1978 RES HRA NOTICE OF PUBLIC HEARING ON
NEW HOPE REDEVELOPMENT PLAN I
NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Authority
of the City of New Hope has submitted New Hope Housing and Redevelopment
Plan I (the Plan) and New Hope Housing and Redevelopment Project i (the
Project) to the New Hope City Council for a hearing and review. The City
Planning Commission has reviewed the Plan and the Project, and will have its
recommendations for the City Council prior to a hearing which will be held on
the Plan and the Project before the City Council in the City Hall at 7:00 o'clock
P.M., February 12, 1979, at 4401 Xylon Avenue North, New Hope, Minnesota.
The area included in the Plan consists of land with I .D. numbers
18-118-21 23 0002, 18-118-21 22 0004, 18-118-21 23 0001, and 18-118-21 23 0059.
Project i includes all of said tracts of land except 18-118-21 23 0059. The Plan
area is generally described as that part of the Southeast Quadrant of the inter-
section of CSAH 18 and CSAH 9 lying West of Gettysburg Avenue North and
Hipp's Hopewood Hills 2nd Addition; North of Gordon's Lakeview Terrace 2nd
Additon; East of CSAH 18 and South of CSAH 9.
The Plan includes the purchasing of the premises described in HRA
Project 1, and selling the land for platting and development by a private de-
veloper with single and two-family density residential units.
Ail who wish to be heard as to the proposed Plan and Project will
be heard at this meeting.
Dated: December 28, 1978.
W. Peter Enek
Secretary-Treasurer
New Hope HRA
Published in the New Hope-Plymouth Post the 25th day of January, 1979.
BY-LAWS OF
NEW HOPE HOUSING AND REDEVELOPMENT AUTHORITY
1. OFFICERS. The Housing and Redevelopment Authority shall elect
a Chairman, a Vice Chairman, and a Secretary from among the commissioners
of the Housing and Redevelopment Authority for each calendar year, and officers
so elected shall serve until their successors are elected and duly qualified. The
City Treasurer is designated to' serve as the Treasurer for the Housing and
Redevelopment Authority.
2. SEAL. The Housing and Redevelopment Authority shall have a seal
which shall be judicially noticed.
3. CONTRACTS. Every contract, co{~veyance, or other written
instruments shall be executed on behalf of the Housing and Redevelopment
Authority by the Chairman, the Executive Director, and the Secretary, with
the corporate seal affixed, but only pursuant to authority from the Housing
and Redevelopment Authority.
4. REGULAR MEETINGS. Regular meetings shall be held at 7:50 p.m.
on the 2nd Monday of January of each year, commencing in 1979, and on such
additional dates as shall be designated by the Authority by resolution.
5. SPECIAL MEETINGS. Special meetings may be called by the Chairman
or by any two commissioners by writing filed with the Clerk who shall then mail
a notice to all the members of the time and place of meeting at least one day be-
fore the meeting. The Chairman or, in his absence, the Vice Chairman shall
preside at all meetings. Ail meetings of the Housing and Redevelopment
Authority shall be open to the public. The Housing and Redevelopment Authority
shall preserve order at its meetings, compel the attendance of members and
punish non-attendance, and shall be the judge of the election and qualification
of its members.
5. DIRECTOR. The Housing and Redevelopment Authority shall annually
appoint an Executive Director, who shall serve at the pleasure of the Housing
and Redevelopment Authority.
6. LEGAL COUNSEL. The Housing and Redevelopment Authority shall
annually appoint legal counsel, to serve at the pleasure of the Housing and
Redevelopment Authority.
7. QUORUM. A majority of the Housing and Redevelopment Authority
shall constitute a quorum for all purposes.
8. MEETING PROCEDURE . Robert's Rules of Order shall govern all
proceedings of the Housing and Redevelopment Authority.
9. MILEAGE. Reimbursement for mileage expenses shall be as determined
periodically by the Housing and Redevelopment Authority.
10. FUNDS. No disbursement of Hous-ing and Redevelopment Authority
funds shall be made except by an order drawn by the Chairman and the Clerk
upon the New Hope City Treasurer.
Dated the 26th day of December, 1978.
ATTEST:
Secretary
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Chairman
Commissioner Plufka introduced the following resolution and moved
its adoption:
RESOLUTION RELATING TO NEW HOPE REDEVELOPMENT
PLAN; APPROVING AND MAKING FINDINGS WITH
RESPECT THERETO, AND SUBMITTING THE PLAN TO
THE CITY COUNCIL AND CITY PLANNING COMMISSION
BE IT RESOLVED by the Housing and Redevelopment Authority of New
Hope, Minnesota (the Authority), as follows:
1. That a vacant area exists in New Hope, Minnesota, which, if acquired
bY the Authority could be developed at a cost reasonably related to the public
purpose to be served without major residential clearing activities and .with full
consideration of the preservation of beneficial aspects of the urban and natural
environment, for such uses as are consistent with emphasis on housing and
low and moderate income families including the Provision of schools, hospitals,
parks and other essential public facilities, in accordance with Minnesota
Statutes, Section § 462.421, as amended, and that it is in the interest of the
community that this Authority formulate a redevelopment plan in accordance
with Minnesota Statutes Section § 462.421, as amended, which shall be known
as the New Hope Redevelopment Plan I (the Plan), and undertake redevelopment
projects in accordance with the Plan.
2. That in order to finance any redevelopment projects, it is necessary
that the redevelopment projects be conducted in accordance with the Tax
Increment Financing Program cited as the Municipal Housing and Redevelopment
Act, Laws of 1947, Chapter 487, Minnesota Statutes Section § 462.421, as
amended, et seq. (the Municipal Housing and Redevelopment Act).
3. That it is in the best interests of the community that the said re-
development projects be conducted by this Authority with the necessary
approvals of the City Council of the City of New Hope, Minnesota.
4. That this Authority should conduct said redevelopment projects
under the Municipal Housing and Redevelopment Act together with all other
Statutes and Laws of the State of Minnesota which are compatible herewith,
and that the Municipal Housing and Redevelopment Act be and the same hereby
is incorporated into the Plan.
5. The Plan as hereinafter set forth is adopted by the Authority, and
the Secretary of the Authority is hereby authorized to submit the Plan to
the' Planning Commission for the City of New Hope for its written opinion,
to apply to the City Council for the necessary approvals and to take such other
acts as are necessary to implement the Plan, including the publication of the
attached "Notice of Public Hearing on New Hope Redevelopment Plan I.
Attest: ~.~~.~J/ ~// Chairman
Secretary k~
The motion for the adoption.of the foregoing resolution was duly seconded
by Commissioner Otten and on vote being taken thereon, the following
Commissioners voted in favor: Erickson, Enck, Hokr, Otten,' Plufka; and the
following voted against the same: none; whereupon said resolution was
declared passed and adopted and was signed by the Chairman and his signature
attested by the Secretary.
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NEW HOPE REDEVELOPMENT PLAN I
1. The redevelopment plan shall be designated as the "New Hope
Redevelopment Plan I" (the Plan). The attached legal description describes
the boundaries of the Plan (the Plan Area) ~
2. All property in the Plan Area shall be acquired by the Authority
through direct negotiation or by eminent domain proceedings or by any means
in accordance with the Municipal Housing and Redevelopment Act. Disposal
of any properties acquired shall also be through any procedures authorized
by the Municipal Housing and Redevelopment Act.
3. Any redevelopment in the Plan Area shall be undertaken in accordance
with specific redevelopment projects to be adopted by the Authority.
4. The financing of any redevelopment project shall be accomplished
by the resale of any properties acquired and with any balance remaining, to
be financed in accordance with the Tax Increment Program designated as
M.S.A. § 462.585, Subd. 4, and other provisions ofM.S.A. § 462.585.
5. It is the intention of the Authority that the Plan Area shall be re-
developed for single family homes and duplexes. It is however, recognized
that amendments to said purpose may be necessary as the Plan develops.
It shall be a purpose of the Plan to coordinate the physical redevelopment with
the plans and purposes of the City of New Hope regarding the development of
single and multi-family housing in the City of New Hope.
6. Any redevelopment projects regarding specific portions of the Plan
Area shall be considered by the Authority by taking into account projects
which may be proposed at the public hearing before the City of New Hope, any
redevelopment projects which the Authority may consider in its own initiative,
and any redevelopment projects which may be propdsed to the Authority at any
time. ·
7. Ail proposed redevelopment projects in the Plan Area shall be subject
to the approval of the Authority, and all dispositions of realty acquired by the
Authority shall contain proper restrictions insuring that all Redevelopment
Projects shall be in conformity with the Plan.
8. The Authority reserves the right to modify these stated policies
and procedures in accordance with Law at any time in its judgment such
modification shall be desirable to serve the public interest.
9. This Plan also incorporates that Plan summary prepared by the
Executive Director of the HRA consisting of 6 pages and an attached plat map,
all of which are attached hereto.
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HRA
City of New Hope
REDEVELOPMENT PLAN FOR
42nd/#18
General
Minnesota Statutes Section 462.411 et seq. allow for Housing and
Redevelopment Authorities to undertake redevelopment projects and to
conduct these redevelopment activities on a locally financed basis
without federal assistance through tax increment financing.
The following ~ections of this document set forth the redevelopment
plans and methods of financing a project of redevelopment to be under-
taken by the Housing and Redevelopment Authority in and fom the City
of New Hope, Minnesota.
Purpose and Objectives of Redevelopment
The provisions contained in the following sections are the
plans for acquisition, improvement and disposition of real
property and the undertaking of redevelopment activities
that were determined necessary to accomplish the objectives
set forth in the resolution establishing the Authority pur-
suant to Section 462.445.
The objectiv= of this plan is to redevelop undeveloped land
defined by the boundaries of the project.
l)
2)
Eliminate and remove conditions existing which, if
left unattended, would cause a blighting effect on
sound adjacent residential properties and neighbor-
hoods.
Place undeveloped land in a state suitable for the
development of new housing that is of a type of
structure and traffic generation that will contri-
bute to the stability, health, Safety and general
welfare of adjacent properties and neighborhood.
b. Purpose and Objectives of Tax Increment Financing.
The provisions set forth in Section 5 provide for
permanent project financing through the sale of general
obligation bonds by the City of New Hope that will sub-
sequently be repaid with tax increment proceeds from the
redeveloped properties..
The objectives of using tax increment financing for the
redevelopment activities set forth in this plan are:
1) To pay for the Capital, administrative and financing
costs of the project; and
2)
Allow the Authority to "write down" the purchase
price of the properties to a private developer for
the construction of lower density housing.
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c. Effective Date of These Provisions.
The Redevelopment Plan and these provisions will become effec-
tive on the date approved by the New Hope City Council.
d. Applicable Redevelopment Projects.
The provisions set forth the program for redevelopment activi-
ties and method of financing. The redevelopment project is iden-
tified in Section 2 and on the attached "General Local Map".
(Exhibit I).
Redevelopment Project Data:
This section sets forth the location of the project and an ,analysis
of existing 'conditions.
a. Project Location:
The southeast corner of the intersection of CSAH #18 and #19.
The legal description of the boundary is as attached. (Exhi-
bit II).
b. Existing Conditions:
Land Use:
1) Existing: The redevelopment project boundaries delineates
three vacant underdeveloped parcels.
2) Adjacent: Single-family residential and major streets.
Conditions:
The project area is vacant property with normal soil condi-
tions for the City, with a rolling topography that is high
at the northeast corner of the site and drops to the south-
west. The site has access only from the east off Gettysburg
Avenue. Limited access highways border the west and north
sides. The south boundary abuts existing or planned residen-
tial development.
Lot Data:
There are three parcels involved in the project. Two smaller
parcels on the north are identified as parcels 1 and 2 on
Exhibit I. Parcel 1 has ..71 acres of land area. Parcel 2 has
2.35 acres. The majority of the project covers Parcel 3, which
is 9.48 acres in size.
Zoning:
Existing: Parcels 1 and 2 currently zoned Limited
Business (LB)
Parcel 3 currently zoned Multiple (MR)
Proposed:
R-2 under the new Zoning Code to permit
and limit development to single family
and two family structures2
e. Existing Ownership Data:
Parcel 1
Parcel 2
Parcel 3
Harry C. Carpenter
Myra E. Collier
Fremont Fletcher
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4o
While these three parties are listed on tax records.as current
owners it is the City's understanding that Fremont Fletcher and
Gerald Harrington have all three parcels under control by contracts.
Redevelopment Activities
a. Proposed Development
The Authority is proposing to purchase all three parcels in order
to obtain title so that the current high density zoning classifi-
cation can be removed and the property resold for a lower density'
residential use that will be more compatible, in terms of type and
style of housing and traffic generation, with adjacent development
than is the current MR zoning classification. The pro~sed develop-
ment would include 8 to 10 single family homes and 24 to 28 two-
family residential units.
be
Site Preparation
Ail site preparation activities, with the exception of water and
sanitary sewer, will be .at the.option of the developer. The site
preparation activities include grading, storm sewer construction
and street completion in addition to the water and sewer work.
The City of New Hope shall install the water and sewer under stan-
dard City special assessment policy. The developer has the option
of having his own contractor constrUct streets and storm sewers
or to petition the City for the work by special assessment proce-
dures.
Ce
Acquisition Schedule:
The HRA does not plan to use the power of emminent domain in
the acquisition of property. It is assumed that all property can
be purchased by negotiated purchase .agreements.
The properties included in this project are scheduled to be ac-
quired in the first half of 1979.
Construction Schedule:
Construction is to begin immediately upon completion of the pur-
chase and resale of the property.
Management and Selection of Developer
a. Management Responsibility
The HRA will be responsible for managment o~ the project as to
the purchase of the project from the current owners and the re-
sale. The HRA will monitor the platting, site development and
construction to assure that the project is coordinated with the
plans and purposes of the City of New Hope.
be
Selection of Developer
The developer will be selected in accordance with procedures man-
dated by the Minnesota Statutes and the HRA by-laws.
Se
Financing
Tax Increment Financing, as provided under Section 462.585 Sub. 4
and other provisions of MSA 462.582, will be used to finance the
redevelopment activities under this plan. Under this procedure the
City of New Hope will furnish proceeds of bonds to the HRA and the
HRA, in turn, pledges repayment to the City by the tax increment
method.
Tax Increment Bonds may be sold by the City to finance the expense
items noted:
a. Capital Costs: Land Acquisition
b. Administrative Costs:
1) Planning
2) Legal
3) Consultant Fees
4) Bond Sale
Co
Other Costs Necessary to Carry Out t~e Program:
The amount of the bonds sold should be equal to the gross costs
of items a., b., and c., less proceeds from the sale of the land
to developers.
The net project cost in order to compete the amount of the bond
issue is established in the following section.
Estimated Project Cost
a. Estimated Project Cost:
The expense for purchasing the project property is $325,000
plus a contingency allowance of 5% or $16,250 for a total
capital cost of $341,250.
Estimate of Total 'Financing
The total cost of this project is estimated to be:
Capitalized Interest - 2 years @6%
Bond Discount
Bond Sale Costs
Rating
P1 anning/Lega 1/Cons ul tan t
Payment Cost
$49,195..
3,500
3,857
1,000
107000
341,250
Total $408,802
These costs will be reduced by the amount of money obtained
from resale of the property which is estimated to be $250,000.
The actual sale of bonds will be in an amount ranging from the
$408,802 to as little as $90,000 depending on final terms of
sale, payment plans and the size of the bond issue which will
affect costs of the bond sale and, therefore, the amount of
monies needed.
Estimated Tax Increment Yield
It is impossible to project accurate figures for increased
receipts since the value of the proposed structures are not
known at this time. For an example, however, if construction
were to start in 1979 and be completed in 1981, the following
values can be assumed.
Units Constructed 1979 1980 1981
Si ngl e Fami 1 y 5 5 0
Two family 0 12 12
At a value of $50,00 for each single family a~d $85,00~ for
each two family structure the increased market value would be:
Market Value
1981 $ 250,000
1982 $1,270,000
1983 $1,020,000
Assuming that all of these units were under homestead the
assessed value would be as follows:
1981 $ 72,000
1982 $ 285,780
1983 $ 427,560
Taxes collected on these evaluations at the current ~00 mills
would be $7,200 in 1981; $28,578 in 1982 and $42,758 in 1983
and future years. The value proposed is probably below what the
actual would be per unit, all of the duplex units would not be
homesteaded and value will increase each year so the taxes shown
as collected are probably below actual receipts.
If the total $408,802 were issued on a 15 year bond,debt ~ervice
would run some $51,810 per year at 6% with tax levies of ~54,370.
However, the bond will be offset by at least the $250,000 to be
obtained from resale and the total issue may in fact be reduced
by the $250,000 at the front end.
Even if the higher amount was to be issued 'without any offset of
the resale monies the issue could probably be structured such
that the annual payments could be handled within the increased
tax returns.
Current taxes from the property total $7,273.07 for the current
year. These would need to be substracted from the amounts above
to further reduce the collections available for repayment of the
bonds.
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The intent of this project is to red~velop the project area in a
manner that will be compatible with the adjacent properties in a
manner conforming to the City's Comprehensive Plan. The project is
located within the area known as Planning District #18.
The Plan states on Page 90:
The most critical issue confronting District #18 is the
development of the two remaining o~en sites within the
district. The first site is located at 42nd Avenue and
County Road #18. In order to properly control and mini-
mize the impact on adjacent homes and the dependence ~n.
local streets, it is further recommended that any develop-
ment be mid-density and be undertaken on a planned unit
basis. The PUD approach should be utilized to provide
screening buffering of detached single family residential
un~ts along Gettysburg for additional protection to exist-
ing single family homes to the east. The intersection'at
42nd and Gettysburg is a pro~iem because of its design. Both
the City and the County, in connection with the property ow-
ners and developers should concentrate efforts to create a-
more functional intersection in this critical area..
The questions are twofold: first, is the proposed project in
keeping with the Plan statement and will it do more to carry out
the intent of the Plan than the other options that are available
under the MR development proposals submitted to date?
Second, is the Plan feasible? If the costs can be offset at the
initial stages by the proceeds from the resale of the property it
would clearly be fiscally responsible. If the entire issue of
$400,000 plus is needed it is marginal under the very conservative
projections used, but should by careful construction of the bond
issue be made to work~
Sub~tted, ,
Executive Director
HRA
AVE
z
45 TH AVE. N.
RESOLUTION RELATING TO NEW HOPE REDEVELOPMENT
PLAN I; APPROVING REDEVELOPMENT PROJECT 1
BE IT RESOLVED by the Housing and Redevelopment Authority of New
Hope, Minnesota (the Authority), as follows:
Section 1. Recitals.
1.01 Whereas the Authority by resolution adopted this day, has approved
a Redevelopment Plan for the City of New Hope which is designated as the New
Hope Redevelopment Plan I (the Plan). The Plan authorizes the Authority to
approve redevelopment projects to be conducted in accordance with the Tax
Increment Financing Program cited as the Municipal Housing and RedeveloPment
Act, Laws of 1947, Chapter 487, Minnesota Statutes § 462.411 et seq., as
amended (the Municipal Housing and RedeveloPment Act.). The Plan authorizes
the Authority to conduct these redevelopment projects within a specific area
of the City of New Hope (the Plan Area) and, to acquire property in the Plan
Area through direct negotiation, eminent domain, or by any means in accordance
with the Municipal Housing and RedeveloPment Act, and to dispose of any
properties acquired through any procedures authorized by the Municipal
Housing and Redevelopment Act. The financing of any redevelopment project
is to be accomplished by the resale of any properties acquired and with any
balance remaining to be financed, in accordance with the Tax Increment Program
designed in M.S.A. § 462. 585, Subd 4 and other provisions of M.S.A. § 462. 585.
The Plan contemplates that the Plan Area shall be redeveloped for single family
homes and duplexes and the physical redevelopment is to coordinate with the
plans and purposes of the City of New Hope. The Plan authorizes the Authority
to consider redevelopment projects on its own initiative.
Section 2. The New Hope Redevelopment Project 1.
2.01. The Authority has on its own initiative considered a redeveloPment
project to be located in the Plan Area which redevelopment project is designated
as the "New Hope Redevelopment Project 1" (the Project). The Project provides
for the redevelopment of the Plan Area in at least one redevelopment project
and the area of the Project is described on the attached exhibit, "Premises
included in Project 1, Plan I, New Hope HRA".
2.02. The Project as hereinafter set forth is approved by the Authority
and the Secretary of the Authority is hereby authorized to submit the Project
at the same time that the Secretary of the Authority submits the Plan to the
Planning Commission of the City of New Hope, to apply to the City Council for
the necessary approvals and to take such other acts as are necessary to
implement the Project.
~airman
Atte st:
Secretary
NEW HOPE REDEVELOPMENT PROJECT 1
1. The redevelopment project shall be designated as the "New Hope
Redevelopment Project 1" (the Project) and is undertaken and authorized in
accordance with the New Hope Redevelopment Plan I (the Plan) which terms
are incorporated herein.
2. The attached legal description describes the boundaries of the
Project (the Project Area).
3. The Authority shall through direct negotiations acquire all property
in the Project Area from the current owners.
4. The Authority shall sell the Project Area to a developer to be ap-
proved upon such conditions to ensure that the Project Area is redeveloped in
accordance with the Plan and Project.
5. The Project Area shall be redeveloped as single family housing and
duplexes together with all necessary appurtenances in accordance with plans
and specifications to be approved by the Authority.
6. The disposal of any property in the Project Area by the Authority
shall be through procedures authorized by the Municipal Housing and Re-
development Act, Laws of 1947, Chapter 487, M.S.A. § 462. 411 et seq. (the
Act).
7. The Project shall be financed by the resale of any properties acquired
and in accordance with the Tax Increment Program contained in M. S .A.
§ 462.585, Subd. 4 and other provisions ofM.S.A. § 462.585.
8. The Project may be modified by the Authority in accordance with
the Act if at any time in the Authority's judgment such modification is desirable
to serve the public interest.
PLAN AREA OF NEW HOPE REDEVELOPMENT PLAN I
Premises in the County of Hennepin, State of Minnesota, described as follows:
Ail that part of the north half of the Southwest Quarter of the Northwest Quarter
and the south half of the Northwest Quarter of the Northwest Quarter of Section 18
Township 118, Range 21, described as follows:
Beginning at a point on the south line of said north half of the Southwest Quarter
of the Northwest Quarter distant 155.02 feet west of the southeast corner of said
north half Southwest Quarter of the Northwest Quarter; thence on an assumed
bearing of North 00 degrees 00 minutes 06 seconds East parallel with the east
line of said Southwest Quarter of the Northwest Quarter a distance of 384.48
feet; thence northeasterly along a curve concave to the east having a radius of
355.90 feet, a delta angle 27 degrees 22 minutes 56 seconds, a distance of 170.09
feet to the south line of the north 115.90 feet of said Southwest Quarter of the
Northwest Quarter; thence North 88 degrees 56 minutes 31 seconds West along
said south line of the north 115.50 feet to the intersection with a curve, 30 feet
northwesterly from and concentric with the last above described curve; thence
northeasterly concentric with the continuation of said last above described curve
41.69 feet; thence North 31 degrees 23 minutes 23 seconds East, tangent to the
last above described curve 40.00 feet; thence northerly along a curve concave
to the west, having a radius of 325.90 feet, a delta angle of 31 degrees 23 minutes
17 seconds, a distance of 178.54 feet; thence North 00 degrees 00 minutes 06
seconds East a distance of 11.09 feet; thence North 46 degrees 00 minutes 25
seconds West a distance of 13.90 feet to the southerly line of Hennepin County
State Aid Highway No. 18, Plat 32, according to the recorded plat thereof; thence
westerly and southwesterly along the southerly line of said Hennepin County
State Aid Highway No. 18, Plat 32 to the north line of Gordon's Lakeview Terrace
2nd Addition, according to the recorded plat thereof; thence easterly, southerly,
and easterly along the north line of said Gordon's Lakeview Terrace 2nd Addition
and its easterly extension to the point of beginning.
Ail that part of said north half of the Southwest Quarter of the Northwest Quarter
and of said south half of the Northwest Quarter of the Northwest Quarter lying
north of the south line of the north 115.50 feet of said north half of the Southwest
Quarter of the Northwest Quarter and lying southeasterly of the first described
60 foot strip as delineated in document no. 3802514, files of the County Recorder,
County of Hennepin, Minnesota.
AND
Outlot A, Gordon's Lakeview Terrace 2nd Addition.
PREMISES INCLUDED IN PROJECT 1, PLAN I
NEW HOPE HRA
TRACT A
A tract of land lying and being in the County of Hennepin, State of Minnesota,
described as follows, to wit:
All that par~ of the North Half of the Southwest Quarter of the Northwest
Quarter and the South Half of the Northwest Quarter of the Northwest Quarter
of Section 18, Township 118, Range 21, described as follows:
Beginning at a point in the south line of said North Half of the Southwest
Quarter of the Northwest Quarter distant 155.02 feet west of the southeast
corner thereof; thence North 00 degrees 00 minutes 06 seconds East, parallel
with the east line of said North Half (assumed basis for bearings), 384.48 feet;
thence northerly on a tangential curve concave to the east (central angle 27
degrees 22 minutes 56 seconds, radius 355.90 feet) 170.09 feet to the south line
of the north 7 rods of said North Half; thence North 88 degrees 56 minutes 31
seconds West, along said south line, 54.86 feet, to a point 170 feet west of the
east line of said North Half; thence North 01 degree 03 minutes 29 seconds East,
30.00 feet; thence South 88 degrees 56 minutes 31 seconds East, 36.75 feet;
thence northeasterly on a curve concave to the southeast (central angle 01 degrees
12 minutes 17 seconds and radius 385.90 feet, chord bearing North 30 degrees
47 minutes 15 seconds East) 8.11 feet, to the point of beginning of the tract herein
described; thence North 88 degrees 56 minutes 31 seconds West, 246.00 feet;
thence North 01 degrees 03 minutes 29 seconds East, 197.86 feet, to the south-
easterly right-of-way line of Hermepin County State Aid Highway No. 18,
according to recorded highway plat no. 32; thence easterly along said right-of-
way line and southerly along the westerly line of property acquired by the
County of Hennepin as described in warranty deed document no. 3802514 to the
point of beginning.
TRACT B
A tract of land lying and being in the County of Hennepin, State of Minnesota,
described as follows, to wit:
Ail that part of the North Half of the Southwest Quarter of the Northwest Quarter
of the Northwest Quarter and the South Half of the Northwest Quarter of the
Northwest Quarter of Section 18, Township 118, Range 21, described as follows:
Beginning at a point in the south line of said North Half of the Southwest Quarter
of the Northwest Quarter distant 155.02 feet west of the southeast corner thereof;
thence North 00 degrees 00 minutes 06 seconds East, parallel with the east line of
said North Half (assumed basis for bearings), 384.48 feet; thence northerly on a
tangential curve concave to the east, (central angle 27 degrees 22 minutes 56
seconds, radius 355.90 feet) 170.09 feet to the south line of the north 7 rods of said
North Half; thence North 88 degrees 56 minutes 31 seconds west along said south
line, 54.'86 feet, to a point 170 feet west of the east line of said North Half; thence
North 01 degrees 03 minutes 29 seconds East, 30.00 feet; thence South 88 degrees
56 minutes 31 seconds East, 36.75 feet; thence northeasterly on a curve concave
to the southeast (central angle 01 degrees 12 minutes 17 seconds and radius 385.90
feet, chord bearing North 30 degrees 47 minutes 15 seconds East) 8.11 feet; thence
North 88 degrees 56 minutes 31 seconds West, 246.00 feet; thence North 01 degrees
03 minutes 29 seconds East, 197.86 feet, to the southerly right-of-way line of
Hennepin County Road State Aid Highway No. 18, according to recorded highway
plat No. 32; thence southwesterly along said right-of-way line to the north line of
Gordon's Lakeview Terrace, according to the recorded plat thereof; thence South
88 degrees 51 minutes 25 seconds East, along said north line 371.95 feet; thence
South along the east line of said Gordon's Lakeview Terrace, 143.30 feet; thence
South 88 degrees 59 minutes 04 seconds East, along the north line of said Gordon's
Lakeview Terrace, 512.03 feet to the point of beginning.
T~CTC
A tract of land lying and being in the County of Hennepin, State of Minnesota,
described as follows, to wit:
Ail that part of the North 7 rods of the North Half of the Southwest Quarter of the
Northwest Quarter and the South Half of the Northwest Quarter of the Northwest
Quarter of Section 18, Township 118, Range 21, described as follows:
Beginning at the southeast corner of said North 7 rods; thence North 88 degrees
56 minutes 31 seconds West (assumed basis for bearing) along the south line of
said north 7 rods 81.28 feet to the easterly line of property acquired by the County
of Hennepin as described in Warranty Deed document no. 3802514; thence north-
easterly along said easterly line to the east line of said Northwest Quarter of the
Northwest Quarter; thence south along the east line of said Northwest Quarter
and Southwest Quarter of the Northwest Quarter to the point of beginning.
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