 % are in "Farming, Fishing, and Forestry", 7.3% are in "Construction, Extraction, and Maintenance", and 15.7% are in 11 Pro ducti on, Transportation, and Material Moving". For the civilian employed population age 16 and over in the United States, it is estimated that they are employed in the following occupational categories: 13.70/0 are in "Management, Business, and Financial Operations", 20.2% are in lIProfessional and Related Occupationsll, 14.70/0 are in "Service", and 26.7% are in "Sales and Office". 0.7% are in "Farming, Fishing, and Forestry", 9.5% are in "Construction, Extraction, and Maintenance", and 14.5% are in "Production, Transportation, and Material Movingll. II Currently, it 'is estimated that 6.20/0 of the population age 25 and over in this area had earned a Master's, Professional, or Doctorate Degree and 18.9% had earned a Bachelor's Degree. In comparison, for the United States, it is estimated that for the population over age 25, 8.9% had earned a Masters, Professional, and Doctorate Degree, while 15.70/0 had earned a Bachelor's Degree. Most of the dwellings in this area (66.50/0) are estimated to be Owner-Occupied for the current year. For the entire country the majority of the housing units are Owner-Occupied (66.9%). The majority of dwellings in this area are estimated to be structures of 1 Unit Detached (56.00/0) for the current year. In the United States, the majority of dwellings are estimated to be structures of 1 Unit Detached (60.7%) for the same year. '!Ii The majority of housing lUlits in this area (24.1 %) are estimated to have been Housing Unit Built 1970 to 1979 for the current year. The majority of housing units in the United States (16.8%) are estimated to have been Housing Unit Built 1970 to 1979 for the current year. Prepared On: Fri Sep 29, 2006 Project Code: Prepared For: M C~lt,.R.JTAS . . 'ARKETi'LACE Page Of 7 Claritas Tech Support: 1 800 866 6511 ~ 2006 CLARlTAS INC. All rights reserved. Prepared By: 4 62ND AVE N AT W BROADWAY AVE, ~~w HOPE, MN 55428, 0.00 - 5.00 Miles, Total . The population in this area is estimated to change from 241,217 to 240,461, resulting in a decline of -0.3% between 2000 and the current year. Over the next five years, the population is projected to grow by 0.5%. The population in the United States is estimated to change from 281,421,906 to 298,021,266, resulting in a growth of 5.9% between 2000 and the current year. Over the next five years, the population is projected to grow by 4.8%. ., The current year median age for this population is 37.2, while the average age is 37.1. Five years from now, the median acre is projected to be 39.1. the current year median age for the United States is 36.3, while the average age is 37.2. Five years from now, the median age is projected to be 37.5. . Of this area's current year estimated population: 73.7% are White Alone, 13.1% are Black or African Am. Alone, 0.80/0 are Am. Indian and Alaska Nat. Alone, 7.60/0 are Asian Alone, 0.1 % are Nat. Hawaiian and Other Pacific Is1. Alone, 1.60/0 are Some Other Race, and 3.2% are Two or More Races. For the entire United States: 73.3% are White Alone, 12.4% are Black or African Am. Alone, 0.9% are Am. Indian and Alaska Nat. Alone, 4.2% are Asian Alone, 0.2% are Nat. Hawaiian and Other Pacific Isl. Alone, 6.3% are Some Other Race, and 2.70/0 are T\vo or More Races. " This area's current estimated Hispanic or Latino population is 3.6%, while the United States current estimated Hispanic or Latino population is 14.5%. 0; The number of households in this area is estimated to change from 93,157 to 93,482, resulting in an increase of 0.3% between 2000 and the current year. Over the next five years, the number of households is projected to increase by 0.8%. The number of households in the United States is estimated to change from 105,480,101 to 112,267,302, resulting in an increase of 6.4% between 2000 and the current year. Over the next five years, the number of households is projected to increase by 5.0%. Ii: The average household income is estimated to be $73,799 for the current year, while the average household income for the United States is estimated to be $65,849 for the same time frame. The average household income in this area is projected to increase 10.6% over the next five years, from $73,799 to $81,610. The United States is projected to have a 10.7% increase in average household income. The current year estimated per capita income for this area is $28,961, compared to an estimate of$25, 129 for the United States as a whole. 'it Of 7 Page CLARJTAS MARKETPLACE Prepared On: Fri Sep 29, 2006 t: tAR IT AS Project Code: Prepared For: 5 Claritas Tech Support: 1 800 866 6511 ~ 2006 CLA.RIT AS INC. All rights reserved. Prepared By: 62Nl) AVE N AT W BROADWAY AVE, NEW HOPE, lVll'I 55428, 0.00 - 5.00 l\tliles, Total . For this area, 56.0% of the population is estimated to be employed and age 16 and over for the current year. The employment status of this labor force is as follows: 0.1 % are in the Armed Forces, 71.9% are employed civilians, 2.6% are unemployed civilians, and 25.4% are not in the labor force. For the United States, 47.0% of the population is estimated to be employed and age 16 and over for the current year. The employment status of this lahor force is as follows: 0.50/0 are in the Armed Forces, 60.1 % are employed civilians, 3.60/0 are unemployed civilians, and 35.8% are not in the labor force. . For this area, 56.0% of the population is estimated to be employed and age 16 and over for the current year. The occu~ational classifications are as follows: 20.9~ have occupation type blue collar, 67.2% are white collar, and 11.9% are Service & fann workers. For the United States, 47.0% of the population is estimated to be employed and age 16 and over for the current year. The occupational classifications are as follows: 23.9% have occupation type blue collar, 60.0% are white collar, and 16.0% are Service & farm workers. ~ For the civilian employed population age 16 and over in this area, it is estimated that they are employed in the following occu pati anal categories: 16.4% are in "Management, Business, and Financial Operations", 21.1 % are in t1professional and Related Occupations'\ 11.8% are in "Service", and 29.7% are in "Sales and Office". 0.1 % are in "Fanning, Fishing, and Forestry", 6.90/0 are in "Construction, Extraction, and Maintenance", and 14.0% are in I1Production, Transportation, and Material Moving". For the civilian employed population age 16 and over in the United States, it is estimated that they are employed in the following occupational categories: 13.7% are in "Management, Business, and Financial Operations", 20.2% are in "Professional and Related Occupations", 14.7% are in "Servicetl, and 26.7% are in "Sales and Office". 0.7% are in 1TFarming, Fishing, and Forestry", 9.50/0 are in "Construction, Extraction, and Maintenance", and 14.5% are in "Production, Transportation, and Material Moving". " Currently, it is estimated that 7.70/0 of the population age 25 and over in this area had earned a Master's, Professional, or Doctorate Degree and 21.7% had earned a Bachelor's Degree. In comparison, for the United States, it is estimated that for the population over age 25, 8.9% had earned a Master's, Professional, and Doctorate Degree, while 15.7% had earned a Bachelor's Degree. . Most of the dwellings in this area (74.4%) are estimated to be Owner-Occupied for the current year. For the entire country the majority of the housing units are Owner-Occupied (66.9%). '" The majority of dwellings in this area are estimated to be structures of 1 Unit Detached (64.9%) for the current year. In the United States, the majority of dwellings are estimated to be structures of 1 Unit Detached (60.7%) for the same year. 4 The majority of housing units in this area (19.8%) are estimated to have been Housing Unit Built 1970 to 1979 for the current year. The majority of housing units in the United States (16.8%) are estimated to have been Housing Unit Built 1970 to 1979 for the current year. Prepared On: Fri Sep 29, 2006 Project Code: Prepared For: M CU\RJTAS,D . 'ARKETrLACE Page 6 Of 7 Claritas Tech Support: 1 800 866 6511 ':9 2006 CLARlT AS INC. All rights reserved. Prepared By: Appendix: Area Listing , . ; . - - .Area Name: ':" Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: 62NTIAVEN ATWBRO.ADWAY AVE ~TEW HOPE, :MN 55428 LatitudeILongitude 45.065700 -93.375300 Radius 0.00 1.00 Area' Name: ,,' Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: 62:NTI AVE N AT W BRO.A.DW A Y AVE NeW HOPE, :MN 55428 Latitude/Longitude 45.065700 -93.375300 Radius 0.00 3.00 Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: 62Nl) AVE N AT W BROADWAY A VE NEW HOPE,:MN 55428 LatitudelLongitude 45.065700 -93.375300 Radius 0.00 5.00 Project Information: Site: 1 Order Number: 964515644 Prepared On: Fri Sep 29, 2006 Project Code: Prepared For: Page 7 Of 7 Claritas Tech Support: 1 800 866 6511 cg 2006 CLARIT AS INC. All rights reserved. Prepared By: CtARITAS MARKETPLACE ... .. . r. >.;;...................... .........;zr/;.>.!+>~rj;_<.;!<..... Radius: 62l\1J> AVE N AT W BRO.ADW..4..Y AVE, NEW HOPE, l\1N 55428, aggregate Radius:62l\~ AVE N AT W BROADWAY AVE, NEW HOPE, l\1N 55428, aggregate Radius: 62l'.1) AVE N AT W BROAD\V A Y AVE, ~~W HOPE, l\1N 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Radius % Radius % Description 89,179 " '90,92~ 93,997 93,O??", -1.92%'" " ..3.27% 3.52 3,032 .., ..,.., .J .,j.J 0.00 ... 5.00 miles Radius % . 0.46% , ..0.31 % 7.52% ' 73.73 Of 12 Claritas Tech Support: 1 800 866 6511 ~ 2006 CLARIT AS INC. All rights reserved. Prepared By: MCU\RJTASID r.ARKETrLACE Prepared On: Fri Sep 29, 2006 Cl.AR ITAS Project Code: Page Prepared For: ,':,,<'--',' "",' ">y": "y',~ "<~~""':',> , ", ": ," "~,'v"~::' ~,~:,y;,< , ,~, ;';:,,",,~",' ,':,::- "~ ,,_, ~ y Radius: 621\TD AVE N ...4.T W BROADWAY AVE, l'1'"EW HOPE, ~ 55428, aggregate Radius:62~~ AVE N AT W BRO....:\DW A Y AVE, l'1'"EW HOPE, 1Vm 55428, aggregate Radius:621'c-rn AVE N AT W BROADWAY AVE, ~~WHOPE, ~ 55428, aggregate 0.00 - 1.00 miles. 0.00 - 3.00 miles Radius % Radius % Description 0.00 - 5.00 miles Radius % 6,371 1.57 Page 2 Clantas Tech Support: 1 800 8666511 rg 2006 CLARlT AS INC. All rights reserved. Prepared By: CURITAS MARKETPLACE Prepared For: Radius: 62:N""D AVE N AT W BROADWAY AVE, NEW HOPE, l\fN" 55428, aggregate Radius:62I\1) .A. VE N ~~T W BROADWAY ~~ VE, :L\r:EW HOPE, l\fN" 55428, aggregate Radius: 62i'il) AVE N i\T W BROADWAY AVE, 1\TEW HOPE, MN 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Radius % Radius % Description 13.25 36.99 37.59 37.20 38.84 38.05 37.08 Prepared For: Claritas Tech Support: 1 800 866 651 I ~ 2006 CLARITAS INC. AJI rights reserved. Prepared By: MCU,R1TAS,D ~RKETrLACE .''''.'>:.",.'','".",'.''':'<'.:':.>,' .......1 '. ' , .Pop~Eacts: l)eniogr~p ,>,,:':" " ; ..... "...., Radius:62l\rn AVE N AT W BROADWAY AVE, }\TEW HOPE, M::N" 55428, aggregate Radius: 62:Nl) AVE N AT W BRO...\DW A Y AVE, NEW HOPE, M::N" 55428, aggregate Radius:62ND AVE N AT W BRO..~W A Y AVE, ~TEW HOPE, :M:N" 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Ramus % Ramus % Description 0.00 - 5.00 miles Radius % 44,134 117,589 7.23 3,035 34.97 36.28 36.15 35.96 36.42 35.79 39.17 38.95 38.27 41.49 39.59 38.31 CLt\.R It AS Project Code: Prepared For: Claritas Tech Support: 1 800 866 6511 ~ 2006 CLARlT AS INC. All rights reserved. Prepared By: M CLA'RJTAS:D ~RKETrLACE Radius:62ND AVE N AT W BROADWAY AVE, I\1J:W HOPE, 1\1N 55428, aggregate Radius: 62l\("TI AVE N AT W BROA.DW A Y lc\. VE, NEW HOPE, 1\1N 55428, aggregate Radius:62l\~ AVE N AT W BROADWAY AVE, j\TEW HOPE, 1\1N 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Radius % Radius % Description 62,128 160,827 33.49 426 1,463 3,431 328 5.63 1,143 3.10 2,253 2.41 Prepared On: Fri Sep 29,2006 Page 5 Of 12 Claritas Tech Support: 1 800 8666511 ~ 2006 CLARlT AS INC. All rights reserved. Prepared By: M,CUR1TASlD :ARKETrLACE CUi.R I T AS Project Code: Prepared For: Radius:62l\~ AVE N _4. T W BRO_;\DW A Y AVE, 1\~W HOPE, lV[N" 55428, aggregate Radius:62~1) AVE N AT W BROADWAY AVE, l\T]:W HOPE, lV[N" 55428, aggregate Radius: 62l'i1l AVE N AT W BROADWAY AVE, NEW HOPE, :MN 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Ramus % Ramus % Description 0.00 - 5.00 miles Radius % 5,831 36,900 $52,910 $64,625 $73,799 $44,442 $53,564 $60,242 $22,469 $26,474 $28,961 5,831 26.60 2.32 2.42 2.54 Prepared On: Fri Sep 29,2006 Page 6 Of 12 Claritas Tech Support: 1 800 866 6511 ~ 2006 CLARITAS INC. All rights reserved. Prepared By: M CLI.\RITAS,D ~RKETrLACE Prepared For: Radius:62l'.rn 4.\. VE N AT W BROADWAY AVE, NEW HOPE, lVIN 55428, aggregate Radius:62l'.r:D AVE N AT W BROADWAY AVE, NEW HOPE,:MN 55428, aggregate Radius: 62l'."TI AVE N AT W BRO...\DW4.:\. Y AVE, ~~W HOPE, :MN 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Radius % Radius % Description 0.00 - 5.00 miles Radius % 5,831 36,900 93,482 0.96 0.99 1.51 1.65 1.73 Growth 2006..2011 Growth 2000-2006 Growth 1990-2000 -3.63% Prepared On: Fri Sep 29, 2006 Page 7 Of 12 Claritas Tech Support: 1 800 866 6511 ;'92006 CLARlTAS INC. All rights reserved. Prepared By: M CLARITAS:ft 'ARKETrLACE Prepared For: Radius: 62l\(l) AVE N AT W BRO...\DW AY AVE, NEW HOPE, l\1N 55428, aggregate Radius: 62l\1Jl AVE N AT \V BRO..~W AY AVE, l'1~W HOPE, l\1N 55428, aggregate Radius: 62l\r.D AVE N AT W BRO..J\DW A Y AVE, ~"EW HOPE, l\1N 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Ramus % Ramus % Description 0.00 - 5.00 miles Radius % 2 0.32 $62,446 $76,394 $86,560 $55,218 $66,474 $72,399 3,474 23,494 62,1 71 23,031 11,028 Prepared On: Fri Sep 29~ 2006 Page 8 Of 12 Claritas Tech Support: 1 800 866 6511 ~ 2006 CLARlT AS INC. All rights reserved. Prepared By: M CLt1RJTAS:ft ' r.ARKETrLACE Prepared For: ',' ',' ',', -:,', ' '~ " ' V", ,', ,,' >:", ,~' ,"" / ,', ',,'~' ,'~'" ",,',.... """:""'~' ,"'" n"~ "/ ':' V",:V',:,:', ,:,'>>',</,,",'~: ""'~~', ':,<",',',V'>~,',V::~":':<'~""'~ <,,<:~"",,>'~:',,' ,:":~:,~<:,,,,,:V"'<<~'" '" ',,' " " '--, , '" , , '~," .,' / ",~' ,,' ,,' ,,',,~', ~ :,'," ,,>' <,' ,\'" ",",," ,',' ,:.",V',V,' '-.. ' Radius:62ND AVE N AT W BRO.t\DW A Y AVE, l\~W HOPE, l\1N 55428, aggregate Radius:62ND AVE N AT W BROADWAY AVE, ~~w HOPE, l\1N 55428, aggregate Radius:621'ID ...~ VE N AT W BROAD\\' A Y AVE, l'1~W HOPE, l\1N 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Radius % Radius % Description 0.00 - 5.00 miles Radius % 7,092 51 ,125 11,769 134,689 4,203 25.42 25.03 25.27 Prepared For: Claritas Tech Support 1 800 866 6511 ~ 2006 CLARlTAS INC. All rights reserved. Prepared By: M CU\RJTAS 'ARKETI'LACE Radius: 62l\r:D AVE N AT W BROADWAY AVE, NEW HOPE, lVm 55428, aggregate Radius: 62l'.T}} AVE N AT W BROADWAY AVE, NEW HOPE, lYIN 55428, aggregate Radius:62l'.1) _t\. VE N AT W BRO_.\DW AY AVE, NEW ~OPE, MN 55428, aggregate 0,,00 - 1.00 miles 0.00 - 3.00 miles Radius % Radius % Description 0.00 - 5.00 miles Radius % 93,482 -- 69,509 33.49 23,973 11 12 12 69,509 S 178,079 $188,140 $197,579 6,061 37,798 Page 10 Of 12 Claritas Tech Support: 1 800 866 6511 CGJ 2006 CLARITAS INC. All rights reserved. Prepared By: MCLCStlTAS,D ~RKETrLACE Prepared On: Fri Sep 29, 2006 Cl...t\R ITAS Project Code: Prepared For: Radius:62l'.~ AVE N i\T W BROADWAY AVE, NEW HOPE, M:N 55428, aggregate Radius:62:N"D AVE N AT W BROADWAY AVE, NE\V HOPE, M:N 55428, aggregate Radius:62~~ AVE N AT W BROADW..4.Y AVE, NEW HOPE, M:N 55428, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles Radius % Radius % Description 0.00 - 5.00 miles Radius % 96,103 6,139 1,014 2.68 1966 1968 1970 *In contrast to Claritas Demographic Estimates, "smoothed" data items are Census 2000 tables made consistent with current year estimated and 5 year projected base counts. **1939 will appear when at least half of the Housing Units in this reports area were built in 1939 or earlier. Prepared On: Fri Sep 29, 2006 Page 11 Of 12 Claritas Tech Support: 1 800 866 6511 ~ 2006 CLARlT AS INC. All rights reserved. Prepared By: M- CUS<JTAS,D ~RKETrLACE CL.t\R ITAS Project Code: Prepared For: Appendix: Area Listing Area Name: ---, Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: 62Nl) AVE N AT W BRO.ADWAY AVE NEW HOPE, l'v1N 55428 Latitude/Longitude 45.065700 -93.375300 Radius 0.00 1.00 Area ~am_e: '-. Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: 621\TDAVENATWBROADWAY AVE NeW HOPE, MN 55428 Latitude/Longitude 45.065700 -93.375300 Radius 0.00 3.00 Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: 62N'D AVE N AT W BROADWAY AVE NeW HOPE, :M:l'r 55428 Latitude/Longitude 45.065700 ..93.375300 Radius 0.00 5.00 Project Information: Site: 1 Order Number: 964515644 Prepared On: Fri Sep 29) 2006 CltiR ITAs Project Code: Prepared For: Page 12 Of 12 Claritas Tech Support 1 800 866 6511 (92006 CLARlT AS INC. All rights reserved. Prepared By: M CURJTASID ~RKETrLACE October 12, 2006 Anwar Karim 5400 Matterhorn Dr. Fridley, MN 55432 Frank Drake Eden Prairie Office 11800 Singletree Lane, Sllite #401 Eden Prairie, MN 55344 Dear Anwar Karim and Franl< Drake: This letter is in follow-up to OllT meeting on Monday, October 9, 2006, which we felt vvas very productive. We are pleased that you have engaged the services of an architect and the preliminary concept plan for the site appeared to be a good start. We reviewed the land LIse and demographic survey that you provided, and while it contains some worthwhile information, we do not feel it meets the requirements of the type of market Shldy stipulated in the development agreement. Therefore, we recommend that YOlI also provide a market study, which typically includes a written analysis of what the data means as it relates to the proposed land LIse or hOllSing type (i.e. what can people afford, competing projects, etc.) and written conclusions about whether or not the proposed land use or hOllsing type appears appropriate for the market area based on the data collected. For your reference, we've included two examples of market shldies completed for other projects in New Hope. We understand that these projects are larger than your proposed project, so a market stLldy for YOllr project may be less substantial. You may want to review this information with your architect. If you have questions, we can discuss this item further at our meeting on Monday, October 16, 2006, at 11 a.m. As we discussed on Monday, and as olltlined in the interim agreement, we are also expecting to receive the following items on Monday, October 16: CITY OF NEW HOPE 4401 Xylon Avenue North. Nevv Hope, NIinnesota 55428-4898" wwvv. ci.new-hope.rnn.us City Hall: 763-531-5100 .. Police (non-emergency): 763-531-5170 · Public vVorks: 763-592-6777. TDD: 763-531-5109 City Hall Fax: 763-531-5136 .. Police Fax: 763-531-5174 .. Public Works Fax: 763-592-6776 · Information about members of the development team, including the architect, engineer, and builder; and II Information about your development teams qualifications and documentation showing examples of involvement in other similar redevelopment projects; and II A preliminary concept plan that includes the following properties: 7761, 7741, 7721, 7701, 7661, 7641, 7621, 7601 62nd Avenue and 6113 West Broadway, and a description of your ability to acquire the included properties voluntarily; and · Demonstration that the elements of the proposed project, such as building heights, materials, landscaping and setbacks, are appropriate for the site, and that the site plan adequately addresses parking, traffic circulation, and screening; and B Copies of any analysis completed of the environmental and geoteclmical conditions of the site and the economic feasibility of the proposed redevelopment. Please feel free to contact Kim Berggren at 763-531-5196 if you have questions, or I can be reached at 763-531-5119. Sincerely, Kirl< McDonald Commllnity Development Director cc: Dan Donahue, City Manager Curtis Jacobsen, CD Specialist Kim Berggren, CD Assistant Val Leone, City Clerk (project #811) October 16, 2006 City of New Hope 4401 Xylon Avenue North New Hope, MN 55428-4898 Dear Sirs, We have been very busy since we agreed to the Interim Agreement on the 28th of August. Since that date, we have interviewed two architects: Philip Blott and Gene Nicolelli, Jr. . We have chosen Gene and the plans for 36 owner occllpied townhomes are with Kirl(, Kim & Curtis. We have interviewed Chad Meyhoff of Kraus Anderson and Steve Farber ofK.M Builders. We have not chosen a builder yet. The developer, Anwar Abdel-Karim, should be enclosing a Phase I test from 2000 when he purchased 6113 W. Broadway and a list of addresses of past projects he has been involved with. We have met with the owner of the El Dorado Apartments, Ross Taormina. Ross, unfortunately, is undergoing some "difficult personal issues". His property is 50% vacant; he chose not to be a partner with us in this endeavor, rather than loose $6000/monthly, as he currently is. The other four-plex owner, we have been unable to reach. Phase I does not include either property In Phase II, we would demolish these 5 remaining lots mentioned above. We have submitted our Demographic Survey, and you will find six sold town homes since 1-1-06 used as comparables. We do not have a Market Survey for you at this time; but our Demographic Survey is quite extensive and this is some overlap. We asl( for your permission for a pass on this requirement since you already have two existing Market Surveys which \ve were given. We prefer not to plagiarize this body of work. We are very excited about this project. We hope you become equally excited. This will be a true "North Gate" to New Hope. Sincerely, Fran1( Drake Anwar Abdel- Karim cc: Dan Donahue, City Manager Curtis Jacobsen, CDE Specialist Kim Berggren, CD Assistant Val Leone, City Clerk Northgate New Hope Development October 16, 2006 Architectural Narrative Site Plan Concept The proposed development is located at the corner of 62nd Avenue N. and W. Broadway. The site is made up of 9 individual lots that provides an overall site dimension of approximately 800'-0" x 176'-0 and yields :t3.03 acres. The site concept is made up of 3 - 11 unit buildings and 1 - 3 unit building providing for a total of 36 units. The buildings are made up of one, two and three bedroom units ranging from 1,100 s.f. to 1 ,800 s.f. The units are designed as Utownhomes" and each unit has a 2 car garage and formal enclosed entry at the ground level; living, dining and kitchen on the second level; and bedrooms on the third level. The one bedroom unit would have two levels only. The 11 unit buildings are "un shaped in design and provides for a large "courtyard" open space to help break down the scale of the building. Where the building is nearest to 62nd Avenue the end units closest to the street are :t30'-OH in width minimizing the building's impact. This building configuration deviates from the more typical back-to-back row placement that is more common in town home land planning schemes. This design, furthermore, visually "softensJJ the scale that is generally found with this type of development. Another advantage to the courtyard design is that all but two of the units per building have private decks that face onto the courtyard vs. the more typical garage side of the building. Lastly, this design concept provides more open space than what is required by the City's zoning guidelines. Exterior Elevation The exterior elevation shows how the building would appear while driving down 62nd Avenue~ To help reduce the height of the building's three story form, a 4: 12 roof pitch has been incorporated so that the upper most height of the roof does not exceed 36'_0". By extending the second and third floors in various locations, having open decks the building provides for a more visually appealing appearance vs. having a three-story box. The conceptual exterior elevation presented in this proposal incorporates three types of horizontal vinyl siding patterns and colors. Additionally, stone masonry has been used to give texture and also assists in breaking down the scale of the building. So as not to repeat the same elevation three times the rooflines, siding/masonry material and color for each additional building will be altered. ~ 1 I ~ QV r= r C C/J -; ::0 ~ <: m (") o z C1 m 1J -; C )> r- en =i m ""0 r- )> Z 8 o q (") o z (') m ""0 -I C )> r m >< -I m ;0 (5 ;0 m r- m ~ o Z ". )> () Z GJ en t\:) Z CJ )> < m z c m ~ ~ ~ >-- ~ GJ ~ n trj n 0 Z ~ E;; ~ - ~ . ~ r:--' t::r:l. ....~ o "-i --:l ~ E! ~ z g E ? r: ~ tJ o B; E. S 2._ ~..c-..- lill! "C a Oi Sl ~ 0_ zZ t=jO ~q 255 ~~ t=1 z c > < :d'<: n ;,..;;; z~ o :::E :; + () o := g -g e. ~ leg. Cl a:l "C g, g ~ S'"_ :::0 ~ cr. 5" E; <::> ! r:: z t~ li if (0 I! I HI~la- p!~rH · !i f Hj HI.~li lll'.' ~ J IllH hjlHi H t i r~ thhH H~l:1 l"r!r: I )> ~ ~ 1 o N o 1\:l NCRTH r= r C en -1 Xl > -1 <: m r'\ ~ :;;: o m. u ;:i ~ (j) ~. m :g. )> Z m I ' I ~ q Z ,I >-< CJ!I 8 ~j r.. mil ~ 7-11 ~ j/ {r> .~... =. ':... t ...- ('i """""""i ~ II I i II .J I ~ ~..II.1 gl 6i ":::; L: I I'll:. ,:;1 \~U z~. t=1~ --- - <.......:; ~~ t ~ ! i I li!l \~II ."z: U (') i ~ f ~ I ~ 'J Is, 1/.';:;..'1 jtg" ! :::u ~~ II ~ l I I j g II ~ u ,~ ""tJ :r: )> (J) m "1J :r: )> (j) m m ~ E. ~ m z c m :z I ~--Jr~ I 1/ ITE.ll,J ~ I Ii 1 .. :-r :n ~ ~J ~ I ~ ~ IT I I~: ~ I ; r I 1 1(1) =i "0 m Q ~ -i .,., r- r- r- r- r- C1) )> <;; 0 0 0 com IOJ z - - - -- - C o -; :j el -i C't el:.: f) r a 0 ~:= 0:: ~u;o )> ~ ~ ~ ~ g i f ~~~~~ ! i~~i m I~ :-.. c ~ -; "001-it::."'tl ~ ~ g a~ n~ IJ x 3 E- l\:I Cl '1:: e:)C ::: t~ i :: 2 ~ C I::' :: n ~~ C ~ ~ "0 :%13 i ! ~ w ~ c: r:. m Cl C~; ~; I ul i ]~s: ~~ 0 ~~~ c. =~i [~ ~~~ ~ ~g~~ ~s~~ r H Ef f en::: '""1. ...., c: e:;:l :::> c -- lIlif a 2 o "0 m "0 :%l Z [ .g ~ ~ ~ ~ ~~ ~~ OCl g; =c= e: :...:-- ~ ~I ~ ~[ 8 ~ c5 ~ u~ tl'l "" ~ ~ () o z () m ""0 -I C )> r- en =i m ""C r )> Z I -; m () :r: z c=5 ):> r o ~ \ ~ 3= ~ s: I~ - - - - 0 ~: ~ = ~ I~ .... c::: Cl (,.."l OOCl.. o 0 U1 (,..., I::' "" I::' '" -:-:-~~ .... t.l tol l\:I II i I ~ ~ ~ ~ l'>J N to.: ....t3'Ni7S CJ Cl CI CJ E:~aE: l.<l ... ~~ I: N N N N ~~f?Q ~ ~ ~ ~ ~~cg~ N tol t.l (.,) ~ ~ ~ ~ e e Q c::: "" ... ... <= OClClCl -;-;-;.... g[g[ ~ 5= ~ ~ '" c.o <::I c.o 2: ~ II ~ CJ n t:rj o Z r t:r:1 t=:l '--l ~ . t'""'"'"" .:- '--l ?:' >> ~ n ~ q t:rJ q C'l ! z n 9 ~ !: ?- (') l s 2.._ The following three pages are submissions from the developer related to two of his previous development projects. One project was in Rogers and one in Hugo, Minnesota. A narrative was not submitted. Z C") ...L N o ...,...., rr1 fll ----, u ( -, /' -< Ii ~ i ~ ( ,; " r ~ ~ <( co lrJ ;0 o )> < fTl '7 C rrl z '-' "" "1 Q) :+: l- n c: ;0 = ;t Q / ( ... ~ ~ ~i 1 ;I ~ ::; ~ ~ 1.5~. 00 ~ ~ -= ~ :~~ 'K! r- - --'-- - --- ~------ _1.____ _..2_ --~., J ;\ ~ ~ ,~---.......... ~ I iO /\ , p... ['..~ I ..... ...... ~ ,/ ..... ~ ) 1 .:. I \\ ..... '"'I 11:1-.. I ......:-' ..... ,/ .... I / ~;,. 1\ '-'\ t. ~..~// ~ w: -~... ~. / ~ I \ ~"'" . ?'" .;. "'~ :" ..,.' .:i\ i 6. ). ~ 1"'\ . ';- '\ .~... ~ :;: t= / ~ \ \ ~~\ I i / \ \:: ) ~\ ~ :: ;g ::"1"" - -... , I (...., ':.-l . / I : ~ I I I . (~<h ~ r - 1 / ~~ ~ t I ~ I ~ ~~. J-f (-- -- ~ / ~ :6 ,~I ~ \j f ~- ~ ~ ~ / / I 0 "" 0 rig . 'V r- F;- I . { ~ I 0 I ! ~ ... \. ~+ l .:- .t I ~ I I Ie;:;' '- ~ ....... 7' ~ I ~ I \ I ~:-' '\ ~'" ~ ~ g {] h I ~~ t'" / I \ +\ I ~ \ I ! ~r ~\ \1 ~ '8 / I ~ ~\2 '-'I':;" / I I l,in ~ \ ~ // ~ 1 \' X } \ ~ / ~ I 10 I ~,{~_._-----t~-----~-.----~/_----~+J i ... \\ \ ... '- '-, ~~CRTH / 01 / -;J ,t "4. 1;.0 ..... _t35.00,/ ;: / :=' r - -'-:- - - - - -- - - - -'- -....:.. - - -t'_ -- - - - - - - -I :' / ~I ~ \ '-. ',~--- ~ / 10 I \\ I / [ I I / ~ I \ I ( ~ 1 I '.o~ \ ~ ~~ ~... I \ ~ ~ I ~\ \ ~ ~ ~ : I \ ~8 1'1 I ;; \ \ ~ r _ ~ .... 1 \ . >- I \ :.... . I CO O::3! (\ If> r..... ) I ,fi1 <D'l \ '- ,q> \ ] gl .!) -'-1 I aU) ... l...;) N q-i 1 9. (~ '\',) rz.\? ,I \ ~ j ~ :: ~~~ ()) . .;. l i} ::' \ I ';" :\ ~- ~ ::: :" I \. ~ ~ r 0 ( \~ :.: - :-' ~ I' := . I \ '-';~ ~ I f ~ I I ~ \l,.. I I "I ~~ ~'...._ ,lOt ,I L - F - - "'- - :.... .:::-::-::. :::.'" - ..:- -'-',';'1; - - - - - - - - - S6i~ ! l l~ f rJi ~'. t35.ue-___ ~+ )'~"'.+J \ ~ \ ; i'\------------~--"-:-~----=-~:\~~j;l \"" I. 10 I Q :> ~ ~ " \ :t: ~ [ ) 1. I ~ 2rr1 ~ ~ ~ ~ }/ ! I ~ p-{ ::: ;//1 1 I f"l ., r : \ -- :;r I ~f I ~ ~ )> _ :> I '1 c ;..,7 r \ I .. I -l 0- . ~ I ~ 0 () I ~ q I m _..1 1 I (:, OJ I ~ 1 I 0 C' ~ I !: 1il I :~ ! g ( ii : I \ I U1 ~~1 . -_ ;:= ...... ..... I . I :0 ;:-- -- '" __ 9?_ I -'J ~ ,......_.).1~ "~ . '- ,./ . ...." .....1 r ~. .c'"'" /" :i: '-:;- I';~_ ! . ~! '-U r--.... L-~---------NO~Bi'~!~~~-----~-~ -----n~5. OO~ - 934 __~ ~. 0 ... :~""'\",......~~ Q E~ ;v j.1 ~~ w~ ~~ 'i~ ~z n" f"t1 ~ ~ ......;!,~ I L \,...,I .:> '-' : p--[DGE~ or:- 0:::....::. .....e..Le.. ~(IJRB .... - - l~UK In '\9 ru~.H~..~...r:; ;:A iH :-., e ( ( f { r I O~H . :;:I t:J't:J< iD. 0 :=: .... o ::!: Ci rr 0 " '0 . Q Z 1-'-0 I-i en . t1Q o I \Q ::S-.Jo r..a.::. :::: 0 9 g '5 =' ~ ~t."'I 1-10 otQ n CJ j::j' ..... Ne .. Q Q ~a HI1 2.:l-"- G)tt:!" tI1rt t:J}..lo CO ~:: J<.. co""" t"O ?rr ;:'1Q t::1~~::f !-..q-oj g 0 ~Zl'';3 <GJ::'Q ~LOO:- rr tH.' :; ""CQI:) o ~ Ii ::s~o;:;' .. '0 .. I tl:l "C o 1.01:"':1"; w;:::' .....0 w;:q rt:O · r:I l:I J-l< 0 --JHt"f"!':I :::::10 ~Zr:-to: tD' z:l Q ..;...::: rt' t=J ~ i-'" :=: rr 1:':=:10':1 H l:l 0 C 11 ~Q"O()';:' tn ..... l:I 'tJ Q. Qt1~l1 o rr<.l1 0 ~Q!-'-oOtl" 11 l:lQ. ~ rrQl-"- :::-c..Otr'C1 o ::P<: 0 t"' ~ to",~gr.' rr=::.IQ}..lo '::1 c.. C. l'tI rr. 0 10( t;l' ~ g:. ~ r.' O. t'f r>l. r:: =- ~<r.'::I!;l o ~.-r 3:~ HG :- 0 ~ rT" :!1E_:=' ~ t1 (.Q ~ ::: r1' o 0 c.. c.. ~l~ ~ g- Q :::~ ~ ~~ ~ _ ~.I c.. ~ ~.l ::l 100' "<: ~ " E. ~~ g. .. 0 ~ ~+~ t"l-, - '> :hr~~ ' ~.;::.,:. ~ i ~ ~~~, ! ~ ::" ~ ! ~~~\ !!:. ~.'C ~. ~'''-..,''' '" ~~ ~'" ----- .~ ! ; I ! ; -- &)\ --- '~:j ~ \,~. ~ I / / /~' i I ,; ^ " I (, ,,' 0" ' 'i- ! I"~ ""'~ \, ~ i~' 3' tJ:::,e;~~:-..:::';~~ '. . r'n' ~~' I ,,/ ----= I ,: __n no ,p, If! ~:- ' " ~":, [ J.- , .'j ,__ _____ I II' " ,-----< { / !~, ~ ,:, ;;0"'-' . ,,___;.' ' ' ,,' , /' ! ' i' " I' " /' ., '~. ".,,/ ~ I ' ::t: : _ '-"": : ,:1 ~/ ,~~'ji':-- ':d~~~"::3~;/~~C:: , " 'I J ,1'--- ,,' 'yl .;;r . ,-, GJ . " ~ ",-,., ,: ": ^' ',-" .{ "< ' i - :'-____. I I - 'fL' I - I . ...~. (~" ,;; { I " _ '- 1 ' . , I -,,::--" e'" I ' ,.............. ~ ,"___ 'I' -c' I I~O " , .............. ;-" "' ,L,' 'j' -' : j' ,::;' ,l ',I , "- ~ I ,-,/ " ~,.i,,;;T-" I -,' -'," ::"''''' i"" _ ~"()_'_'_'_'__ I" L--,::--~/ ':. ';'; { l~~~ ~ ( ,: F,i \;\ r/r ~~.. "EiGCl h-,~.. l;,' _____ _.___ _ _ ,- ' 0 ,'I.H _: .""J' , >' ~ _ ' . _ V ' ~ - ' ' , ' .-. " -" ' " I:;J,~~...,-~,G"~~' ,,' ii" _"._.' ;- ".",- "j -~,.".-,,/ I ' '-'::Jj Diff!r~f~;f/i -<~ ,/J ~] , l '-'~~ ~, .,:: <.'i');?/>:';?/ ).,'<":0 :Gj;3ht-F~.J) iI~ : : : : /"~"" " ' -'.< ,;;? " cj /, -',':'...,..., p~~7~ . ~,. "i ____ ,<' :': "-':::~'~' .~~~ v'''::_~:-: "-/ ',i. '-,~:'>- I-J 0-:;:'<--~'>~1'l~>"-""-=< ,. -, ,- - i' '.. \, r ,-,'" " I "", , ,~ __ L o;:,fg.:~p:::i? :' : ~~'< ~/ c,c' " i <2':-::'~' .l,./ ,,:;-':/"'~ I I ,_,::;.11:.;"1/101 G i2 ' -==-'" ,~ -' I' ~--' '" :Jj Ii" ~. , :,,/ < ,,:- U " ,'''''-;''-- , . I,;,: ,- -,?' '/f~ '<: . .'" "v J. ,.:' . .// 1 i ;(< ,: "~ ....-: '-'"' --/.: G"~' " FE,.,,:s:o..,tS F=C~'= ~.A \~';N';:; La-Ue ! i j i I 55<;;; J~I p~ CJ./~".t't'^:1~ r~. ~i~t V'()r-~' 0 f,\Jff ',on CQP::~?~'~~~2~!t1.;:::" F."':'ONE (;'5J) it:;-:IO:i FAX fie:;,' 78:;..5200 Et..~J:"" pess-e-e::;p..cc.--:: I-lUGO PROPERT)/ OVERALL UTILITY PLAN HUGO, Iv//!\'NESOTA E- '.........""' :"~'1'~ """"". ~~ oC:" }o'-':;'':~'';;;'" _:. --_...... - ;::.A~:r::::~';;~~~~~~~~,f.IIo~ r -::::"r~': ,-;~ :'..;.c:NI .....~: f... ;To.::- ~ ...... l::--';~. I~ J' """'." S:;.,.Llo. .:; ..Y..~.:;............& -.-l.:,". "'''',r ;.1:; ~_:.::;:.:.~_ ~ ~.... ..-. - - ~, ..;,;"_-:-... ~ IY","":: ('J. -l... ~~ - ~ ~~ U1.it...... ~ Ii - ~ 1 ! . E tl), ~ <". I" .=:;. .....:; I I L I. ~ ~ = ~.-'\ I " l-z :! ~ ~ ~~ ~. ~ ! e. ~: ~ ~ i~ ... ~ _ f. ~~ ;! e ,," i if I Hi .....:;. ...~ ~..~. :..~ ~ I I ~ ~ ,~ i i ~ I ~ It. II ,: ;),. LJl '~I I ~.. - \,.I ..... .... - - .... _ 1.:;: \'.\ i>:~~,,"r~\\ ~ /' . , ' "'~\" - ,);:'.t;:t'H' J\ i ~ - ~ - . - , - ~ ~ i!i! II ~II ~ ~ \" .....,~".'-" ',""'-.......... ...................., ~, ::t ~ a ] a ~ :Jj ----I ~ i ) _ m i ~ .:.1~11!',1 l. ..'.............1 ....'. .....r -., < ~.'. . '.gg,; ~ c'C:l" ; ---.-- -.------.---.---=-;:,j -........ ~; :... ~t i. $i. ~ it," ...... -..... .~. ._~~.......... -~ _.- ....... -' f r:~,:~~:~ ff \. I--'-,~~~"'a'",: f ._.~~t~:O r. ~+>,." it G} ~ g ~::::: ~ .,.J.'-! . =:;i~ / ~ j;1" " ''": ...,~ !i~- t ~\ {9 ~ ~ ~ ; ~..I ;....< ~ +:-.r..' :'-~7'"_~2 ~-;:~~~~;-":......~.. ~ .~.:..- ------ . - '- . --... ~- - .... y -...... ..-~ . > ......... ;.... ".- F~,",'c.-.'$ F..:X~ D~J:i ~\7.~~ l:.g; PC"" ' I _7'f~;:' w~ ~~~ ~. ,..t;~J"' ~ -.....i-' "'""'" ,/ :;,~:'.."-,-i*. -' ,7_".",,,,_ ~ ..,' .'. . . ~., r:_". _~_. __ _ ~-. __.~n_. ...... ...__r=. ~!- .,. ;Jc:.!.:.~e:r! :..::.:.::t ~r.1:-"'t"J,;o5:-t: tEn Co. feGh,r?'AY 1-J i-lE. f"fl"Jl\~t';EA=-OUE. ,~~ll'r."~l~SOiA 551!SZ P;-,"ONE (7OS) 7E:;"":r:;o F':'X (75::'; 7E:J.S20:; E1,!A!;.... ~ss~...a"";;.~ HUGO PROPERT)/ SKETCH PLAN HUGO !\:J/!v!vESOTA -,,' ,_.~.,.,..~1Io1.........1 _:jP"':. ~"'t=:r:.-.~ ~. ...!~::.-~ .~~' _.......;:-..... lit: ,:..... ::,....;,--'.... ,:::"",=,.;.~,,,'...._~+.,Io~ ........:',;'Jt'..i.....Jt' .<:,;.,..~.)..:':" _';':-=:;..:;;;~""". i""-..........III :........:..J:~ ~ ......... ~.. I>t.o 11:..1t' ...'1" a1~."':~:.... ~. .~l":~.~'::: .. ..~ ~ ..~_ - .:.-./':'" .....;.:t;:..~.. -- :,..:""";:.at.;- - \~l -l.. J PHASE I AND II ENVIRONMENTAL SITE ASSESSlVIENT Broadway Mobil 6113 West Broadway New Hope, Minnesota AllPhase File #1202-99C-A and B Reported to Central Bank Stillwater, MN and GWM, LLC Shoreview, MN April 15, 1999 .. '"~";!: , I AllPhase Companies, Incorporated 404-A St. Croix Trail North, Lakeland, ~ 55043 . Phone: 651-436-2930 Fax: 651-436-3918 -1 TABLE OF CONTENTS ITEM PAGE Summary 1 Phase I Environmental Site Assessment 3 Introduction 3 Subject-Site Description 4 Suspect Asbestos-Containing Building Materials 4 Potential Sources of PCBs 4 Radon 4 Underground/Aboveground Storage Tanks 5 Materials/W astes 6 Water-Supply Wells 6 Septic System 6 Subject-Site History 6 Governmental Regulatory-Agency Listings 8 Geologic Setting 9 Wetlands 10 Phase n Environmental Site Assessment 11 Scope of Services 11 Results 11 Conclusion 12 Standard of Care 12 LIST OF FIGURES -=" Figure 1 .. Subject Site Location Map Figure 2 .. Subject Site Diagram LIST OF APPENDICES Appendix A - Regulatory-Agency File Search Appendix B - ILFe, Inc., TEP Analysis Report Appendix C - Tank Tightness Tests Appendix D - Directory Listings and Aerial Photographs Appendix E - Soil Probe Logs and Analytical Results on GeoProbe Investigation AlIPhase Companies... IncoI""Porated Report of: Phase I and II Environmental Site Assessment 6113 West Broadway Avenue, New Hope, :MN Page: 1 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater,:MN and GWM, LLC, Shoreview, lvIN AlIPhase File No: 1202-99C...A and B SUMMARY Phase I Environmental Site Investieation Based on our observations and documentation it is our opinion that there are recognized environmental conditions on the subject site. Notable Concerns 1. The subject site has three USTs for dispensing product for sale: one 6,OOO-gallon gasoline UST, one 8,000-" gallon gasoline UST and one 4,OOO-gallon diesel fuel UST. During our site reconnaissance, gasoline and diesel fuel were observed in the fill and submersible pits, likely from spills, overfills, or activities associated with repairs or maintenance. This is considered a recognized environmental condition. The vertical and horizontal extent of the contamination is presently unknown. Energy Economics, Inc., performed soil borings around the tank basin area to evaluate soil for Total Extractable Petroleum Hydrocarbons (fEPH) and Total Volatile Petroleum Hydrocarbons (TVPH) as well as resistivity, pH, moisture content, soil microbe count and chloride content TEPH and TVPH were not detected abo~e their respective detection limits of 25 parts per million (ppm) and 5 ppm. The protocol for soil testing at USTs in the State of Minnesota is Gasoline Ranged Organics (GRO) under gasoline storage tanks and Diesel Ranged Organics (DRO) under fuel oil and diesel tanks. The tests performed suggest that the contamination is limited to near the release location but do not comply with State standards. Furthermore, the depth at which these samples were taken is not available to AllPhase. It is our recommendation that soil borings be performed at the two abandoned dispenser-i~land locations, the existing dispenser island and around the existing tank basin. This will help evaluate the areas (pump islands) that were not evaluated by Energy Economics and confirm the test results previously performed. 2. During the site reconnaissance, the subject site was found to be out of regulatory compliance regarding corrosion protection on the tanks and piping, spill containment and overfill protection. These items were later remedied by Energy Economics, who according to Ms. Henry, became certified to install and repair USTs on October 6, 1998. The corrosion protection is impressed current If the current drops, the system falls out of compliance. Ms. Joanne Henry of the :MPCA stated that service stations that have tanks out of compliance either must temporarily close the tanks and discontinue their use until upgrades are made or be subject to a $10,000 fine per day per tank since the date of violation. Upgrading the USTs requires a 10-day notification to the MPCA. As of April 6, 1999, Ms. Henry stated that her records showed no notification of intent to upgrade the USTs. Energy Economics has installed an impressed current system, spill containment and overfill protection, which, if installed correctly, comply with regulatory requirements for corrosion protection on the lines and tank, spill protection and overfill prevention. If this was done in accordance with regulatory guidelines the current system will be classified as "upgraded.u The station owner/operator will be required to perform daily sticking, monthly reconciliation, annual line tightness testing, and integrity testing of the tanks on the 1 5\ 5th, and 1 Oth year, after which a leak: detection system would be required~ The current system is not set up to be compatible with an Automatic Tank Gauging System (ATG). To make compatible, the upper portion of each tank would have to be uncovered, an available tank opening identified and, if present, used for the installation of the A TG. Nevertheless, a notable concern yet remains: The three tank systems (tank, piping, submersible pump, union/elbows) are likely greater than 20 years old, and the current upgrades yet leave these aged components unimproved or unchanged. 3. Historically, the site has potentially had USTs since 1961, possibly back to 1956. The name of the company listed for the subject site, Twin Cities Service Oil Co., suggests business activities on site that uninvolved petroleum; however, it is unknown ifUSTs were involved. IfUSTs existed on site in the early 1960s, they are likely not the present USTs. Thus, there is the potential for a tank basin to have been located in a different area .1 AIIPhase Companies. Incorporated Report of: Phase I and II Environmental Site Assessment 6113 West Broadway Avenue, New Hope, 1v1N Page: 2 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, 1vfN and GWM, LLC, Shoreview, MN ADPhase File No: 1202-99C-A and B than the present one. The subject site may have had a UST for used oil. If so, it would likely be next to the building adjacent to the service bay. Convenience stores often replaced the service bay area of gas stations. Therefore, this issue is a potential recognized environmental condition and should be further investigated. To confirm that old USTs (used oil or fuel storage) do not exist on the subject site, an electro-magnetic survey can be performed. Minor Issues 1. Fluorescent-light bulbs are a source of lighting on the subject site and are potential sources of hazardous waste. because of heavy-metal concerns. The MP~A recommends that a tracking system be promulgated to track the storage and disposal of fluorescent-light bulbs. It is our recommendation that these bulbs be handled, tracked and disposed of according to MPCA guidelines. Although this environmental issue is ubiquitous throughout industry, it still needs to be handled according to current standards. 2. Fluor~scent-light fixtures were observed on the subject site. The building was built in 1965 and then remodeled in 1973 before PCB regulations were enacted in the 1970s. Therefore, this issue is considered a potential recognized environmental condition. During normal maintenance, the lighting ballasts should be observed for the "No PCBs" label when the ballasts are replaced. Ballasts not labeled such should be discarded as if they contain PCBs. 3. Air conditioners and a cooler exist in the building. These units contain freon, which is a federally controlled substance. Therefore, it should be handled properly upon decommission of the units. The units should be recycled or removed by a company or by personnel who will recover the freon prior to unit disposal. Phase 1I Environmental Site Investi2:ation 1. Seven probes were conducted around the two former pump islands, the active pump island and the tank basin. Contaminated groundwater was encountered in the probe located at the eastern end of the tank basin. Considering the regional groundwater-flow direction and the acquired data that supports this flow direction, the source of contamination appears to come from the tank basin and not from the SuperAmerica release east of the subject site. Benzene was detected at 240 micrograms per liter (ugIL). This is well above the Minnesota Department of Health's 10 ugIL Health Risk Limit for drinking water. Therefore, the MPCA was contacted to report the release according to State law. .. The MPCA requires further work to be performed in order to define the extent of the contamination and whether it is a threat to the health of people or water resources. A probe investigation, groundwater receptor survey and vapor risk assessment and survey are the minimal activities AllPhase recommends to comply with the MPCA guidelines. After review of this data, the MPCA will decide to close their file on the site or request additional work. Minnesota has a reimbursement program through the Department of Commerce for petroleum release ,. ..-investigations and clean-up called Petrofund. All subsequent work needs to have two proposals by firms that are registered with the Department of Commerce in order to be eligible for reimbursement The State will reimburse a majority of the expenses for release investigation and cleanup after its report date so long as their guidelines are followed. AIIPbase Companies. Incorporated Report of: Phase I and IT Environmental Site Assessment 6113 West Broadway Avenue, New Hope, 1m Page: 3 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, 1m and GWM, LLC, Shoreview, 1m AIIPhase File No: 1202-99C-A and B PHASE I ENVIRONMENTAL SITE INVESTIGA nON INTRODUCTION AllPhase Companies, Incorporated, (AllPhase) has conducted a Phase I Environmental Site Assessment (phase 1) at the Broadway Mobil, located at 6113 West Broadway, New Hope, Minnesota-hereafter referred to as the subject site (Figure l)a The Phase I was requested by Mra Tony Lillie of Central Bank in Stillwater, Minnesotaa The Phase I was conducted according to the standards set forth by American Society for Testing and Materials (ASTM) E 1527-94- Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Processa The purpose of the Phase I is to assess the potential- for environmental concerns associated with contaminated soils or groundwater, the presence of on-site asbestos-containing building materials (ACBMs), underground and aboveground storage tanks (US TslASTs), polychlorinated biphenyls (PCBs) and hazardous materials produced or stored on the subject sitea The scope of our Phase I included the following: 1. Conducting a site reconnaissance to document existing site conditions a This included performing a cursory examination for the presence of ACBMs, US Ts/ASTs, PCBs and hazardous materials/waste produced or stored on the subject site. 2a Conducting a review of available aerial photographs, topographic maps, the map of flood-prone areas, the map of waters and wetlands protected by the Department of Natural Resources (DNR), Sanborn Fire Insurance Maps, and the Cole and Polk Directories for the area to evaluate the historical use of the subject site. 3. Interviewing individuals with knowledge of the subject site regarding past usage and potential environmental concerns. 4. Reviewing in-house regulatory-agency listings for the subject site and the properties immediately adjacent to it as well as conducting a file search of governmental regulatory-agency listings regarding reported releases or threatened releases of hazardous substances, pollutants or contaminants up to one mile from the subject sitea 5. Collecting geologic data to characterize the local geologic settinga 6a Preparing a report summarizing our historical research, site reconnaissance and regulatory review including our opinions and recommendations relative to potential and present environmental concerns. Standard of Work The Phase I was conducted according to the standard set forth by American Society for Testing and Materials (ASTM) E 1527-94-Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. The term tlrecognized environmental condition" is defined herein as it is defined by ASTM E 1527-94: ''the presence or likely presence of any hazo.rdous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material tlrreat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, groundwater, or surface water of the propertya The term -includes hazardous substances or petroleum products even under conditions in compliance with laws. The term is not intended to include de minimis conditions that generally do not present a material risk of harm to public health or the environment and that generally would not be the subject of an enforcement ~ction if brought to the attention of appropriate governmental agencies a " AllPhase Comnanies" Incorporated Report of: Phase I and II Environmental Site Assessment 6113 West Broadway Avenue, New Hope, :MN Page: 4 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, :MN and GWM, LLC, Shoreview, :MN AIIPhase File No: 1202-99C-A and B SUBJECT-SITE DESCRIPTION The subject site is identified as Broadway Mobil located in the NE ~, NE ~, NW ~, NW lA, Section 5, T 118 N, R 21 W of theOsseo, Minnesota, USGS 7.5' Series Quadrangle. The subject site presently consists of a single-building convenience store {Figure 2). The subject site is in a residential setting, residing at the southwest corner of West Broadway and 6200 Avenue North. It is bound to the north by 6200 Avenue North, across which is are undeveloped apartment grounds. To the northeast (kitty comer across the intersection) is the play area of Abraham Lincoln Elementary and the Elementary school. To the east is West Broadway across which is a SuperAmerica gas station. To the s.outh is a residential house. SUSPECT ASBESTOS-CONTAINING BUlLDING MATERIALS Upon cursory observation for the presence of suspect ACBMs, floor tile was identified as suspect ACBM. This material typically is considered less of a hazard due to asbestos being bound up by a matrix. Care should still be taken regarding the abrading, sanding or drilling of such ACBMs. Therefore, this is a recognized environmental condition. No other suspect ACBMs were identified on the subject site. POTENTIAL SOURCES OF PCBs Transformers and ballasts for fluorescent lighting can contain PCBs. Though PCBs have been phased out since restrictions were enacted in the 19708, many materials still contain the hazardous material. One potential source of PCBs were observed on the subject site during the reconnaissance: 1. Fluorescent-Light Ballasts Fluorescent-light fixtures were observed on the subject site. PCBs were not a restricted substance at the time of building construction prior to the 19708 and may be in these ballasts. Therefore, we recommend that .when ballasts are replaced or discarded the labeling be examined on each ballast for the statement "No PCBs." IT this label is present or other information rules out the presence of PCBs, then the ballasts can be disposed of as scrap metal. Otherwise, the ballasts should be considered to contain PCBs and disposed of as hazardous waste. No other transformers or capacitors were observed on the subject site. RADON Naturally occurring radon gas can concentrate in building structures, typically within the basement and lower levels. The United States Environmental Protection Agency (USEPA) recommends that radon levels be kept below an annual exposure limit of 4 picocuries per liter (pCiIL) for residential properties. Guidelines for work places have not been established at this time. From the regulatory-agency file search (Appendix A), radon levels for the area of the subject site (55428 zip code) were found to be within the above USEP A standards. for 50% of the 4 basements tested. The other two basements had radon levels between 4 and 20 pCiIL. The average radon level for the basements tested was 3.800 pCiIL. Radon concentrations in buildings can vary from property to property. The subject site has no basement To confirm the radon concentration on site, a test would need to be performed. '.& AllPhase Companies, Incoroorated Report of: Phase I and II Environmental Site Assessment 6113 West Broadway Avenue, New Hope, :rvrN Page: 5 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, :rvrN and GWM, LLC, Shoreview, JvIN AllPhase File No: 1202-99C-A and B UNDERGROUND/ABOVEGROUND STORAGE TANKS Previous or existing storage tanks bring with them a stigma of potential soil and/or groundwater contamination either from tank, pipe or dispenser leaks, from overfills, or from spills. Prior to June of 1986, USTs did not require registration. Prior to December of 1988, soil sampling during UST removals was not required in order to document the condition of soils surrounding the USTs. Properties with improper or no documentation on removed USTs ,and on surrounding soil conditions have a potential recognized environmental condition. Retail Fuel USTs The subject site has three USTs for dispensing prpduct for sale: one 6,QOO..gallon gasoline UST, one 8,QOO..gallon gasoline UST and one 4,QOO..gallon diesel fuel UST. During our site reconnaissance, gasoline and diesel fuel were observed in the:fill and submersible pits, likely from spills, overfills, or activities associated with repairs or maintenance. This is considered a recognized environmental condition. The vertical and horizontal extent of the contamination is presently unknown. Energy Economics, Inc., performed soil borings around the tank basin area to evaluate soil for Total Extractable Petroleum Hydrocarbons (TEPH) and Total Volatile Petroleum Hydrocarbons (TVPH) as well as resistivity, pH, moisture content, soil microbe count and chloride content. TEPH and TVPH were not detected above their respective detection limits of 25 parts per million (ppm) and 5 ppm. The protocol for soil testing at USTs in the State of Minnesota is Gasoline Ranged Organics (ORO) under gasoline storage tanks and Diesel Ranged Organics (DRO) under fuel oil and diesel tanks. The tests performed suggest that the contamination is limited to near the release location but do not comply with State standards. Furthermore, the depth at which these samples were taken is not available to AllPhase. During the site reconnaissance, the subject site was found to be out of regulatory compliance regarding corrosion protection on the tanks and piping, spill containment and overfill protection. These items were later remedied by Energy Economics, who according to Ms. Henry, became certified to install and repair USTs on October 6, 1998. The corrosion protection is impressed current If the current drops, the system falls out of compliance. Ms. Joanne Henry of the MPCA stated that service stations that have tanks out of compliance either must temporarily close the tanks and discontinue their use until upgrades are made or be subject to a $10,000 fine per day per tank since the date of violation. Upgrading the liSTs requires a 10-day notification to the MPCA. As of April 6, 1999, Ms. Henry stated that her records showed no notification of intent to upgrade the USTs. a Energy Economics has installed an impressed current system, spill containment and overfill protection, which, if ~nstalled correctly, comply with regulatory requirements for corrosion protection on the lines and tank, spill protection , and overfill prevention. If this was done in accordance with regulatory guidelines the current system will be classified as "upgraded." The station owner/operator will be required to perfonn daily sticking, monthly reconciliation, annual line tightness testing, and integrity testing of the tanks on the 1st, 5th, and 10th year, after which a leak. detection system would be required. The current system is not set up to be compatible with an Automatic Tank Gauging System (ATG). To make compatible, the upper portion of each tank would have to be uncovered, an available tank opening identified and, if present, used for the installation of the ATG. Nevertheless, a notable concern yet remains: The .three tank systems (tank, piping, submersible pump, union/elbows) are likely greater than 20 years old, and the current upgrades yet leave these aged components unimproved or unchanged. Tank tightness tests were performed in 1996 and 1997. All three tanks passed both years; that is, no leaking was detected. Historically, the site has potentially had USTs since 1961, possibly back to 1956. The name of the company listed for the subject site, Twin Cities Service Oil Co., suggests business activities on site that uninvolved p'etroleum; however, it is unknown ifUSTs were involved. IfUSTs existed on site in the early 19608, they are likely not the present USTs. Thus, there is the potential for a tank basin to have been located in a different area than the present one. Therefore, this issue is a potential recognized environmental condition and should be further investigated. The subject site may have had a UST for used oiL If so, it would likely be next to the building and adjacent to the service bay. Convenience stores often replaced the service bay area of gas stations. Therefore, this issue is a potential recognized environmental condition and should be further investigated. 1 AHPhase Comnanies. Incornorated Report of: Phase I and II Environmental Site Assessment 6113 West Broadway Avenue, New Hope, 1vIN Page: 6 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, :MN and GWM, LLC, Shoreview, 1vIN AlIPhase File No: 1202-99C-A and B The subject site has had natural gas since 1961; therefore, they have likely not had a heating-oil UST. We do not believe this issue is a recognized environmental condition. Off-Site-There is a release site across West Broadway from the subject site. This SuperAmerica store had a recovery system, indicating free product was on the groundwater. The groundwater flow direction appears to be away from the subject site. Presently, the MPCA site file for this release is closed. Therefore, the SuperAmerica release site is not considered a recognized environmental condition for the subject site. MATERIALSIW ASTES Fluorescent-light bulbs are a source of lighting on the subject site. Fluorescent-light bulbs potentially contain small amounts of mercury, lead and sometimes CadmiUllL Tests performed to evaluate fluorescent-light bulbs have identified some of the unit as a characteristic hazardous waste, according to EP A guidelines. The 11PCA fact sheet on fluorescent.. light bulbs states that "Used mercury-containing lamps from business, industry and institutions may not be placed in the trash unless they test non-hazardous by the TCLP test. II Although fluorescent-light bulbs are ubiquitous throughout industry and business, they need to be handled according to current standards. An air conditioner and a cooler exist at the subject site. These units contain freon, which is a federally controlled substance. Therefore, it should be handled properly upon repair or decommission of the units. The units should be recycled or removed by a company or personnel who will recover the freon prior to unit disposal. W A TER-SUPPL Y WELLS Wells are required to be registered with the Minnesota Department of Health (MDH), who supplies their information to the Minnesota Geological Survey (MOS). Water-supply wells may be a receptor or condUit for surface contaminants to enter an aquifer. Therefore, they are regulated by the :MDH. Any well that is not being used should be abandoned according to :MDH guidelines. The building presently uses municipal water. Furthermore, a well head was not observed on the subject site while doing the site reconnaissance. The City of New Hope has records showing a hook-up date for municipal water of 1961. This is the same year as natural gas and coincides with the area's development Therefore, it is our opinion that no well was necessary for the site and that this issue is not a recognized environmental condition. SEPTIC SYSTEMS Septic systems can allow contaminants to enter into the soil and possibly the groundwater. Therefore, their location and presence are of environmental importance to the subject site. Any unused septic tank should be abandoned according to :MDH guidelines. The building presently uses municipal sewer. A septic system was not identified during the site reconnaissance. SUBJECT-SITE mSTORY The following resources were reviewed to compile the historical use of the subject site: Interviews. Sanborn Fire Insurance Maps - Not available for the area. Aerial Photographs - 1945, 1956, 1978, 1987 and 1990. USGS Topographic Maps - 1967, 1967 (photorevised 1972 and 1980), 1967 (Revised 1993). Polk Directory - 1956, 1960, 1963, 1967, 1972, 1977, 1983, and 1988. Cole Directory - 1993 and 1998. Hennepin County Road Map. AllPhase Companies.. Incorporated Report of: Phase I and II Environmental Site Assessment 6113 West Broadway Avenue, New Hope,:MN Page: 7 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, :MN and GWM, LLC, Shoreview, MN AllPhase File No: 1202-99C-A and B Interviews-Joanne Henry of the 11PCA stated that the tanks were registered in 1986, which was the first year that tanks were required to be registered~ She stated that the tanks were likely older than their registration.date because the ages of the tanks were not indicated~ Minnegasco was contacted to ascertain the hook-up date for natural gas~ The lack of natural gas at a site can indicate the use of heating oil and a UST~ Minnegasco stated that their records show a hook-up date of 1961 for the subject"site; the main was originally in the area of the subject site in 1952. Minnegasco further stated that the original address of the subject site was 6173 West Broadway (personal Commun., April 15, 1999)~ The City of New.Hope was contacted to ascertain th~ hook-up date for municipal water~ The lack of municipal water at a site can indicate the past use of a well, which, if covered and not properly sea1edt can leave a ready avenue for contaminants to impact the groundwater~ The City of New Hope stated that their reCords show a hook-up date of 1961 for the subject site (personal Commun~, April 15, 1999). Aerial photographs from 1967 onward depict the subject site as having a building similar in appearance to the present building~ The 1966 photo shows a different, smaller structure. The 1945 and 1956 photos show a vacant lot We did not observe signs of dumping or storage of drums on the subject site or adjacent properties~ Furthermore, there was no apparent change in the topography of the subject site. USGS Topographic Maps - A series of topographic maps can be helpful in identifying areas in which large-scale excavation or dumping of materials has occurred~ They also show building development of land as well as other land uses. The 1967 through 1967 (Revised 1993) topographic maps depict the subject site in an urban area. Urban areas are shaded in on topographic maps due to the congestion of buildings. No quarries or dumping were noted for the subject site. Polk. and Cole Directories - Polk and Cole Directories list businesses according to their address location~ The Polk and Cole Directories listed the following addresses that were a part of the subject site: 6113 West Broadway~ The directories listed this address for the following years and businesses: Year Address Occupant a 1956, 1960, 1963 1967 1972 1977 1983 1988 1993 1998 6113 West Broadway No Listing Mary's Gulf Station Bob's Gulf New Hope Pro (gas station) Scotty's (gas station) Chuck's Fcod-n-Fuel W cody's Superette Broadway Mobil ...r :::! Off site, the surrounding properties have been predominantly residential but include a comer gas station across West Broadway from the subject site since 1967. It is.presently a SuperAmerica gas station~ County Road Maps often depict petroleum pipelines and other major utilities. The county road map shows no buried petroleum pipeline running through or adjacent to the subject site~ Historical Summary - The subject site was first developed at 6173 West Broadway between 1956 and 1961 within a residential setting. The original business activities appear to have involved petroleum. The new address of 6113 West Broadway was designated for the subject site in approximately 1967. The present building appears to have been i AllPhase Comnames.. Incoroorated Report of: Phase I and II Environmental Site Assessment 6113 West Broadway Avenue, New Hope, :MN Page: 8 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, 1m and GWM, LLC, Shoreview, :MN AllPhase Flle No: 1202-99C-A and B constructed between 1966 and 1969. The subject site appears to have had the same business activities since at least 1961, plus or minus car servicing and plus or minus a convenience store. GOVERNMENTAL REGULATORY-AGENCY LISTINGS In-House File Search The following USEP A, :MPCA and Hennepin County files were reviewed at AllPhase Companies, Incorporated: USEPA Resource Conservation and Recovery Information System (RCRIS), September 1994 -lists facilities- that generate, transport, treat, or store h~dous waste. The subject site is not listed in the 1994 list. USEP A National Priorities List (NPL), February 1995 - lists sites designated by the agency as "hazardous waste sites.." Neither the subject site nor adjacent properties are included in these listings.. USEPA Comprehensive Environmental Response, Compensation and Liability Information System (CERCUS), August 1995 - an automated inventory of all potential uncontrolled hazardous waste sites. Neither the subject site nor any adjacent properties are included in these listings. 1viPCA Permanent List of Priorities (PLP), June 1995 - lists properties identified by the agency as hazardous waste sites in need of clean-up.. Neither the subject site nor any adjacent properties are included in this listing. Hennepin Licensed Hazardous Waste Generators List, January 1995 - lists businesses which generate regulated hazardous wastes. The subject site is not included on this listing.. Independent File Search A limited file search of regulatory-agency listings was performed to obtain information regarding reported releases or threatened releases of hazardous substances, pollutants or contaminants at or near the subject site. The file search includes a review of the USTs, LUSTs and spills of petroleum products and/or hazardous substances. The "orphan" sites were also checked and included in the numbers of sites listed within the various file search radii. The requirement of UST registration began in June of 1986, in the State of Minnesota and applies to the storage of petroleum products. Tanks that are excluded from current registration policy are the following: 1) tanks less than 110 gallons in capacity, 2) farm and residential tanks storing motor fuel for noncommercial use less than 1,100 gallons in capacity and 3) heating- oil tanks for heating the property at which the tank is located that are less than 1,100 gallons in capacity.. 51 The file search included a review of the following files: .-4::' 1. USEP A - NPL and Delisted NPL 2. USEPA - CERCUS 3. USEP A - Emergency Response Notification System (ERNS) 4. USEPA - RCRIS . . 5. :MPCA - PLP and Delisted PLP 6.. :MPCA - Permitted Solid Waste Facilities (Landfills) 7. MPCA - Leaking Underground Storage Tanks (LUSTs) 8. MPCA - Underground Storage Tanks (USTs) 9. :MPCA - Aboveground Storage Tanks (ASTs) 10. USEP A - Federal Superfund Liens (NFL Liens) 11. USEP A - Corrective Action Report (CORRACfS) 12.. USEP A - RCRA Administrative Action Tracking System (RAATS) 13. USEPA - PCB Activity Database System (pADS) 14. USEPA - Toxic Cheni.ical Release Inventory System (TRIS) 15.. USEPA - Toxic Substances Control Act ([SeA) AIIPhase Comnanies. In corn orated Report of: Phase I and IT Environmental Site Assessment 6113 West Broadway Avenue, New Hope, MN Page: 9 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, MN and GWM, LLC, Shoreview, MN AIIPbase File No: 1202-99C-A and B 16. USEPA - Facility Index System (FINDS) 17. USDOT - Hazardous Materials Information Reporting System (IDv1IRS) 18. NRC - Material Licensing Tracking System (11LTS) 19. :MPCA - Open Dump Inventory 20. :MPCA - Voluntary Investigation & Cleanup Program (VIe) 21. :MPCA - Spills Log 22. :MPCA - Generators Associated with Enforcement Logs 23. :MPCA - Minnesota Landfill Oeanup Program 24. :MPCA - Closed Landfills Priority List 25. DeptAg - Pesticides Dealers 26. DeptAg - Fertilizer Dealers _ 27. DeptAg - Departm.ent of Agriculture Spills 28. - Former Manufactured Gas (Coal Gas) Sites The subject site is listed as Mobil Service Station in the file search for the above category: UST site. The:MPCA has three USTs registered for the subject site: one 6,OOO-gallon UST for gasoline, one 8,OOO-gallon UST for gasoline and one 4,OOO-gallon UST for diesel fuel. All three tanks are active. USTs are a recognizable environmental condition. Two additional UST sites are listed within a 1/8-mile radius of the subject site. One site is the SuperAmerica Gas Station (6144 West Broadway) located directly across West Broadway and contains multiple underground storage tanks. The other site is Abraham Lincoln Elementary School located directly kitty comer from the subject site (see figure in Appendix A). The SuperAmerica site had their old tanks replaced in 1994. There are seven LUST sites listed within ~ mile of the subject site. The subject site was not included on this list The SuperAmerica site was identified as a release site. The:MPCA was initially notified of the release August 9, 1989. The :MPCA site file was closed on August 11, 1998. Although this site was a significant release site, the groundwater-flow direction inferred from geologic literature appears to carry contaminated groundwater away from the subject site. Therefore, the release at the SuperAmerica is not considered a recognized environmental condition for the subject site if actual groundwater flow is away from the subject site. The documents for the file search of regulatory-agenC?y listings are provided in Appendix A. GEOLOGIC SETrING The site lies on flat land which does not exist within a flood-prone area The soil survey map for the subject site (Lueth, R.A., 1974, Soil Survey of Hennepin County. Minnesota. US Dept of Agriculture, Soil Conservation Service) consists of an aerial photograph showing soil divisions and general descriptions of varying soil types. The subject site is labeled as within an urban cut-and-fill area Based on well records and geologic literature for the area, the underlying bedrock is the St Peter Sandstone. Quaternary deposits overlying the bedrock are approximately 95-105 ft thick and consist of upper terrace sands at their surface. The groundwater is at approximately 15 ft bg, and the groundwater-flow direction is inferred to be generally to the east. ..z: The geologic sensitivity of the uppermost aquifer to pollution is listed as "High" to ''Very High" for the subject site and surrounding areas, which indicates that contaminants released on the subject site may contact the groundwater in hours to weeks. This is based on a four-tier geologic rating system. The following represents the rating system categories: tlVery High'" "High'" "Moderate" and "Low. n The categories indicate the potential of contaminants to impact the groundwater if a release of enough volume occurred and actions were not taken to prevent migration of contamination. If a release does occur on the subject site, it is our recommendation that clean up activities be initiated immedi.ately. ] AllPhase Comoanies. Incoroorated Report of: Phase I and II Environmental Site Assessment 6113 West Broadway Avenue, New Hope,:MN Page: 10 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, :MN and GWM, LLC, Shoreview, :MN AIlPhase File No: 1202-99C-A and B WETLANDS Marsh or wetland symbols were not depicted on the topographic map nor the soil survey map. The DNR Protected Waters and Wetlands map did not depict a protected wetland or body of water on or adjacent to the subject site. No wetlands were observed during the site reconnaissance. Protected waters and wetlands are subject to Minnesota Statutes, Section 105.42 which requires that a permit be obtained before making any alterations in the course, current or cross-section of these waters. ;..~ ] AllPhase Companies" Incorporated Report of: Phase I and n Environmental Site Assessment 6113 West Broadway Avenue, New Hope, 1m Page: 11 of 12 ~ Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater, 1m and GWM, LLC, Shoreview, 1m AIIPhase File No: 1202-99C-A and B PHASE II ENVIRONMENTAL SITE ASSESSMENT SCOPE OF SERVICES A total of seven push probes were conducted at the two former pump islands, the present pump island and the tank basin on Apri113, 1999. Soil screening was performed for total organic vapors using a Thermodyne photo-ionization detector (Pill) with a 11.7 e V lamp source. Soil and groundwater samples were collected from the three probe locations around the tank basin (see Figure 2 for locations). Soil samples were collected from the probes at the pump island locations; groundwater was not encountered in these shallower probes. RESULTS The probes encountered sand at all locations and depths. Organic vapors were detected in probe GP-5 at 12 ft below grade at 3 parts per million. All other depths and locations had no detection of organic vapors with the PID. As shown in Table 1, the in-field laboratory detected benzene, toluene, xylenes and gasoline range organics (GRO) in the soil at GP-5 (12 ft below grade). Groundwater was collected and analyzed at GP-4, GP-S and GP-7. Results are listed in Table 2. At GP-5, benzene was detected at 240 micrograms per liter (ugIL) and ORO at 5,100 ugIL. Lab personnel stated that the peaks were such that they indicated old gasoline. Nevertheless, the DRO screening conducted on the groundwater by the laboratory gave a detection of 3,700 ugIL at GP-5. Groundwater at GP-7 had a GRO detection of 39 ugIL. Table 1 Benzene Toluene Ethylbenzene Xylenes ORO DRO Screening GP-l (4') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-l (8') <0.010 <().OlO <0.020 <0.050 <0.100 <0.100 GP-2 (4') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-2 (8') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-3 (4') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-3 (8 ') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-4 (8') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-4 (12') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-4 (16') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-5 (8') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-5 (12') 0.021 0.010 <0.020 0.120 0.920 0.500 GP-6 (4') <(1010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-6 (8') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-7 (4') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 OP-? (12') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 GP-7 (16') <0.010 <0.010 <0.020 <0.050 <0.100 <0.100 n Above values are in milligrams per kilogram (mglkg) AUPhase Companies. Incorporated Report of: . Phase I and n Environmental Site Assessment 6113 West Broadway Avenue, New Hope, :MN Page: 12 of 12 Date of Report: April 15, 1999 Reported to: Central Bank, Stillwater,:MN and GWM, LLC, Shoreview, MN AllPhase File No: 1202-99C-A and B Table 2 Benzene Toluene Ethyl benzene Xylenes ORO DRO Screening GP-4 (13') <1.0 <1.0 <2.0 <5.0 <10 <10 GP-5 (13') 240 77 39 1,100 5,100 3,700 GP-7 (13') <1.0 1.2 <2.0 <5.0 39 38 Above values are in micrograms per liter (ugIL). Balded numbers indicate concentration is above the Health Risk Limits set by the Minnesota Department of Health. ~ CONCLUSIONS Based on the in-field screening and laboratory data, a release had occurred on site some time ago. AllPhase believes the release impacting groundwater is not from the SuperAmerica release site across West Broadway because the regional groundwater flow direction is to the east, away from the subject site. The extent of soil contamination is limited to the tank basin and contacts groundwater. The extent of groundwater contamination has been generally defined in the up- gradient and side-gradient directions relative to the flow direction of groundwater, which is inferred to be eastward. Contaminated groundwater may extend off site to the east, in the down-gradient direction. The guidelines set forth by the Minnesota Pollution Control Agency state that this is a reportable release. The data gathered so far suggests that it is a relatively simple release and will at most require groundwater monitoring from monitoring wells for at least two quarters. In our opinion, a Limited Site Investigation, without monitoring wells and associated quarterly sampling, would suffice and may be satisfactory to the MPCA. This would be an exception to their rules and requires discourse with them. Regardless of the MPCA's decision, more probes to define the down-gradient extent of groundwater . contamination will be needed, as well as a groundwater receptor survey and vapor survey. If the 1viPCA determines that monitoring wells are necessary, the probes will help determine the best location for the wells. If the MPCA determines that no wells are needed, the probes, and the samples collected from them, will be necessary to close the 11PCA site file. STANDARD OF CARE The recommendations and opinions presented by AllPhase Companies, Inc., are based solely on information collected during the conduction of the site assessment and/or information provided by individuals with knowledge of the subject site. The recommendations and opinions presented were arrived at in accordance with currently accepted local environmental assessment practices. No other warranty is implied or intended. If there are inaccuracies or recent changes in the stated information, we request that you notify us for additional review. Peer Review: ~~-Jr1~ David S. Jenkin{P.G ' ~ Af- c~ Rennie Smith, P.O. Date: 7 ~ 5/7r . Assessor: Date: '+,/8/9 (1 . FIGURE 1 {.,.... .... .. .; ". ~:: .~~ l:l ::> :.< ::'" :.\~~:~;::::-=':':':':':':':':':':::::~::"""""""\".... . ~~ .::....... ... .......... . ? .:. .. .. . \ u\ ." . ..... 1Sl~ . ........ ~ ... \M". . . . .....",': :$..'!J.~~j~l . .' 65th Av N :.: .l . . .. . .. .. .. .. . .. .. ... to ... ~ . ... r ................... 01"..... ....... to. ..~...... r .. ....,~.~,~~,.~,~...........::'::::::::.:.;..\i;..:' .,..*" ....... . .. +~...~"'~"'*~"'''..~...:.l................../t..''t'''.:~." ...Ir........... 4... 1w,II ~.... ""..... ........... to.. ""...........*.......... . . ... ... L ... + ~ . ~ . ... ~ . ... . ... _ ~ .. .. _ _ _ _ .. ~ .. ...... . . .. .. . .... .. .. .. .. .. w ..... .. ... .. .. .. . "" .. .. . .. .. .. + ... . .. .. ... ... ... ~ .. . .. .. ~ . . .. .. .. .. - ~~~~~~~~~~~~;~~~~~~~~~~~~~~~~~ ~~~~~i~~~~~~~~~~~~~~~~~ . ... .. .. .. ..... .. .. .. . .. .. ... .. - .. .. .. .. - ... ~ .. ~ .. ... . .. ~ .... .. .. .. . .. .. .. ... .. . ..... ~ .. .. .. .. ... oj. .. ... ~ ~ ............ "'...~....... .....................+ .... ...................~.. +.-..... ........ r .... ~ ... ... .. ... ... .. ... .. . ... ... . w ~ . ... . .. .... . .. .. .... ... ... . ... . . .. ... . ... . .. . .. .. .. . . . ~..... . . . ..... +..... ......... ..~......................... ~........ ...... ...~..~ ........'P-....~...... ....... ~ .. . . . ~ ... .. ... ... . . . .. . . 4 4 .. .. . .. .. .. ... . . ~ ~\\\\::\\;:ijj;;lti\j~ij:;::jj:~ ~ :. : ....il.............t................... ~~~ ~~ ~ ';t ..:::..............'...... j~ iEX Cherokeil\)f' .~? ~~ ..f:::.;...:>......... . ..""...~.~ ~ .......4- ~.~.. ~ . . .. ..........4..:or......<I>"'......~ ...4/ ........~......~....~.......~:T:..~...,:..,.. ,f>..,...... ~...., ~:: ~ ~~ :~ .:~ ~~ .J' ....011..... ~.....'" ~..... '"......,...... ............. ~.................. W...... 'i ': ' . . . .. ,'. '.... .....m. ...... ~II\ \~i ................J ..~~ .:- .....".,.<I>.,~....t4.~~..... ...~ . ~ r ... fL~.to~....., ~..~..."Io-. ",,~.,.r..r tt~.'.. 4 ..~. ~..~..+...... .( ~ . <1>.. .. <f>....w<l> <l>t- ..4- :'. ..... ........................... .... Site LocatIon ' .... ,: ': ::.. ...........,..... '...............:[(... :~,::~...\:~. ) .'.... .......::.:.:..<...1........ J: ............;'}:r .~ \::, .\\::.. r 611 3 West B roadway : :...........:.:::%tf~:*t~r....r........y~....:~ 'lJ-~~iii;,i;;;.~:) L...... J .. j~.;:~':":':':':::...'. :,:\~::~.: New Hope M N z: >: ce.: ~ .. ~i~ .........:...\. t............. 'j~ sa .., \ 1 / ~It~~tj~ . z:: ::........~:~ . 0:: II:' ~: ~:~ -- -..." z: >: t I ~: AllPhase Companies, Incorporated .....~;.........v~;.......}......<::.......::...........:~;. '\:" '.:.? \ ..\::::. ~~~l--~=~:--~:~,~lJ_,~ ~ @ 1998 by Rand McNally & Company. All rights reserved I 0 \D in v ClJ --/ c:S .... 0 u (V) VJ L() ~ z ... 0 61st Ave, N. lfl L OJ 1fI C OJ 0.. tf) ~ lfl ~ClJ ~L LCS OJ~ 1Jl o.c OJ 0:3 OJ LO L CL~ t- (u ....Q o t- o... o QJ t:J H Z W LJ W ~ OEBD c J2 -f-> d .~ V1 IJ) cs ~ d U t. OJ E <I: ~ OJ a.. :5 V1 OJ U C Q.J <> lfI OJ ~ E: c:5 >, c:5 ~ of-> O)-J S 0 _c:5~ 0 Ln HOOCU ~OC CU ~c -t-> >,~ ~ wc:5 S f-> ~ C\J 0 If) CU oQJCL 10:30 w~ I ~~Ms :J :=: CU LJ '-..OZ I--i LL QJ CJ) d to. d L:1 1fI ~ E 1Il ::5 +> D- L o :Q - o 0 O~OL:O QJ If') LD ~ CL'J7 ::s ~ (/) 1.. ~ O~O~ V\ OJ d > l:J +l d :z ,. 00 000 ~ 0.. ~ O~ o o o o o o o Ul .p <= :5 0'; !: r= E :p =0 r 5 u Q 0; fl.! 0 Us.. \.D 0- (j rtJ--, "5 ~ IEB 0 I' I D~ I ~CSI @ >,1 0 EB I 8-1 10 I a I 0 I U I ,0 I ~ I t8J I IEB 0 I (Y) ~--~ L:J ~ ~ \ ~ \ ~ \ ~"6 \ 9110 \ ~ 00 \. 7~ ~ \..., 0 ~ y';" v 1(' \~ \ ~ \':"t-i ~ ""';. \ -c~ ~' \;]~ ~ ~ \ ~ \ 76 \ ~ \ ~ \\ ~ \ >. d 3: <5 d o ~ ~ -t-> lf1 ClJ :s <= ""0 s: ()~ -Jlfl 0........ CID ~ O"~ <1:0\ 1/ uLn (J\/ (J\oq- I C\J-O o OJ C\.J-r> 'l"""'4 OJ #- 0... +> E U 0 OJu --, o OJ ~+> CL d ~ C) ~ .. ~Z c CJ) </ rii ::::: (Y) Q) cS V -,""" ~ 0 C=t-I.() [xl{) Soz OL::E: U U ... ..0 Q,) +-> ~ r.n (.I) 0 ed --' ':::<tGJ ~~.:::L :=:06 <~..-I ~ 0- l:J Ave. N, 62nd APPENDIX A REGULATORY-AGENCY ~E SEARCH !! ..z::: 3J SECTION PAGE Executive Summary.. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ .. ES1 Topographic Map.. _ _ _ _ _-_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _.. 2 GeoCheck Summary_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ '_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 Over\fiew Map.. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 6 DetailMap___________________~----------~---------------________________ 7 Map Summary - All Sites.. _ _ ..: _ _ _ - - - - - - - - - - - - - - - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 8 Map Summary - Sites with higher or the same elevation as the Target Property_ _ _ _ _ _ _ _.. 9 Map Findings... _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 10 Orphan Summary.. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ .. 20 APPENDICES GeoCheck Version 2.1.. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _..; _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ A 1 Government Records Searched I Data Currency Tracking Addendum.. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ A40 IH .~ -1 A search of available environmental records was conducted by Environmental Data Resources, Inc. (EDR). The report meets the government records search requirements of ASTM Standard Practice for Environmental Site Assessments, E 1527-97. Search distances are per ASTM standard or custom distances requested by the usef. The address of the subject property for which the search was intended is: 6113 WEST BROADWAY NEW HOPE, MN 55428 .~ No mapped sites were found in EDR's search of available ( areasonably ascertainable I) government records either on the subject property or within the ASTM E 1527-97 search radius around the subject property for the following Databases: NPL:.. _ _ _ .. _ .. .. .. _ .. .. .. .. _ .. .. .. .. _ _ _.. _.. National Prio rity List Delisted NPL:______...._______.. NPL Deletions RCRIS.TSD:.._______.._......___.. Resource Conservation and Recovery Information System SHWS:___ _...... __.... _.. __.. ___ _ __.. State Haz. Waste CERCLIS=-_....__..____________.. Comprehensive Environmental Response, Compensation, and Liability Information . System CERC.NFRAP=-_..__.._...._____.. Comprehensive Environmental Response, Compensation, and Liability Information . System CORRACTS:_ _.... __.............. _...... Corrective Action Report SWFILF:_______.._..__....__..___.. Pennitted Solid Waste Disposal Facilities AST:.... _ _ _ _ .. .. .. _ .. .. .. .. _ .. .. _ .. .. .. .. .. .... Aboveg round Sto rage Tanks RAATS:....___.._______________.. RCRA Administrative Action Tracking System R CRIS-SQG:.. _ .. _ .. .. _ .. .. _ _ _ _ _ _ _.. Resou rce Conservation and Recove ry Info rmation System ReRIS-LaG:__.._____.._..___.._.. Resource Conservation and Recovery Information System HMIRS:...... __.._...... _.. ...... _.. _...... _. Hazardous Materials Information Reporting System PADS:......___...._....__..__..___..__ PCB Activity Database System ERNS:..____...._........_..__....__..__ Emergency Response Notification System FINDS:_________...._____..___.._.. Facility Index System/Facility Identification Initiative Program Summary Report TRIS:.. _ _ _ _ _ _ _.. .. .. .. _ _ _ .. _ .. _ _ .. .. _ .. . Toxic Chemical Release I nventory System NPL Lien:_.._.. _ _.... __.... _...... ___.. NPL Liens TSCA:..______....___________..__. Toxic Substances Control Act ML TS:..______...._..___.._____..__. Material Licensing Tracking System M N LS:.... _ _ .. .. .. _ .. .. _ _ _ _ .. _ .. .. .. _ .. .. .. M N LS MN Enf. Log:___..___.._.._..___... MN Enforcement Log MN vIe=-_ _.. _.. _............_ _.... ___ _.. Voluntary Investigation and Cleanup Program MN Spills:.._..__..___......__....__... MN Spills BULK:_ _.._ ..___ ..__.. _.. __.. ..__.. _... Bulk Facilities Database MN AGSPILLS:____....__..____.. MN AGSPILLS MN LCP:.. _ .. .. .. .. .. _ _ .. .. _ .. .. .. .. _ _ .. .... Closed Landfills Prio rity List MN HWSPermit:___....____...._. MN HWS Permit MN Del. SHWS=-____.._.._.._..__ MN Deleted SHWS ROD=-__ _.._.. _ __.... __ __.. _.. __ _.. _.. ROD CONSENT:......_______......__.._... Superfund (CERCLA) Consent Decrees Coal Gas:___..__.._______..____.. Former Manufactured gas (Coal Gas) Sites. Unmapped (orphan) sites are not considered in the foregoing analysis. Search Results: c Search results for the subject property and the search radius, are listed below: Subject Property: TC0355884.1 r EXECU11VE SUMMARY 1 -1 The subject property was identified in the following government records. For more information on this property see page 10 of the attached EDR Radius Map report: Site Database(s) EPAID NJA MOBIL SERVICE STATION 6113 W BROADWAY AVE NEW HOPE, MN 55428 UST ~ TC0355884.1 r EXECUTIVE SUMMARY 2 . } Surrounding Properties: Elevations have been determined from the USGS 1 degree Digital Elevation Model and should be evaluated on a relative (not an absolute) basis. Relative elevation information between sites of close proximity should be field verified. EDR's definition of a site with an elevation equal to the subject property includes a tolerance of ..10 feet. Sites with an elevation equal to or higher than the subject property have been differentiated below from sites with an elevation lower than the subject property (by more than 10 feet). Page numbers and map identification numbers refer to the EDR Radius Map report where detailed data on individual sites can be reviewed. Sites listed in bold italics are in multiple databases. LUST: The Leaking Underground Storage Tank Incident Reports contain an inventory of reported leaking underground storage tank incidents. The data come from the Minnesota Pollution Control Agencyls Leak Sites list. A review of the LUST list, as provided by EDR, and dated 10/01/1998 has revealed that there are 7 LUST sites within approximately 0.5 miles of the subject property. Equal/Higher Elevation Address Cist I Dir MaplD Page SUPERAMERICA #4375 6144 WBROADWAY AVE 0-1/8 ESE A2 11 LOUISIANA VILLA APARTMENTS 6281 LOUISIANA AVE N 1/4 - 1/2NE 5 14 WATERFORD APTS 7000 62ND AVE N 1/4 - 1/2E 6 14 ABM FLEET SERVICE 7016 63RD AVE 1/4 - 1/2NE 87 15 CRYSTAL WAREHOUSE (ABM) 7016 63RD AVE N 1/4 - 112NE 88 15 PARCEL #73-44050 7008 63RD AVE N 1/4 - 1/2NE 89 16 AMOCO SS #8828 6300 LAKELAND AVE N 1/4 - 1/2ENE 10 16 UST: The Underground Storage Tank database contains registered USTs. USTs are regulated under Subtitle I of the Resource Conservation and Recovery Act (RCRA). The data corne from the Minnesota Pollution Control's Underground Storage Tank File. A review of the UST list, as provided by EDR, and dated 10/01/1998 has revealed that there are 3 UST sites within approximately 0.25 miles of the subject property. EquallHigher Elevation Address Dist IDir Map 10 Page 0-1/8 ESE A2 11 0- 1/8 NNE 3 13 0.. 1/8 WNW 4 14 SUPERAMERICA #4375 6144 W BROADWA Y AVE ABRAHAM LINCOLN ELEMENTARY SCH 6200 W.BROADWAY AVE FIRST LUTHERAN CHURCH OF CRYST 7708 62ND AVE N _.=:t TC0355884.1 r EXECUTIVE SUMMARY 3 11 Due to poor or inadequate address information, the following sites were not mapped: Site Name PHOTO CONTROL CORP Database(s) RCRIS-SQG,FINDS TC0355884.1 r EXECUTIVE SUMMARY 4 I I' ~/ SCHMIDT LAKE R07" i\ \ I J \ ~ l - ~ \ "\ I~ \ \ \ TOPOGRAPHIC MAP =- 0355884.1r as All Phase Companies \ / ~ ( ,/ 'St\oo~ ( 0\", ~oo. '. "._. ~ b. (f(6r & \ ~,...~ tt; , < \ ~~ '-'- \) / BROOKlYN BLVD :n m C"l m Z -( ~ m Z ~ z o ~ m ?t:: m z , ,...... I 0--. _il '--,.-.- :E co ~ ~ ~ ~ m (m~'1 ~/" ~a ~~ ~ \ . ;~,to ----\I , G I . \J~th1niAV~~ \ I \ 194 \ ) = o o ;fi ;: m Z 63RD AVE N BASS LAKE RD ~\ ~-; \ \. N ,/'1 Major Roads Contour Unes Watsrways Airports Earthquake epicenter I Richter 5 or greater Closest Federal Well in quadrant Closest State Well In quadrant Closest PUblic Water Supply Well FAlRVIEW AVE N ~I = 47TH AVE H 47TH AVEN 2' < ~\ 0 :5 c ! Q ~ ) c: C) C') 0 ); ~ ctlI :z 0 :i :;g :z: 0 112 1 1-."." I J 2 M Un I ~ :/\,/ <BID Closest Hydrogeological Data .... Groundwater Flow Direction :-CQJj~~ Indeterminate Groundwater Flow at Location J G ~j Groundwater Flow Varies at Location !PB @ ~0 [[J @ TARGET PROPERTY: ADDRESS: CITY/STA TElZIP: ~ LA T/LONG: Broadway Mobil 6113 West Broadway New Hope MN 55428 45.0653/93.3758 CUSTOMER: CONTACT: INQUIRY #: DATE: All Phase Companies Rennie Smith 0355884.1 r April 071 1999 10:51 am -- Jl TARGET PROPERTY COORDINATES Latitude (North): 45.065300 .. 45' 3' 55.1 n Longitude (West): 93.375801 - 93' 221 32.9t1 Universal Transverse Mercator: Zone 15 UTM X (Meters): 470414.0 UTM Y (Meters): 4990056.0 USGS TOPOGRAPHIC MAP ASSOCIATED WITH nitS SITE Target Property: GEOLOGIC AGE IDENTlFlCATIONt 2445093..A4 OSSEOr MN Geologic Code: Era: System: Series: ROCK STRATIGRAPHIC UNITt Category: 01 Paleozoic Ordovician Lower Ordovician (Canadian) GROUNDWATER FLOW INFORMATION Stratified Sequence Groundwater flow direction for a particular site is best detennined by a qualified environmental professional using site-specific well data. " such data is not reasonably ascertainable, it may be necessary to rely on other sources of information, including we/l data collected on nearby properties, regional groundwater flow information (from deep aquifers), or surface topography:; AQUIFLOWW" Search Radius: 2.000 Miles MAP 10 19 29 49 59 69 79 109 119 129 13g 149 15g 16g 179 189 199 229 23g 26g 279 28g 319 33g 34g 35g 36g 379 38g DISTANCE FROM TP 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 - 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1/2 .. 1 Mile 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 - 2 Miles 1/4 - 1/2 Mile 1/4 .. 1/2 Mile 1/4 - 1/2 Mile o - 1/8 Mile 0- 1/8 Mile 1/2 .. 1 Mile 1/2.. 1 Mile 1 .. 2 Miles 1 - 2 Miles 1/2 .. 1 Mile 1/2 .. 1 Mile 1/2 - 1 Mile DIRECTION FROM TP North NNE NE NE North North NE ENE ENE NE WNW WNW ENE ENE ENE ENE ENE ENE East ESE ESE SSW SSW WSW WSW SE SE SSW GENERAL DIRECTION GROUNDWATER FLOW ENE E NE Not Reported ESE E NE SSE SSE Not Reported SW SE ENE E ENE E ESE SE Not Reported SE SE Not Reported Not Reported Not Reported Not Reported Not Reported Not Reported SSW t Scorca: P.G. Schruben, R.E. Arndt and W.J. Bawiec. Geclogy 0( the Conterm!nous u.s. at 1:2,500,000 Sca!a. A agfta! representation of the 1974 P.B.I<l."l9 and H.M. Bananan Map, USGS Digftal Data Serigs DDS .11 (1994). i U.S. EPA G l"OU1d Walei' Handbook,. Vol I: GltlU"ld Watar and Contamination, Offic:a c( Resaarch and development EPAi62SI6-9Oi'iJ16a.Chapter 4. page 78. September 1990. .. EOR AQUiFLOwnc i'I1onnalion System of ~ datarm!ned grcx.n:!wa1er 1low directions at specffic kx:aticns.. See the date pages at !he end 0( thls report lor a complete description. TC0355884.1 r Page 3 n ::,,--=1 MAP 10 39g 40g 429 43g 449 45g 46g 47g 48g 49g 519 529 53g S6g 579 SSg 59g SOg 629 63g 64g 6Sg B6g 679 6Sg 69g 73g 74g 75g 769 779 DISTANCE FROM TP 1/2 .. 1 Mile 1/2 .. 1 Mile 1/2 .. 1 Mile 1/2 .. 1 Mile 1/2 .. 1 Mile 1/2 .. 1 Mile 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Mil as 1 .. 2 Miles 1/2 .. 1 Mile 1/2 .. 1 Mile 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles 1 .. 2 Miles DIRECTION FROM TP SSW SSW SSE SSE SSE SSE SE SE BE SE SSW SSW SW SW SW SE SE SE BE SE SE SE SE SE SE SE SE South South SSW SSW GENERAL DIRECTION GROUNDWATER FLOW Not Reported SSE SE BE SE SE ENE ENE ENE ENE SE Not Reported E Not Reported Not Reported ESE SE ESE SE SE E SE SSE SE ESE ESE Not Reported ENE Not Reported Not Reported Not Reported For additional site information, refer to GeoCheck Appendix. General Topographic Gradient at Target Property: General ENE General Hydrogeologic Gradient at Target Property: No hydrogeologic data available. Site-Specific Hydrogeological Data.: Search Radius: 2.0 miles Status: Not found FEDERAL DATABASE WELllNFORMATlON WELL DISTANCE DEPTH TO QUADRANT FROM TP LITHOLOGY WATER TABLE Northern >2 Miles Sand and gravel 15 ft Eastern >2 Miles Not Reported Not Reported Southern 1 .. 2 Miles Sandstone 71 ft Western 1 .. 2 Miles Not Reported Not Reported STATE DATABASE WELL INFORMATION WELL DISTANCE DEPTH .E::: QUADRANT FROM TP Northern 1/4 .. 1/2 Mile 167 Eastern 1/4 .. 1/2 Mile 93 Southern 1/4 .. 1/2 Mile 156 Western 1/4 .. 1/2 Mile 92 TC0355884.1 r Page 4 ~I PUBUC WATER SUPPLY SYSTEM INFORMATION Searched by Nearest PWS. NOTE: PWS System location is not always the same as well location. PWS Name: DIAMOND LAKE LANES 7740 LAKELAND AVE N BROOKLYN PARK, MN 55448 Location Relative to TP: >2 Miles North PWS currently has or has had major violation(s): No AREA RADON INFORMATION EPA Radon Zone for HENNEPIN County: 1 Note: Zone 1 indoor average level> 4 pCiIL. : Zone 2 indoor average level >= 2 pCi/L and <= 4 pCiIL. : Zone. 3 indoor average level < 2 pCiIL. Zip Code: 55428 Number of sites tested: 4 Area Average Activity % <4 pCVL 0/0 4..20 pCiIt Ok >20 pCi/L Living Area.. 15t Floor Living Area... 2nd Floor Basement Not Reported Not Reported 3.800 pCVL Not Reported Not Reported 500/0 Not Reported Not Reported 500/0 Not Reported Not Reported 00/0 Iia TC0355884.1 r Page 5 ~ OVERVIEW MAP = 0355884.1 r a All Phase Companies a., ;>~ = L- -1\~ Y \ ~-"~~~ _MODE~~S4 \~\~ ud ~~~ / '~~=7 ,: T'/~ h ~~iJ I 94 ~ ~ URD AVE N ~O - ~-:I:~~'~" A~ -, ;;:7 I \ \ \ ~ ~ / J-J ~ r= -.~ -~, _ CI > / -:;- (~}- ~0 ~ R, -, N ~//'" ~, , J ' , ..] /. J I, 7r~ ,. /1" 2 D A V E N 2 N ~ A V E. N I I -~ =-=~I \ ~- :' t ~~ - ~:~ -i ~- ~ : ~ ~/~~c~~~ -L --- ) f/#~' // - -------~ 8 8 / ~1 ~~ '" - ~~~ 61: '\ \, ~ ~ -- - \ \: ~r;-~ ~;a ~I -- > b .,~ \/1"- Z \ I 63,0 AV::.A[ I J \ t,,: A ~,: - \ 7- \~l ___! t t \ I j / J ~~ \~ 1// \ 'v/ \ -,..~() \ 1 ~ \ ~ \ 1 \ \\1 7 ~~ I \ ---.~ .~ -~4f HAVE N * Target Prop-arty A Sites at elevations higher than or equal to the target property .. Sites at elevations lower than the target property i.. Coal Gasification Sites [If requested) 1:] National Priority Ust Sites [;J Landfill Sites D L.".. 1/4 I 1/2 ~ f~l Power transmission fines f..l Oil & Gas pipelines rza 1 aO-year flood zone ~ SOO-year flood zone II Wetlands p-er National Wetlands Inventory (1994) TARGET PROPERTY: ADDRESS: CITY/STA TElZIP: . ~ LAT/LONG: Broadway Mobil 6113 West Broadway New Hope MN 55428 45.0653 J 93.3758 CUSTOMER: CONTACT: INQUIRY #: DATE: All Phase Companies Rennie Smith 0355884.1 r April 07, 1999 10:49 am DETAiL MAP a 035588401 r CD All Phase Companies \ :e ! ~ = ! ~ = ~ m = ~ ~. ~ .~-~- :=: ' , - - ~" Z 5 ~~~ ~ ~ 5 :3 EN 621J2AVE N d~J!dtr~>c ~B8~. -- ~111111-- .._t - <- "'- -- . .~~.~".,-- ~ -'cc"" rS~ ,. - - - i'--.. 0 ~ z Ul ~ ~ to :; .9 z w rc ~ z ~ ~ co 5 QI ...... \ ,~~~.z. ~i5~[~[~[!~~~~ ~~ 1i:~ ';:;:s&';;'1,-,:~.,:;: '" -,~~.- ,.. l';:'~ \ "R~'" ...... ................. ~WEN C.: :4~~?l;~~~ ~ _ .....~.........Nr.:~~..... ~z~~~:i~~~. "''''3:.: - :r'; - 2 AVe "N z ri i 3: ...... ..._~...~... .....::: ;'-;;SF;:-. -;~': ;;j~-:" ...-- -=-~~ ....~:"' _~"""".r ::>: :os. :;:;::2'2-. -~ _ ~~A.~~~~r~=. LOMBAADY LN AVEN ::e: g; ct' ~ ! CD l1li ~ 60TH AVE N c: \ 2AVEN 5 m - := s- ~ 591M PL N m -~ :z \~~ z ------- w '* Target Property 1116 1/8 I 1 .A. Sites at elevations higher than or equal to the target property . Sites at elevations lower than 1\/ Power transmission lines the target property 1\1 Oil & Gas pipelines A.. Coal Gasification Sites (if requested) ~ iDe-year flood zone ;;:! ,. Sensitive Receptors . fZj 500-year flood zone E3 National Priority Ust Sites iii Wetiands per National ~ 0 Landfill Sites Wetlands Inventory (1994) 60TH ----.. 1/4 YI~a -l ~ TARGET PROPERTY: ADDRESS: CITY/STA TElZIP: -:'1 LA T /LON G: Broadway Mobil 6113 West Broadway New Hope MN 55428 45.0653/93.3758 CUSTOMER: CONTACT: INQUIRY #: DATE: All Phase Companies Rennie Smith 0355884.1 r April 07, 1999 10:50 am NORTHWEST ASSOCIATEDCON5ULTANTSrINC. 4800 Olson rvlemorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsi mile: 763..23 1 .2561 plan ners@nacplanning.com TO: Kirk McDonald FROM: Kimberly Holien/Alan Brixius DA TE: October 11 , 2006 SUBJECT: Oelkar LLC.- 62nd Avenue Redevelopment Concept Plan CASE NO: 131.01-06.14 BACKGROUND Delkar, LLC. is requesting concept stage PUD approval for the redevelopment of nine lots located along 62nd Avenue, extending west from West Broadway. The subject site is a redevelopment site, consisting of three City owner lots, the Swift gas station site, and five additional lots to the west along 62nd Avenue. The project consists of 36 attached townhome units in a mix of three-unit and eleven-unit structures. The site is 3.03 acres in size and is zoned R-3,Medium Density Residential with the exception of the easternmost lot, which is zoned CB, Community Business. The easternmost lot is the Swift gas station site. The owner of this building is no longer interested in operating the gas station, and has asked that the site be included in the redevelopment project. This site must be rezoned as part of any application for residential development. PROCESSING To accommodate the proposal, the following approvals are necessary: 1. Comprehensive Plan Amendment. A comprehensive plan amendment changing the land use of the easternmost property, 6113 West Broadway, from commercial to medium density residential is necessary to make it consistent with the City's Comprehensive Plan. 2. Rezoning. Currently, the property located at 6113 West Broadway is zoned CB, Community Business. A rezoning of the property from CB, Community Business, to R-3 or PUD, Planned Unit Development, is necessary to accommodate the proposed use. The remainder of the site will retain its R-3 zoning, and require a conditional use permit for planned unit development The entire site is identified in the Comprehensive Plan as a redevelopment area for medium or high density residential development. The Plan specifically states, "the medium density housing located along 62nd Avenue, between Winnetka Avenue and West Broadway, has been identified as a redevelopment target area. The poor building and site conditions associated with this medium density use are a negative influence on the low density neighborhood to the south. Aggressive area redevelopment is suggested. Due to the limited size and location of the site, it is recommended that a reduction in density from its present condition be made. Medium density residential land uses consisting of twin homes or townhomes with attached garages would be an appropriate option." 3. Approval of a conditional use permit for concept stage planned unit development. This part of the PUD designation is necessary to establish specific flexibilities allowed within this redevelopment relating to setbacks, density, use of private streets, and other items which will be identified in this review. ISSUES AND ANALYSIS PUD Zoning. The purpose of planned unit development is to provide for grouping of buildings in an integrated and coordinated design. The PUD is intended to introduce flexibility and architectural controls for the conservation of land and to encourage create environments that might be prevented through the strict application of New Hope's Zoning and Subdivision Ordinance. Surrounding Land Use. The subject site is surrounded by the following land uses: (I Commercial uses to the west . Single Family Residential to the south · Commercial and High Density Residential to the east . To the north, within the City of Brooklyn Park, Detached Single Family Residential, Multi Family Residential, and Conservancy The proposed town homes in this area appear to be appropriate based on the existing land use of the site, and the surrounding land uses. General Site Layout. The proposed redevelopment project creates a medium density residential neighborhood bounded by 62nd Avenue to the north and West Broadway to the east. The development plan includes four buildings, containing a total of 36 townhome units. The units are arranged with three eleven-unit structures to west, and one three-unit structure to the east. All eleven-unit structures open to a central courtyard. The PUD ordinance limits all townhouse structures to three to eight dwelling units. The proposed arrangement exceeds this maximum requirement. Four different unit designs are proposed. The plan includes six one bedroom units, 2 eight two bedroom units, and two different three bedroom designs, for a total of 36 units. The minimum floor area requirement for townhomes is 1 ,000 square feet, exclusive of the garage. All units meet this requirement. The redevelopment is proposed in two phases. Phase I will consist of 14 total units on the four eastern lots. Phase II will consists of 22 total units on the remaining lots to the west. Density and Lot Area Per Unit. Townhomes in the R-3 district require a minimum of 5,000 square feet of lot area per unit. On a 3.03 acre site, this minimum lot area would allow for 26 units. The applicant has proposed 36 units, exceeding the maximum density allowed. As a consequence of a planned unit development's planned and integrated character, the number of dwelling units allowed within the respective base zoning district may be increased up to 20 percent based upon a finding by the city council that such an increase is consistent with the goals of the comprehensive plan and achieves the PUD stated objectives of subsection 4-34(a) of this Code. With said increase, the site would be allowed 32 units. The site appears to be tight, resulting in insufficient setbacks, drive aisle width, and limited open space. Staff recommends that the applicant remove a minimum of four units and pursue an alternate design that meets the density requirements for the underlying district. Setbacks. The underlying zoning of the subject site is R-3, Medium Density Residential. The standard setbacks in this district are as follows: Townhome Setback Required Proposed Front Yard 25 feet 15 feet Rear Yard 30 feet 40 feet Side Yard-Interior 1 0 feet 30 feet Side Yard- Abutting 25 feet 30 feet collector or arterial street While some degree of setback flexibility is often accommodated through PUD, the following standards must be adhered to: Periphery Setback. The front and side yard restrictions at the periphery of the planned unit development site at a minimum shall be the same as imposed in the respective districts. Comment: A front yard setback of 15 feet is proposed, in proximity to 62nd A venue. A front yard setback of 25 feet is required. Front Setback. No building shall be located less than 20 feet from the back of the curb line along those roadways which are part of the internal street pattern. "l J Comment: The back of the curb is not indicated on the site plan. However, it the plan illustrates a minimum 7'8" setback from the private drive to the housing units. Building separation. Buildings within the same lot shall maintain a minimum setback of ten feet between buildings. Comment: A minimum ten foot setback is provided between the foundations of all buildings. The proposed front yard setback of 15 feet is not compliant with the periphery setback. The applicant shall be required to submit an alternate design that shifts the units to the south, allowing for a minimum 20-foot setback from 62nd Avenue. The concept plan shall also be modified to provide a more significant setback from the private drive to the edge of each unit. Each unit must be setback a minimum of 20 feet from the back of the curb. Open Space. Townhouse projects shall have an open space area equal to 40 percent of the total project site. In this case, the site would require 1.21 acres, or 52,795 square feet of open space. The concept plan illustrates 60,980 square feet of open space, excluding walkways. The amount of open space provided is in compliance with the minimum requirement. A number of two and three bedroom units are proposed, suggesting" that the site will attract families. Each complex of two or more buildings containing eight or more dwelling units shall be required to have a visually defined or fenced active recreation area. The size of the recreation area shall be 2,000 square feet plus an additional 50 square feet for over twenty dwelling units. A number of landscaped courtyards are proposed throughout the site. However, none of these courtyards meet the 2,000 square foot requirement. An elementary school is located to the north, across 62nd Avenue, which may accommodate the recreational needs of the development. Parking. Two-family dwellings and town homes require one enclosed and one and one- half open parking spaces per unit. For the 36 units proposed, the applicant is required to provide 36 enclosed spaces, and 18 open spaces. A total of 81 spaces are proposed for the site, 72 covered spaces and 9 open spaces. The provided parking satisfies the minimum requirements for the site. Each unit will contain a 480 square foot (20x24) two stall garage, for a total of 72 enclosed stalls. A private garage is required for each dwelling units in any multiple- family dwelling structure. Said private garage shall be a minimum of ten feet in width and 20 feet in depth. The proposed garages exceed the minimum requirement. Nine open parallel parking stalls are provided on the south side of the units. These parking areas are in addition to the 25-foot roadway. These stalls will be accessed by 4 the private drive and will not be visible from 62nd Avenue. The remainder of the site shall be appropriately signed to deter any parking outside designated areas. Access and Circulation. Access to the site is proposed at three points, one in the northwest corner of the site off 62nd Avenue, and one off West Broadway in the southeast corner of the site, and one in the center of the site off 62nd Avenue. These access points are connected by a 24 foot private drive, which narrows to as little as 20 feet when adjacent to the rain gardens. The access point off of West Broadway will require a permit from Hennepin County, as this is a County Road. Due to the level of traffic on this roadway, this access point may be restricted to right-in, right-out traffic circulation. Private roadways within planned unit development project shall have an improved surface to 25 feet or more in width and shall be so designed as to permit the city fire trucks to provide protection to each building. Access for emergency vehicles appears to be feasible throughout the site. However, the drive width must be increased to 25 feet to meet the PUD requirement. Two additional 22-foot north-south private drives are also proposed. One will provide access to the units at 7721 and 7701 62nd Avenue, and a second will provide access to the easternmost units. These are dead-end drives, with no potential for through traffic. As such, the proposed width may be acceptable. Each townhome unit will be accessed by a private driveway 18 feet wide and a minimum of 18 feet deep. Each driveway can be expected to accommodate up to two additional guest parking spaces. Pedestrian traffic will be serviced by a series of sidewalks, connecting each unit to the adjacent courtyards. Sidewalks also extend from each courtyard to the existing sidewalk along 62nd Avenue. Snow Storage. Potential locations for snow storage have not been indicated on the site plan. As proposed, the site is very tight and does not allow many feasible options for storage. This information is necessary to ensure that snow storage will not impede upon the private drive lanes and parking areas. Landscaping. In residential districts, The lot area remaining after providing for off- street parking, off-street loading, sidewalks, driveways, building site and/or other requirements shall be landscaped using ornamental grass, shrubs, trees or other acceptable vegetation or treatment generally used in landscaping. The site plan illustrates the proposed general location and number of plantings for the site. As presented, the applicant is proposing 27 overstory trees and a variety of shrubs and perennials. A detailed landscape plan is not required at concept stage. However, a landscape plan shall be required at development stage, including a detailed planting list with sizes and species indicated as part of the final plan. After reviewing the information provided, staff recommends that the applicant intensify the landscaping along the southern border of 5 the site, to provide a buffer from the single family residential district. Building Design. The applicant submitted conceptual building elevations, illustrating three townhome structures connected by a roofed archway with varying rooflines, brick accents, and various ornamental features to break up the fagade. The structure is 34 feet in height, as measured to the mean distance of the highest gable. The proposed height is within the height parameters of the ordinance, which allows buildings in the R- 3 District to be constructed to a height of 36 feet. The PUD ordinance limits all townhouse structures to three to eight dwelling units with no single wall greater than 48 feet in length without an offset of four feet or more, or an angle of 22 1/2 degrees, or more. As proposed, the dwelling units are in a combination of three and four unit structures, all connected by an overhang containing living space above. The applicant has stated that the all structures also share a foundation, which would make one eleven-unit structure. The applicant shall submit an alternate design, reducing the number of units in each structure to a maximum of eight. Grading and Drainage. A grading and drainage plan has been provided. The concept plan does illustrate two rain gardens along the southern edge of the site, adjacent to the private drive. Drainage and utility system plans are required as part of the development stage plan review criteria. At that point, said plans are to be submitted to the city engineer and the final drainage and utility plans shall be subject to their approval. CONCLUSION Nine properties along 62nd Avenue have been identified for redevelopment. Changing the zoning and land use of the corner lot would be appropriate, as would a PUD designation for the remaining lots. It appears, based on the concept plan, that some flexibility is being requested regarding density, setbacks, and drive width. The acceptable range of flexibility requested is a policy decision that will rest with the Planning Commission and Council. However, the site appears to be tight, and adjustments are necessary to respond to needs for snow storage, setbacks, drainage, and landscaping. The site is identified in the Comprehensive Plan as a redevelopment area for medium or high density residential development. Aggressive area redevelopment is suggested and due to the limited size and location of the site, it is recommended that a reduction in density from its present condition be made. The proposed density of the site does not appear to be consistent with the intent of the Comprehensive Plan in this manner. 6 lJ Bonestroo i~51~q~ Rosene AnderJil< & Associates 2335 West Highway 36 · St. Paul, MN 55113 Office: 651-636-4600 · Fax: 651-636-1311 www.bonestroo.com ~ Engineers & Architects TO: Curtis Jacobsen FROlVI: Vince Vander Top cc: Kirlc McDonald, Guy Jolmson, Paul Coone DATE: October 18, 2006 SUBJECT: 7601-7641 62nd Avenlle Redevelopment Northgate Ne\v Hope Our File No. 34-Gen NW5.06.01 vVe have received the concept plans for the residential redevelopment at the corner of 62nd Avenue and vVest Broadway. We also attended the meeting with the developer to discuss the concept. Please consider the following items as the concept is reviewed further. Transportation 1. It is anticipated that the main roads in the subdivision would be privately maintained. The typical street width is 24 feet wide. No parking ShOllld be allowed along these streets given this width. If parking is desired on side only, the streets should be widened to 28 feet wide from back of curb to back of curb. 2. Areas of the main drive lane narro\v to 20 feet wide. The width of these areas shollld be increased to 24 feet. 3. The drive lanes betvveen the units are 20 feet "vide. This is the minimum acceptable \vidth and is consistent with similar drive lanes on vVinnetka Green. 4. Two accesses are provided to 62nd Avenue. The east access could be closed after Phase 1. Two accesses would be acceptable for this type of development. 5. The access to West Broadway would need to be approved by Hennepin County. This may an issue given the proximity of the access to the signal at 62nd Avenue. This should be reviewed \vith County staff Storm Water 6. The soils in the development area may be sandy and well-draining. If this is the case, rain gardens and infiltration basins may provide acceptable methods to control and treat storm \vater runoff. 7. Storm sewer overflo\v outlets would need to be provided to the rain gardens. Drainage could not be directed to the properties to the south. · St. Paul, St. Cloud, Rochester, Willmar, MN · Milwaukee, WI · Chicago, IL Affirmative Action/Equal Opportunity Employer and Employee Owned 8. Storm sewer could be extended into the development from the main storm trunk line in West Broad\vay. 9. Storm water rate control and treatment would need to meet the City's Surface Management Plan standards, as well as, the standards of the Shingle Creek Watershed. Sanitary Se\ver and Water Supply 10. The 9-inch V.S.P. Sanitary se\ver pipe on the south side of 62nd Avenue and \vest side of West Broadway \vould provided adequate capacity for this redevelopment. 11. The 8-inch water main along 62nd Avenue and 6-inch water main along West Broadway WOllld provide adequate service to this development. The \vater main \vould loop tmough this development connecting to both 62nd and West Broadvvay. 12. All utilities \vithin the development (outside the 62nd Avenlle and vVest Broadway) ROWs would be considered private. End of Comments If you have any questions or concerns please contact me at 651-604-4790.