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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 -2- 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. -2- 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. -2- 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. - 2 - 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 - 3 - 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. -6 - 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. -2-