102494 EDA · , Official File Copy
I
CITY OF NEW HOPE [
I
EDA AGENDA
EDA Regular Meeting//13 October 24, 1994
President Edward J. Erickson
Commissioner W. Peter Enck
Commissioner Gerald Otten
Commissioner Terri Wehling
Commissioner Marky Williamson
1. Call to Order
2. Roll Call
3. Approval of Minutes of September 26, 1994
4. Update on Site Improvements at Autohaus, 7709 42nd Avenue North (Improvement
Project No. 467)
5. Discussion Regarding Vacant Property at 4400 Quebec Avenue North,
Improvement Project No. 524
6. Adjournment
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
HENNEPIN COUNTY, MINNESOTA 55428
Approved EDA Minutes September 26, 1994
Meeting #12
CALL TO ORDER President Erickson called the meeting of the Economic Development
Authority to order at 9:58 p.m.
ROLL CALL Present: Erickson, Enck, Otten, Williamson, Wehling
Staff Present: Sondrall, Hanson, Donahue, Leone, McDonald, Bellefuil
APPROVE MINUTES Motion was made by Commissioner Otten, seconded by Commissioner
Williamson, to approve the EDA minutes of September 12, 1994. All
present voted in favor. Motion carried.
MINNE MUFFLERS President Erickson introduced for discussion Item 4, Discussion Regarding
Item 4 Letter of Intent Submitted by Minne Mufflers, Inc. on City-Owned Parcel
of 42nd and Nevada Avenues (Improvement Project #523).
Earlier this summer the City executed an agreement with Thorpe Bros. to
market the property on behalf of the City. A letter of intent has been
submitted by Minne Mufflers for development of a Car-X Muffler and Brake
store.
President Erickson commented that he would prefer a non auto-related
business for the site.
Commissioner Wehling suggested an office complex.
Commissioner Enck inquired whether Oregon Estates may be interested in
purchasing the property for open space.
The consensus of the EDA was to respectfully decline the letter of intent
submitted by Minne Muffler and direction to staff to pursue options other
than auto-oriented businesses for the property.
5009 WINNETKA President Erickson introduced for discussion Item 5, Discussion Regarding
NORTH Development of City-Owned Parcel at 5009 Winnetka Avenue North
Item 5 (#505).
Mr. Kirk McDonald, Management Assistant/Community Development
Coordinator, stated the original proposal with the 5-city CO-OP Northwest
Community Revitalization Corporation (CRC) was successful in securing a
grant. The intent was to build a handicapped accessible duplex on the site
using the HOME funds as second mortgage write-downs. In conjunction
a $40,000 grant was received through the Minnesota Housing Finance
Agency's Land Trust Program (MHFA). The MHFA program requires that
the City own the site and it was thought that the project would be more
affordable if the land cost was deducted from the sale price. Over the
past several months, the EDA has indicated that they are not necessarily
interested in owning the land. If that is the case, we should determine if
we are going to forfeit the MHFA grant funds and not utilize them for this
New Hope EDA September 26, 1994
Page I
project.
Mr. McDonald continued by stating if the EDA does not desire to own the
land or use the MHFA Land Trust funds, staff is still encouraging the City
to proceed with the development of a handicapped accessible duplex on
the site using HOME funds as a second mortgage write down so that the
goal of providing affordable housing in cooperation with CO-OP Northwest
can still be accomplished. The amount of HOME funds requested from the
CRC can be increased and other sources of funds could be utilized,
including CDBG and scattered site housing money.
He stated another alternative would be to market the existing property.
He noted this would accomplish the first objective of removing a blighted
structure, but it would not necessarily accomplish the second objective of
providing a unique affordable housing home ownership opportunity for
handicapped persons. The City would also have little control over the
development of the site except for approval of building plans.
Mr. McDonald stated the HOME funds have to be committed by December
31, 1994.
For the record, Commissioner Williamson noted she does not object to the
City owning the property.
Commissioner Enck commented regarding several potential problems which
could arise creating liability to the City.
Commissioner Williamson questioned the legality of creating a separate
property zoning for handicapped housing.
Mr. Donahue stated according to ADA rules this not allowed; the City
cannot create a class for disabled individuals. He noted zoning is allowed
for senior housing.
MOTION Motion by Commissioner Enck, seconded by Commissioner Otten, directing
Item 5 staff to forfeit the MHFA Land Trust Funds and proceed with development
of a handicapped accessible duplex through utilization of the HOME funds
and other sources. All present voted in favor. Motion carried.
Mr. McDonald commented that through advertisement, twelve persons
have expressed an interest for home ownership on this property.
OTHER BUSINESS Commissioner Enck asked staff to provide a report at a future meeting on
the Autohaus development.
ADJOURNMENT Motion was made by Commissioner Wehling, seconded by Commissioner
Enck, to adjourn the meeting. All present voted in favor. The New Hope
EDA adjourned at 10:1 1 p.m.
Respectfully submitted,
Valerie Leone
City Clerk
New Hope EDA September 26, 1994
Page 2
EDA
REQUF. T FOR ACTION
Originating Depax/ment Approved for Agenda Agenda Section
City Manager EDA
Kirk McDonald i,:~ 10-24-93
' , Item No.
By: Management Assistant By:V 4
/
UPDATE ON SITE IMPROVEMENTS AT AUTOHAUS, 7709 42ND AVENUE NORTH
(IMPROVEMENT PROJECT NO. 467)
City staff have requested that representatives from Autohaus attend the EDA meeting to give an
update on the progress of the site improvements for the property. At the July 2$th EDA
meeting, the EDA declined a request to allow the existing front retaining wall to remain in place
5' from the property line until an update on all outstanding issues on the plan is presented. The
EDA indicated that they do not want to amend the existing Development Agreement for only the
retaining wall issue if other changes also need to be made. The existing agreement requires that
all landscaping and remaining site improvements are to be completed by October 31, 1994. The
Inspections Department is in the process of reviewing the property and staff will have a report
on the improvements at the meeting. A copy of the most recently revised agreement between
the City and Autohaus is attached for your information.
MOTION BY /~lff-~l J SECOND BY ~'(~) ' '
Review: Administration: Finance:
RFA-O01 ~
4401 Xylon Avenue North Telephone: 612-531-5100 C¢ty Hall Fax:
New Hope. Minnesota 55428-4898 TDD Line: 612-531-5109 Police Fax:
Public Works Fax:
July 27, 1994
Mr. Thomas Boettcher
Autohaus of Minneapolis, Inc.
7709 42nd Avenue North
New Hope, MN 55427
Subject: REQUEST TO ALLOW FRONT RETAINING WALL TO REMAIN IN PLACE
FIVE FEET FROM PROPERTY LINE
Dear Mr. Boettcher:
At the July 25th New Hope Economic Development Authority meeting, the City Manager
presented your letter to the EDA requesting to allow the existing retaining wall to remain in
place five feet from the property line, due to the fact that Universal Colour Lab, Inc. will be
extending their lease and the plan for the front display area will be delayed. The EDA declined
to grant the request until an update regarding all outstanding issues on the plan is presented.
The ED A indicated that they do not want to amend the existing Development Agreement for
only the retaining wall issue if other changes also need to be made. As you are aware, all
landscaping and site improvements (including those in the rear of the building) are to be
completed by this fall. T-ne EDA wants an update on all outstanding issues before it will
comider your request to allow the retaining wall to remain in place, and the City cannot proceed
with any curb improvements on your property in conjunction with the 42nd Avenue
Landscape/Maintenance Improvement Project until the retaining wall issue is resolved.
I have enclos~ a copy of the most recently revised agreement between the City ihxl Autohaus.
Please review ~ ~greement and respond in writing regarding the outstanding improvements to
be completed. Also, plea~ let Dan or myself know if you will be able to attend an upcoming
Council/EDA meeting to answer the EDA's questions so that we can move forward on this
matter.
Family Styled City'~~ For Family Living
Mr. Thomas Boettcher
July 27, 1994
Page 2
Sincerely,
Daniel J. Donahue
City Manager
Kirk McDonald
Management Assistant/
Community Development Coordinator
Enclosure: Development Agreement
cc: Dan Donahue, City Manager
Steve Sondrall, City Attorney
Mark Hanson, City Engineer
Doug Sandstad, Building Official
Improvemem Project #467
ADDENDUM TO CITY OF NEW HOPE
DEVELOPMENT CONTRACT
1, Parties. The parties to this Addendum are the City of New
Hope (hereafter City), Autohaus of Minneapolis, Inc,
(hereafter Autohaus) and Thomas W. Boettcher, individually
(hereafter Boettcher).
2. Property. The real property (hereafter Property) to which the
this Addendum applies is owned in fee by Boettcher and is
located in Hennepin County, Minnesota, le9ally described as:
(See attached Exhibit A)
3. Purpose. This Addendum shall modify the that certain
Development Contract dated April 4, 1991 (hereafter Contract)
entered into by the parties. Autohaus and Boettcher
acknowledge and agree that they are in breach of the
performance conditions of the Contract and in consideration
for the City's agreement not to immediately pursue its
remedies under the terms of the Contract Boettcher and
Autohaus have agreed to enter into this Addendum.
4. Unoerformed Conditions. Specifically, Autohaus and Boettcher
acknowledge and agree that they have failed to perform all the
requirements of paragraphs 2.A) through I) and 3 of the
Contract. With respect to, the work required by those
provisions the parties hereto agree that Autohaus and
Boettcher will perform the work as follows:
a.) The installation of concrete curb from the most southerly
wall of the building northward to County Road No. 9 shall
be completed by October 31, 1993. The remainder of the
curbing as shown on the site plan shall be installed by
October 31, 1994, except that curbing around the
perimeter of the unpaved body shop end repai~ storage
area shall be installed if and when said body chop and
r~tr storage area is paved as set forth below. A1-1
~tng shall be of a surmountable type as approved by
tilde=City. Autohaus and aosttcher shall submit a diagram
of aatd' curbing for approval to the City prior to
installation.
b.) All plantings shown' on the site plan north of the
build'~ng's most southerly wall shall be installed by
October 31, 1993. All other plantings shown on the site
plan shall be installed by October 31, 1994.
1
c0) The six-foot opaque security fence around the perimeter
of the body shop and collision repair storage area shall
be installed by October 31, 1994. The existing fencing
shall remain in place until the new security fence is
instal]ed.
d.) The installation of lighting shown on the site plan shall
be completed by October 31, 1993. However, the parties
agree that the existing lighting for the collision repair
area as of the date of this Addendum is adequate and no
further ]i9hting is required notwithstandin9 the lighting
required by the site plan.
e.) AIl planted areas completed in 1993 will be sprinkled by
October 31, 1993. All planted areas completed in 1994
will be sprinkled by October 31, 1994.
f.) The installation of the outdoor trash enclosures will be
completed by October 31, 1994.
g.) The front display area will be completed by October 31,
1993. However, the parties agree that the front display
area can be paved with concrete and bituminous.
h.) The islands in the transport lane area will be installed
by October 31, 1994,
i.) Erosion control measures of grading and seeding in a form
and manner approved by the City Engineer shall be
completed by October 31, 1993. The erosion control
.measures shall apply to all unpaved areas.
j.) The City agrees to Waive indefinitely the requirement in
the Contract that Autohaus and Boettcher pave the body
shop and repair storage area. However, if Autohaus and
Boettcher elect to pave the body shop and repair storage
area at some point in the future, then Autohaus and
Boettcher will be required to install, prior to said
paving, the public storm water drainage improvements
required by paragraph 3 of the Contract. And, prior to
tn~t&11tng said storm water drainage improvements,
All]l~e.~t&us and-the City must agree on the responsibility
~_'p&yment of the cost of said storm water drainage
~ve~ent ·.
2
5. Nonmerqer. The parties agree that the terms of the Contract
and this Addendum shall survive the satisfaction, re]ease or
termination of the April 4, 1991 Mortgage, Security Agreement
and Fixture Financing Statement given by Boettcher, and
Autohaus and Boettcher sha~ be required to perform a~ work
set forth above even if said Mortgage, Security Agreement and
Fixture Financing Statement is satisfied, released, or
terminated.
6. Security. The subdivision bond or other security required of
Autohaus and Boettcher to ensure their performance under the
Contract shall be reduced to $1,000.00.
7. Effect of Addendum. The parties agree that this Addendum
shall not change the other provisions of the Contract, which
shall remain in full force and effect. This Addendum shall be
construed as supplemental to and not inconsistent with the
Contract. The parties further agree that a breach of this
Addendum shall a]so constitute a breach of the April 4, 1991
Mortgage, Security Agreement and Fixture Financing Statement
given by Boettcher to secure the April 4, 1991 Mortgage Note
executed by Boettcher. Autohaus further agrees that the
assignment of the Certificate of Deposit given as financia3
security to insure performance of the Contract sha~l subject
to reduction as set forth above, also extend to secure
performance under this Addendum.
t
Dated: ~~'~ ;~ By
Dated: .~/~'.?"/~.~ tividual ly
3
STATE OF MINNESOTA ) "
) SS.
COUNTY OF HENNEPIN )
T going was acknowledged before me this
day of
, 1993, by Edw. J. Erickson and Daniel J.
Donahue{ th Mayor and City Manager, respectively, of the City of
New Hope, a Minnesota municipal corporation, on behalf of said
municipal corporation.
jg~-j,,~ HENNEPINCOU~Y f
STATE OF MINNESOTA )
COUNTY OF HENNEPIN )
~oregoing w~s acknowledged
~, 1993, by - , , the
President of Autohaus of M~nnea~ol~s, [nc., a Minnesota
corporation, on behalf of said corpor~~
._
t
STATE OF MINNESOTA )
)
COUNTY OF NENNEPIN )
The foregoing was acknowledged before me this -.~,~e day of
CORRICK & ~LL, A PARTNERSHIP
OF PROFESSIONAL CORPORATIONS
8525 Edtnbrook Crossing, ~203
Brooklyn Park, MN 55443
(612) 425-5671..
c: \wp51 \aut ohau$, add
4
EDA
REQUF_.~T FOR ACTION
Originating Depad~uent Approved for Agenda Agenda Section
City Manager EDA
10-24-94
Kirk McDonald Item No.
By: Management Assistant By: 5
DISCUSSION REGARDING VACANT PROPERTY AT 4400 QUEBEC AVENUE NORTH,
IMPROVEMENT PROJECT NO. 524
In June, a company known as Conductive Containers, Incorporated contacted the City and
indicated that they were negotiating to purchase the vacant industrial building located at 4500
Quebec Avenue North. CCI currently has a facility in Illinois and 15,000 square feet in
Brooklyn Park and the Quebec Avenue building would accommodate the expansion of their
manufacturing and office space. CCI is prepared to purchase the building and do significant
interior/exterior remodeling. However, a problem exists because the existing site cannot
accommodate the maneuvering of full-sized semi-tracks with access to the loading docks without
utilizing a portion of the vacant lot to the south at 4400 Quebec. Although a number of parking
lot redesign ideas have been submitted to the City, none were deemed acceptable. The property
at 4400 Quebec Avenue is for sale, but CCI indicates they cannot afford to purchase the entire
parcel to accommodate their trucking needs. CCI has come to the conclusion that unless they
can meet the City Code requirements in all respects, including track access, it makes no sense
for them to purchase the 4500 Quebec Avenue building.
The vacant property in question at 4400 Quebec Avenue is identified in the City's preliminary
Surface Water Management Plan as a possible future ponding site. The City Engineer met with
staff and developed the attached sketch whereby a future pond could be developed on the
southern portion of the property to accommodate the City's storm water needs and the northern
portion of the property could be split/combined with the property to the north to address the
trucking issues.
Review: Administration: Finance:
RFA-@91
Request for Action 2 October 24, 1994
Staff discussed this with the Council at the August 22nd Council meeting to determine if there
was any interest in pursuing the purchase of the vacant property at 4400 Quebec, with the intent
of purchasing property jointly with CCI to resolve both trucking and storm water ponding issues.
The Council directed staff to prepare a proposal for consideration at a future meeting.
Staff met with all parties involved in September and proceeded to have soil borings taken and
a wetland delineation prepared. After this information was completed, BCL Appraisals
completed an appraisal of the property. In their opinion the market value of the subject property
is $96,000.
Staff requests to discuss with the EDA if they are interested in pursuing the acquisition of this
property jointly with CCI, with both parties splitting the cost of the acquisition. The City would
retain a large easement for a future regional storm water pond and deed the property over to
CCI so that the parcel would not be tax exempt.
The previous information, the appraisal, the soil borings, and wetland information is attached
for your review.
June 22, 1994
8601 73rd AVE.
BROOKLYN PARK. MN 55428
(612t 53%2090
FAX:r612 537-1738
City of New Hope
4401 Xylon Ave No.
New Hope, MN 55428
Dan Donahue:
Dan,
Our company has been, for several months, negotiating to buy the
vacant 4500 Quebec building. CCI currently has a facility in Northbrook,
Illinois and 15,000 square feet in Brooklyn Park. The Quebec building
would accommodate expansion of our manufacturing and office space, and
allow us to bring some of our service group to the New Hope site.
We were prepared to buy the building and do significant remodeling
of the interior and exterior. We estimate the cost of remodeling to be
$150,000 or more. Our plans included bringing the building up to code for
handicap accessibility by eliminating the mezzanine office set-up. The
site would be a showcase for our static-protective packaging products
which we sell nationally to electronics manufacturers. To sum it up, it is
our intention to clean up and beautify a currently dilapidated building.
Unfortunately, we have run into a major problem. According to your
engineer, Doug Sanstad, full sized semi-trucks cannot access the loading
docks without some street maneuvering. Doug has been patient enough to
listen to numerous parking lot redesign ideas we have had, but none were
deemed acceptable. There is property available next to the building, but
the asking price is high $140,000. Even considering the possibility that it
could be bought for $100,000 or so, (as the property needs soil
correction) that would be a lot more money than we could spend to
accommodate trucking.
We have come to the conclusion, that unless we can meet code in all
respects - including truck access, it makes no sense to buy this building.
For this reason, I am writing you to determine if there is any way that the
city can help us solve our problem.. Is there TIF money available that can
help us buy the adjacent land? Doug suggested the possibility of some use
CONDUCTIVE CONTAINERS INCORPORATED
HiGH PERFORMANCE STATIC CONTROL PRODUCTS
of the land for ponding. I have no previous experience with buying a
building such as this, so I am new to the process. But it would seem
beneficial to the city to have a company, such as ours, clean up a property
that is vacant and deteriorating.
In recent months it has been vandalized more than once. It is not
likely that another company will have a remodeling plan that is as
extensive as ours. Also, it is doubtful, that a building of this size will sell
anytime soon without truck access.
Dan, I would appreciate any feedback you might have on this issue.
Thank you for your time and interest.
Sincerely,
Brad Ahlm
President
(612) 537-2090
D Ma~.nn ~. ~rvala PE R~c~ard v~ gosrer PE M,chae' C ynC~ ¢E Ka~~ _ W,eme,, PE
Associates 'rc~ard E Turner PE gavad O Loskaca PE James R Ma,and PE Ga~ D K"stofl~ 'E
T~omas E No~s PE Jer~ A ~ourdon PE ~a~ J Arganek PE Douglas J 8eqonr ~E
"-'~ng~neers & Architects -.~,o, ConsuKan[ Ted K ~,,M P~ ~,r~ * ~,p. PE Paul G Heue. PE
City of New Hope
4401 Xylon Avenue N.
New Hope, MN 55428
Attn: Kirk McDonald
Re: 4500 Quebec Avenue
File No. 34GEN
Dear Kirk:
Attached is a 1" = 50' sketch for the property south of 4500 Quebec Avenue North. As
discussed at our meeting it was felt 60' (.42 Ac.) of the 240' width would be combined with
4500 Quebec Avenue. The remaining 180' (1.28 Ac.) would be developed as a ponding area
as shown on the attached sketch. The proposed pond provides 4.4 acre feet of storage
compared to 11.8 acre feet recommended in New Hope's Comprehensive Surface Water
Management Plan.
Listed below are the estimated quantities and cost to construct the proposed ponding area
and modifications to the existing storm sewer systems. A new storm sewer is also included
to collect drainage from the expanded parking lot. Curb and paving for the new parking
lot is not included or upgrading the existing pavement at 4500 Quebec Avenue. Also
identified but not included is a new storm sewer along the east line of 4500 Quebec Avenue
to 4550 Quebec Avenue. This storm sewer was considered at the time 4550 expanded,
however, it was not constructed.
COST ESTIMATE
Lump Sum Clear Grub @ $4,000As 4,000
10,000 CY Excavation @ $6/cu yd 60,000
240 LF 33" RCP @ $50Af 12,000
60 LF 18" RCP @ $30/1f 1,800
2 EA Std 4' dia 'MH @ $1,500 ea 3,000
1 EA Std CB @ $1,000 ea 1,000
1 EA 33" RCP Apron @ $1,000 ea 1,000
1 EA 18" RCP Apron @ $700 ea 700
1 EA Outlet Structure @ $7,000 ea 7,000
2.0 AC Seed @ $1,500/Ac. 3,000
Total $93,500
2335 gVest Highway 36 · St. Paul, MN 55113 · 612-636-4600
City of New Hope
Page 2
July 28, 1994
Re: 4500 Quebec Avenue
The estimated cost not including land acquisition, pavement improvements, and storm sewer
extension to 4550 Quebec Avenue is $93,500.00. As noted the major cost is pond
excavation (10,000 cubic yards) estimated at $60,000.00 ($6.00/cubic yard). In the event the
excavated material can be utilized on another site or disposed of on a nearby site
(Sunnyside Park), the cost for pond excavation could be reduced by as much as 50% or
$30,000.00.
If you have any questions, or require additional information please contact this office.
Yours very truly,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC.
Mark A. Hanson
908. ?
90~ .0
90l .4 ~
~.~.:54 S, C & B, P.~.
'~. Doug Sa~ds~ed
Znspec'c~ons Depa~cnen~
C~ty of'New Hope
4401 Xylon Ave. N.
NeW HO~, ~ 55428
~z 4400
DearS.
It was a'~leas~e to neet wi~you~e o~er day regarding~n
Yah Ess~ and 4400 Qu~c. For
interest~in selling his prop~y located at 4400 Que~= and voul4
~ willing to se~l ~is property ~o ~e city of Hew Hope.
If ~e City o~ New Hope. im interested in p~chasing 4400
Que~=, please
V~ ~ly yours,
orney at ~w
cc: Ron Van Essen
_ . ~ '~ . .. ,~ .............
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.--j ~-P5.14 '-' ~"~ TO MEMORY
-~ 5C5.25 ~NE POND
_ SC5.21
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mon surface drainage feature in the district is the open channel that travels along
the east-west railroad line. This channel continues into Crystal and eventually outlets int°
the south end of Upper Twin Lake.
The only problem area identified for District SC-A4 is a channel erosion problem where the
two major railroad lines meet. This problem was identified in the 1993 Shingle Creek
Water Management Commission Report.
Water Quantity Improvements do not appear to be a major issue in this district aside from
the channel erosion. The series of water quality ponds discussed below will also provide
attenuation of peak flows into Crystal. The channel erosion should be corrected by
riprapping the affected areas.
Water Quality Improvements in SC-A4 include several 2-cell treatment ponds to reduce the
outflow contaminant loads from this large industrial corridor along the railroad lines.
Several of the proposed ponds require use of undeveloped areas within the industrial park
or unused portions of lots already developed. The overall removal efficiency for this district
with improvements in place is 63% with phosphorus concentrations slightly above ecoregion
values. Note that Pond SC-P4.10 can be configured in such a way to protect the apparent
wetland along the railroad tracks.
SC-A5 is l. geated in the east central part of the city just below SC-A4 generally east
ot t~oone Avenue and roughly between 48th Avenue North and 40th Avenue North. Only
a small amount of the district is in Crystal. Only those areas in Crystal that contributed
directly to ponds or analyzed trunks within New Hope were included in the analysis for this
report. There are 22 subdistricts in SC-A5. The land use is mixed with the important types
being SFR, medium and high density residential, industrial, and commercial.
The drainage from this area converges on Fred Sims Park in several trunk systems. From
Fred Sims Park, the stormwater passes through a 72" under Louisiana Avenue into Memory
Lane Pond in Crystal. Memory Lane Pond is recognized as a sensitive area for stormwater
management by the cities of Crystal and New Hope. The proposed improvements are
intended to benefit Memory Lane Pond as well as local drainage issues in New Hope.
5-48 '
System Analysis
The City of New Hope identified four problem areas inside the city in district SC-AS. One
problem area is street flooding on Xylon Avenue between 45th and 46th Avenues North.
The second problem area is on 42nd Avenue North where it crosses the railroad line. The
third problem site is on 42nd Avenue North just east of Xylon Avenue The fourth is Fred
Sims Park itsei/ due to flooding problems in the park due to flooding in downstream
Memory Lane Pond.
Water Quantity Improvements in SC-A5 address the various local drainage problems along
with the regional problem at Memory Lane Pond for the portion in New Hope contributing
to this area. The propose expansion of Ponds SC-P5.12, SC-P5.21, SC-P5.5, and SC-P5.20
as well as creation of Ponds ,, SC-PS.19 and SC-P5.14 are designed to reduce flooding
problems ~t the three local problem areas as well as address the regional problem as Fred
Sims Park/Memory Lane Pond.
Pond SC-PS. 12 should ideally have its present control structure removed and replaced with
a 21" orifice at the invert elevation of 895.5'. The change to Pond SC-P5.12 along with
other improvements will have a beneficial impact on Crystal's flooding problems. The City
of Crystal should be informed of the proposed improvements. Proposed Pond SC-P5.19
must be designed with an overland route at the HWL elevation to prevent local damage.
Appendix C shows the detailed improvements for the above mentioned ponds.
Along with the pond improvements, some storm sewers must be upgraded to relieve low
capacity segments between ponds. The line on 45th Avenue east of Xylon Avenue will be
upgraded to 36" and then 42" pipes to allow 5-year storms to reach Pond SC-P5.12 without
flooding. In addition, the trunk on Winnetka Avenue will be blocked at 42nd Avenue
North to relieve flows in the 45th Avenue North trunk since the 36" trunk going to the
southeast has the capacity for these flows with the upgrade of the small segment of 30" pipe
at the 42nd Avenue North/Winnetka Avenue intersection. The proposed pipe changes along
with existing trunk capacities are given in Appendix B.
The Oregon Avenue improvement will require a 27" upgrade. With additional inlet capacity
from more catch basins on 42nd Avenue North under the railroad tracks and the 27" on
Oregon Avenue upgrade, the stormwater traveling in the streets to the 42nd Avenue North
low spot will be minimized and thus lessen street flooding problems here. Some flooding
will continue to occur at this intersection, but its frequency and duration should be
somewhat less. To bring this area up to design standards would require replacing almost
System Anal. sis 5-49
1700 feet of 4? pipe up to Fred Sims Park. This upgrade would be very costly and would
-' require coor-d'ination with the City of Crystal. Until the Memory Lane Pond flooding
//~ problem has been addressed, no upgrades to the 42" line are proposed. The proposed pipe
changes along with existing trunk capacities are given in Appendix B.
Water Quality Improvements in SC-A5 are designed to protect the water quality of the
district and Memory Lane Pond as well as the small lakes south of Twin Lakes, Ryan Creek,
and eventually Shingle Creek. Ponds SC-P5.12, SC-P5.5, and SC-P5.20 will have their pond
area and wet volume expanded for increased stormwater treatment. Ponds SC-P5.19, SC-
PS. 14, and SC-P5.15 include proposed wet volume excavation to coml~lete treatment of the
unponded areas.
The high degree of treatment in this district is fortunate since much of the land use is
industrial. The proposed 2-cell pond at Fred Sims Park is very important in attaining the
desired contaminant removals since several areas, namely Subdistricts SC-AS. 17, SC-A5.18,
SC-A5.22, SC-A5.15, SC-A5.9, SC-AS.10, SC-A5.4, SC-A5.7, and SC-A5.8 totaling 182.5
acres, cannot be treated prior to Fred Sims Park. With the water quality pond at the park
the removal efficiency for the district is expected to be 60% and only slightly higher than
ecoregion phosphorus concentrations (20% higher). If the pond were not provided, the
outflow phosphorus concentration could expect to be 50% higher than with the proposed
pond. The data on the water quality ponds is presented in Appendix D.
District SC-A6 is located in the northwestern central part of the city west of Wisconsin
Avenue in the southern portion and west of Boone Avenue in the northern portion of the
district. It lies roughly between West Research Road and 42nd Avenue North. There are
19 subdistricts in SC-A6. The land use is basically two types, SFR and industrial. There
is slightly more acreage in SFR than industrial. Two major wetlands exist in this district
totaling about 30 acres.
The drainage from this area includes 324 acres that comes from Plymouth. Approximately
257 acres of the Plymouth drainage enters in the south of the district and evenvaally flows
out of New Hope and back into Plymouth from the northern portion of the district along
with the other 67 acres from Plymouth and the runoff generated in New Hope. From the
exit point in New Hope at the intersection of State Highway 169 and Bass Lake Road the
5-50 System Ana~sis
Table 5.10A - Ranking of Shingle Creek Improvements for Water Quantity
( SC-A5 Pond & Pipe "~ 1. 42nd Ave. & Winnetka Ave.
.~. ~../ Block N.30" & S.E. to 36"
~Improvements
upgrd.
-- 2. Expand SC-P5.12 & Upgrade 45th Ave.
trunk from Xylon to pond
3. Upgrade Oregon Ave. 18" to 27" & add
CB's on 42nd Ave. & RR tracks
4. Expand SC-P5.12 ~/~Cr_eate SC-P5.14.~
5. Create SC-P5.19
SC-A7 Boone Ave. flooding 1. Overland from Boone to wetland
2. New 42"/54" pipe south of Rd & CBs
SC-A6 Flag/47th Ave. flooding 1. Overland from Flag Ave. to node SC6.3
2. Create SC-P6.3
SC-A3 Pond improvements 1. Restrict SC-P3.16 outlet
2. Expand SC-P3.4
3. Create SC-P3.15
4. Create SC-P3.3
SC-A2 Pond improvements 1. Expand pond
2. Upgrade outlet pipe to 24"/27"
SC-A5 S. Pond improvements 1. Expand SC-P5.5
SC-A3 1. Upgrade Bass Lake Rd. 42" to 48"
2. Create SC-P3.9
5-56 System Analysis
Table 5.10B - Ranking of Shingle Creek Improvements for Water Quality
c c. ription
1 SC-A1 Pond SC-P1.6A~q3 1. Expand SC-Pl.6, make 2-ceil, large
outlet
2. Golf Course BMPs
3. Berm E overland outlet
2 SC-A4 Series of 2-Cell ponds 1. Create SC-P4.10A, P4.4A/B, P4.SA.;B,
and P4.9A/B
3 SC-A6 Nutrient & Sediment 1. Create SC-P6.7A/B/C & divert pipes
Traps 2. Create sedim, traps - SC-P6.14, P6.16,
P6.19
3. Create SC-P6.12
4. Create SC-P6.10
4 SC-A5 various ponds in N. 1. Create SC-P5.15A/B
2. Expand SC-P5.12
3.
5 SC-A3 various ponds 1. Restrict SC-P3.16 outlet
2. Expand SC-P3.4
3. Create Sc-P3.15
4. Create SC-P3.3
6 SC-A7 Protect wetland 1. Create SC-P7.8
2. Create SC-P.6 & P7.7
7 SC-A6 Protect wetland 1. Create SC-P6.6A/13/C
8 SC-A.5 Protect DNR water 1. Expand SC-P5.5
9 SC-A2 treatment pond 1. Expand SC-P2.6
10 SC-A3 pond in Elm Grove Park 1. Create SC-P3.9
5.5.2 Bassett Creek
District BC-A1 is located in the southwest corner 0~,ty generally west of Boone
Avenue and roughly between 27th Avenue North a~venue NOrth. There are 8
subdistricts in BC-A1. The land use is predominantly SFR with some high density
residential.
System Analys~ 5-5/
We certify to have personally inspected the subject property on September
8, 1994, with the permission of the owners attorney. To the best of our
knowledge and belief, the statements contained in this report and upon which
the opinions are based, are true and correct subject to the "Certification,
Assumptions and Conditions" herein set forth. In addition, this report
conforms with and is subject to requirements of the Code of Ethics and
Standards of Professional Practice of the Appraisal Institute.
Employment in and oa-~-~_nsation for makin9 this appraisal are in no way
contirgent upon the value reported. We certify to have no interest, either
present or contemplated, in the subject property.
It is our opinion that as of September 8, 1994, the market value of the
subject property is:
NINETY SIX THOUSAND I]OT,T~u~.q ($96,000)
Certified General R~_al Property Appraiser ~4000377
Eric BjorJund, Appraiser
Certified General Real Property Appraiser ~4003154
!
The property is legally described for the purpose of this appraisal, as
follows:
That part of Lot 5, lying north of a line running from a point in the east
line of Lot 5, distant 1,025.65 feet north frcm the north line of 9Dckford
Road and par with the north line of said lot except road, in Auditors
Subdivision No. 324.
i Property IdentificationS: 17-118-21-22-0010
Assessor's Market Value: $84,900 land only
Curre/Tt Taxes: $5,757
I Unpaid~ance of Special Assessments: None or assumedpaid
Insofar as is known there has been no sale of the subject property in tb~
last three years. It is presently for sale with an asking price of $2.00 per
sc~ foot. It has been on the market since the fall of 1993 or about twelve
months. The owner said he purchased the property scmetime in the early
1980's. Tb~ normal marketing period for a property of t/n~ subject type is 12
to 18 months.
SGOPE
The scope of this appraisal assignment was conducted based upon gemmrally
accepted appraisal practices and techniques. Basically, the scope of this
appraisal involved an inspectic~ of the neighborhood, the site, the cc~le
sales, and the ccmpleticn of the thr~e approaches to value. The necessary
information to complete the report was gathered through a number of reliable
sources. These sources iu~lude recording data at the county gcverrm~_nt
offices, a confidential data exchar~e, the appraisers own files, the City
of
New Hope, the owner, and two computer on-li~ data search net~Drks.
2
New Hope is a second tier westerly suburb of Minneapolis with a current
population of about 21,715. It is approximately seven miles northwest of
Downtown Minneapolis. The c~,~nity is primarily residential in character.
There are scattered industrial districts and one major concentration of
ccnraercial focused at the intersection of 42nd Avenue North (C.S.A.H.
#9/Rockford Road) and Winnetka Avenue (C.S.A.H. #156). Most develotm~_nt in
New Hope has taken place since 1960.
New Mope has a council/manager plan B form of government that provides good
quality municipal utilities and services. Essentially all of the city streets
are paved, have concrete curb and gutter, street lights and service by
sanitary sewer and water. The entire city is located in School District #281.
MTC bus routes serve most of the City including a route on 42nd Avenue North.
NO unu~,~l municipal or ecoDx~nic influences are observed that would unduly
affect the value of real estate in New Hope other than the continued
recessionary conditions.
Major transportation to the City is provided by Highway #169 along the
westerly City limits; also by Rockford Road (42~x~ Avenue North/C.S.A.H. #9),
Bass Lake Road (C.S.A.H. #10), Medicine Lake Road (26th Avenue/C.S.A.H. #70),
and Winnetka Avenue (C.S.A.H. #156). These county roads provide good
community access.
The Zoning Map shows the nature of uses in the immediate neighborhood.
Most of the land along Quebec Avenue is zoned either industrial or high
density residential. Improvements include single story om~ tenant industrial
buildings and several three level apartment buildings. A c~t,t~rcial corridor
exists along Rockford Road which is about two blocks south of the subject.
The Cu,,~.rcial ~_3b is found at the intersection of Wio_n~tka and Rockford Road.
Abutting tb~ subject to the ~rth is a vacant, split-level industrial
building. It is currently for sale by Towle Real Estate. East of the subject
are Soo ?,~ne Railroad tracks which form the eastern boundary for the
industrial corridor. West is a three level apartment building and a single
story industrial building, and south is another larger single story industrial
building. Sunnyside Park which is kitty-corner northwest of the subject forms
a buffer area between a single family neighborhood and industrial development
along Quebec.
Location
The subject property is located at about 4400 Quebec Avenue North, New
Hope, Minnesota.
Size
The land is a rectangle. According to county records, it measures 240' x
320' = 76,800 square feet, or 1.76 acres. A for sale sign identifies tb~ size
rounded to 1.8 acres.
Easements
Accor~i~ to Mark Hanson, an engineer from Bonestroo, Rosene, ADd_erlik &
Associates, Inc who did the engineering studies on the site for a flood
control project, there is a storm sewer easement which is about twenty feet
wide that runs along the entire north property line. There are tM manhole
covers in the northeast and northwest corner respectively which track the
easements path. There is also a metal catch basin a few feet southwest of the
east manhole which lies in a drainage swath fz-~u the cattail swamp in the
southwest corner to the drainage easement along th~ north edge. Utility lines
which parallel the railroad tracks are assumed to lie over railroad property,
or within normal setback requirements fz-~u the edge of the parcel. No other
easements or other forms of e~roa~ts w~re observed.
Streets
The property has 240 feet of frontage on th~ easterly side of Quebec
Avenue. Quebec Avenue is a t~D lane bituminous paved roadway with concrete
curbs and gutters. It appears to be in good coD~lition and carries light
north/south traffic by the subject.
Utilities
The subject property is reported to be served by all public utilities
including sanitary ~, storm sewer, water, natural gas, electricity and
telephone.
Topography and Soils
The site has a high point near the northwest corner where a mound of fill
was added years ago. Exempting this 3-4' mound, the parcels high point lies
along Quebec Avenue at say 900' in elevation above mean sea level. Frc~
Quebec Avenue, the parcel has a shallow downward slope to the east about three
to four feet. There is a cattail swamp in the southwest quadrant which drains
into a lower drainage swath (now filled with wood palates and other debris)
then into the catch basin and eventu~!ly into the storm sewer. It is
estimated that 50% of the parcel is affected by the cattail swamp, drainage
swath, and wetland basins. A G~4E Consultants map depicts this in the Addem~la.
Vegetation on the site is cc~ed of medium sized cotton~ and green ash
trees on the u~rth amx~ south edges, some willow brush on the southwest corner,
a cattail swamp including wet sedges, golden rods and other weeds in the
central and eastern regions.
It is specifically assumed for the purpose of this appraisal that the
subsoils upon the subject property are uncontaminated. Soil borings w~re dome
on the site by GME Consultants, Incorporated who also did a historic study of
tb~ site. Their studies are reproduced in the Adde~xta section of the report.
The study reports as follows:
"Based on our site visit, the upper 2 feet of soil consisted of silty sandy
clay and clayey silt within the wetland basins, and silty sand and sandy
silt in the upland areas .... Within the wetland basins, we observed
evidence of gleyed soils and mottling, which are indicators of saturated
soil conditic~s. Our soil boring logs also show gray and brown mottled
sandy clay and silty clay."
"During our visit on September 16, 1994, approximately 1.5 feet of water
was present within the drainage ditch. The water within the ditch did not
reach the catch basin on the west edge of the property. In the stand of
cattails, the hydrology ranged frcra soil saturation to 4 inches of standing
water. During a preliminary visit apprc~imately one w~ earlier
[approximately the date of appraisal wb~_n the photos of the ditch in the
6
Topography and Soils cc~t.
"Based on our review of the aerial photographs and our site visit, it
appears that this wetland basin formerly was about four times lar~er than
its current size, extendinG well off-site. The wetland basin has been
ditched since before the 1940's. As area development increased, the
wetland became isolated and surrounded by impervious surfaces. The basin
continued to collect storm water from the surroundin9 paved parkinG areas.
A catch basin is located at the northwest end of the ditch, but because the
ditch h~s not been maintained, drainage into the catch basin h=ns been
reduced except when the water level within the ditch beomnes relatively
Maps in the Addenda of the report depict soil borin9 lc~s, and the
elevation of the site, proposed (for a dra/nage poDx~) and actual. There were
four soil borings taken. Boring one, B-i, was done at the D~rth side of the
cattail swamp. Soft soils (where three to four blows by the borirg device to
sink the shaft each foot down) were encountered to a depth of 14 feet. The
greatest water saturation was found at six feet. Boring t~o, B-2, was doD~ in
the northeast quadrant. Soft soils were encountered to a depth of six feet.
The greatest water saturation was found at about six feet also. Borirg three,
B-3, was done on the south side or in tb~ cattail swamp. Soft soils w~_re
encountered to a depth of 14 feet. The greatest water saturation was found at
six feet. Boring four, B-4, was done in southeast corner of the site. Soft
soils were found to a depth of about three feet. The greatest water
saturation was at this level.
Accessibility and Identity
Th~ site currently has Dx~ curbcut on Quebec Avenue but it is assumed that
because of the frontacje lencjth on Quebec, t~o curbcuts could be developed. Tb~
access is considered to be average.
The property's identity is considered to be average. It is generally
associated with the industrial corridor parallelin~ the Soo T,irle Railroad
tracks on the east part of the city, mainly north of Rockford Road. Buildings
were first developed in this area in the early 1960's and cc~tinued for about
7
Accessibility and Identity cont.
ten years. Newer cc~m~rcial develoFraent has occurred along Rockford Road near
Winnetka Avenue within the past ten years.
zoninq
The City's Zoning Map is reproduced in the A~denda. It shows the subject
to be in an area zoned I-2, General Industrial.
8
Highest and best use is defined as the reasonably probable and lec3al use of
vacant land or an improved property, which is physically possible,
appropriately supported, financially feasible, and that results in the highest
value. The four criteria the highest and best use must meet are legB1
permissibility, physical possibility, financial feasibility, and maximum
profitability.
The highest and best use of the property is estimated only as vacant land.
There are no improvements on the site, so the highest and best use estimate as
improved is not applicable.
Hiqhest and Best Use as Vacant; Leq-ally Permissible
The subject property is zoned I-2, a General Industrial district under the
City of New Hope's Zoning Code. The purpose of the I-2 designation is to
provide for the establishment of heavy industrial amd manufacturing
development and use which because of the nature of the product or character of
activity requires isolation from residential or non-cc~patible ccnmercial
uses. It allows any use permitted in t/~ less intensive use district zoned I-
l, and also any accessory and conditional uses.
The setback requirements for tb~ I-2 district are as follows: Front yard;
50 feet, Side yard; 10 feet, Rear yard; 35 feet. In this instance, the
railroad tracks are considered to lie at the rear of the lrard and the zoning
orclinance makes a provision for a ten foot setback. The lot area minimum for
the I-2 district is one acre, with a minimum lot width of 100 feet and a
maximum building height of three stories. Off-street parking rec~H?i~]i~_nts for
a manufacturing, fabricating or processing facility are one space for each 350
square feet of floor area plus one space for each cc~pany owned truck.
Hic~est and Best Use as Vacant - Physically Possible
The site is 76,800 square feet in size, or 1.76 acres. This area meets the
minimum lot size r~quirement of c~ acre. The site is more or less a
rectangle. ~This shape is easily developed with many types of iDac-trial uses.
Most if DDt all developed parcels along Quebec Avenue have rectangular sites
9
Hiqhest and Best Use as Vacant , Physically Possible cont.
like the subjects. The topography of the parcel is one of the more limiting
qualities for future devel~t of the site with a particular improvement.
As stated in the site description, about 50% of the parcel affected by a
wetland basin which includes a drainage ditch, cattail sw-anto, and a storm
sewer easement. The exact location of the storm sewer easement is not known,
but it is assumed it is twenty feet wide and that its centerline is the north
edge of the property. Therefore, the easement ~ould cover ten feet of the
north side of the site, within the 10 foot side y-~rd setback. Its impact on
the sites developmemt would be minimal. A paved surface could cover the
easement, but not a building. If the easement were entirely on the subject, a
driveway might be created over the area leading to a rear parking lot.
The low areas are identified by a ~hed line in a map provided by
Consultants, Inc. which is produced in the Addenda. For develo~nent to occur
on the site, the low areas n~st be filled, much grading should be done, amd
trees should be removed. ~4E reports that;
"If development work is to occur at the site which would involve filling of
the wetlands, the Local Government Unit (LGU) would require that the
sequencing process of Avoid, Minimize, Mitigate be followed. The LGU
implements the directives of the Wetland Consezm~tion Act (WCA) of 1991.
Tb~ assigned LGU for this area, the Shingle Creek Watershed Management
Commission, is Mont~-Watson .... A~tionally, if the proposed
development w~uld include filling of the wetland, a permit must be obtained
frcm the U.S. Army Corps of Engineers.
"We have reviewed the WCA List of Exemptions and it does not appear that
any of the 25 possible exemptions ~c~ld apply to this site, except for
Exemption 25 which allow~ up to five percent of the wetland basin or a
maximum of 400 square feet of wetlam~ to be filled per year per land owner
per project."
Given the results of the report, it is probable that c~ly the north 1/3 of
the site may be building or parking purposes, area
for
lot
This
is
or less "upland" area which not affected too much by the wetland basin. A
clrainage plan for this portion of the site should be in~lemented, which might
make use of the catch basin that is already present. A culvert might be used
to enclose the ditch. It is likely some collaboration with the Local
10
Hiqhest and Best Use as Vacant - Physically Possible cont.
Government Unit (LGU) or the Army Corps of Engineers would be needed to ensure
proper development.
Industrial parcels which are affected by low elevations or wet soils are
nonetheless frequently developed. The buyers most often discount the price to
reflect future development costs which cure the soils to build-hie standards.
Mitigation costs are also sometimes reflected because lowland must be created
elsewhere. In scme instances however, wetlands or poor soils do not
significantly affect value because the swamp or pond is a vis~! amenity. In
th~se instances, the swamp is not located in the most likely place for the
building footprint. In the subject's case, a future building would be located
where the ~et areas are and costs to cure the soils would cause th~ ~lue to
be discounted in comparison to other parcels with no wet areas and all other
things being ec~3_8!.
Although the low elevation and wet soils will hinder development of the
site, there are several attractive features which will help its development.
One of these features is that all municipal utilities are available to the
site and to others in the neighborhco~. There are developed parcels which are
larger, smaller and similar in size, and access is readily available with 240
feet of frontage on Quebec Avenue.
Hiqhest and Best Use as Vacant; Financially Feasible
The site is~ located in an im~strial corridor which is developed with
several metal fabricating business. The character is described by its general
industrial zc~ing which allows for heavier uses which ~ed to be farther away
frcm cc~anercial or residential uses where noise and shipping wovements ~uld
cause irritations. The railroad tracks to the east and the apartment
buildings and park to the w~st create a ~ buffer between the single family
areas of New Hope and Crystal, and the ~ial district on Rockford Road
near Winnetka Avenue.
Tb~ City of New Hope (and Crystal just blocks to the east) is characterized
most by its predominate development of affordable single family bcus~
11
Highest and Best Use as Vacant; Financially Feasible cont.
between $55,000 and $95,000 and its location about 15 minutes west of downtown
Minneapolis. The industrial development in New is much smaller
Hope
a
aspect
which is hindered most by the large number of homes, and in this neighborhood
in particular, the distance to major freeways like 1-35, 1-94 and the ring
routes 1-694 & 1-494. The city is more or less fully developed, and much of
tb~ emphasis of local govezim-ent is placed on maintaining the infrastructure,
and sore with redevelO!xnent. There is some land available bzm~ver, ready for
new devel~t.
The subject is one of only a few vacant industrial parcels in this
corridor. There is more land available in th~ Science Center Industrial Park
(New Hopes largest park) about two miles northwest, suburban
Presently,
imx~ustrial parcels of vacant land are selling more frequently than tb~y were
in th~ earlier 1990's when our economy was in the midst of a recession.
Careful government moderation of the econc~f has seemed to keep inflation in
check and growth stable. The marketing time for industrial parcels is between
12 and 18 months in most parts of the metro area, and financing is available
frcm many sources. Industrial loans are characterized with interest rates
near 9.25%, amortization periods near 20 years, and balloon payments due after
about seven to ten years.
Hiqhest apx~ Best Use as Vacant: Maximally Productive
Iu~,~trial property surrounds the subject on three sides. Tb~ railroad
tracks buffer the industri~ corridor on the east from several apartment
buildings. Ir~,.trial occupancy and development is reaso~r~_bly healthy but not
overly strong in the current ecormmy. Developing the site-with an ir~,strial
building does represent the highest, but significant costs would be incurred
to cure the soils. What is more pzobable is use of the northerly 1/3 of the
site for parking. The adjacent land owner to the north would be the most
likely of a~ tional
Zoninq Topo/Fin/Other $/S? Adj Rate
Location
Time
Size
0.95 1.00 1.00 1.00 0.65/1.00/1.00 $2.06 $1.27
0.95 1.00 1.10 1.00 0.70/1.00/1.00 $1.81 $1.32
1.00 1.00 1.05 1.00 0.85/1.00/1.00 $1.43 $1.28
1.00 1.05 1.00 1.00 1.05/1.00/1.00 $0.96 $1.06
0.95 1.00 1.10 1.00 0.70/1.00/1.00 $1.93 $1.41
Subj
Average 9-94 76,800 I-2 50%low/~shEquiv/None ~ = $1.27
The average adjusted value from the five ~le sales is $1.27 per
sca,are foot for the subject property. C~le ~4 is the best because it is
the most recent sale and it has the most similar amount of area affected by
poor soils. It supports a slightly lower rate. Therefore, the final value
estimate is rounded dcwnwazd to $1.25 per square foot.
$1.25/sf x 76,800 sf -- $96,000
GME CONSULTANTS, INC.
CONSULTING ENGINEERS
14000 21 st Ave. No,/Minneapolis, MN 55447
Phone (612) 559-1859 / Fax (612) 559-0720
September 26, 1994
Mr. Kirk McDonald,
Management Assistant/Community
Development Coordinator
City of New Hope
4401 Xylon Avenue North
New Hope Minnesota 55428 GME Project No. 4885
RE: Wetland boundary delineation and historic review for the vacant
property at 4400 Quebec Avenue North in New Hope, Minnesota
Dear Mr. McDonald:
Following your authorization of our written proposal dated September
14, 1994, we have completed our services for the above-referenced
project. This report outlines our methods used to conduct the
delineation and presents our collected data.
Site Description
The site is approximately 1.7 acres in size and is bordered by Quebec
Avenue to the west, commercial buildings to the north and south, and a
raised railroad bed to the east. The site is covered by shrubs and
trees alon~the southern and western edges, and by cattails in the
southwestern area. A drainage ditch extends from the cattail basin to
the northeast toward a catch basin. There are piles of natural fill
scattered across the site. Both the north and south property
boundaries are bordered by paved bituminous parking lots associated
with the commercial buildings.
WILLIAM C. KWASN~ RE. THOMAS PAUL VENEMA, RE. WILLIAM E B~EMENDAL
GREGORY R. REUTER, RE. WYA~ A. GUTZKE, RE. MER~N MINDEd, RE.
MARK O. MILLSOP SANORA J. FORREST STEVEN J. RUESINK, RE.
An EQu~ Ol~o~n~Y E~
Mr. Kirk McDonald
GME Project No. 4885 2 September 26, 1994
~istori¢ Review
To determine whether the wetland was naturally-occurring or was the
result of area-wide development, we obtained aerial photographs from
the University of Minnesota Wilson Library. The available aerial
photographs which we reviewed were taken in 1940, 1945, 1953, !960,
1962, 1964, 1967, 1971, 1980, 1987 and 1990. The scale of these
photographs ranged from 1 inch = 1,600 feet to 1 inch = 800 feet.
Our review of the 1940 through 1953 photographs indicates that the
original wetland basin encompassed an area about 4 times larger than
the current site boundaries. A ditch running southwest to northeast is
evident in each of these photographs. The surrounding land use is
agricultural and the railroad line is present along the east edge of
the site. The 1960 photograph shows a narrow band of grading activity
running east-west for about 1,000 feet along the north edge of the
site. The 1962 photograph shows some residential development one block
to the west, and commercial development about 2 blocks to the south
near County Road 9.
In the 1964-photograph, Quebec Avenue has been constructed from County
Road 9 to near the south edge of the site. The northern portion of
Quebec Avenue is under construction. A commercial building is present
south of the site. The building is surrounded by bituminous pavement
which extends to the south edge of the subject site. The 1967
photograph is similar to I964 photograph except that additional
commercial buildings are being constructed west of Quebec Avenue. The
IMI ~NIULTANTS, IIIC.
Mr. Kirk McDonald
GME Project No. 4885 3 September 29, 1994
drainage ditch is evident across the site and extends off the site to
the north approximately 100 feet in the 1967 photograph; a portion of
the original Wetland is still evident on the west side of Quebec
Avenue.
In the 1971 photograph, the commercial building at 4500 Quebec Avenue
has been constructed. Commercial buildings have also been constructed
west of the site across Quebec Avenue, eliminating the previous wetland
characteristics. The site is completely surrounded by impervious
surfaces or raised barriers.
The 1980, 1987, and 1990 aerial photographs show the site being similar
to its current condition. In all of these photographs, the ditch
extends across the site.
Wetland Delineation Procedures
Prior to performing the wetland delineation, we reviewed the USGS
Quadrangle Map, area maps which you supplied to us, the Hennepin County
Soil Survey, and the National Wetland Inventory (NWI) map for this area
(see Figure ~). We also reviewed our soil boring logs.
Our on-site wetland delineation was based on the 1989 Federal Manual
for Identifying and Delineating Jurisdictional Wetlands. The Federal
Manual bases a wetland determination on significant aspects of hydric
soil conditions, hydrophitic vegetation, and hydrology. Our site
procedures generally followed the Plant Community Assessment Procedure
Mr. Kirk McDonald
GME Project No. 4885 4 September 26, 1994
within the Federal Manual. In the field, we observed for the three
wetland characteristics across the site, and staked the boundary
between the wetland and upland with numbered lath and flagging (see
Figure 2).
In order for an area to be considered a wetland under the Federal
Manual, all three of the wetland indicators must be present. Mowever,
the hydrology is assumed if the vegetation and soils criteria are met.
We completed the Federal Manual Data Form for "Routine On-Site
Determination" for Wetland Basin A, the Upland area, Wetland Basin B,
and the area near test pit TP-3. Copies of the data forms are attached
to this report. Mr. Timothy F. McGlennen, a GME Environmental
Biologist, conducted the delineation on September 16, 1994.
Wetland Delineation Results
Based on our site visit, the upper 2 feet of soil consisted of silty
sandy clay and clayey silt within the wetland basins, and silty sand
and sandy ~t in the upland areas. The Hennepin County Soil Survey
did not ha~.~ ~his area surveyed, except as cut and filled soils.
Within the wetland basins, we observed evidence of gleyed soils and
mottling, which are indicators of saturated soil conditions. Our soil
boring logs also show gray and brown mottled sandy clay and silty clay.
Mr. Kirk McDonald
GME Project No. 4885 5 S~ptember 26, 1994
Area vegetation within the wetlands consisted of cattails and sedges,
obligate (OBL), wetland plants, willows, a facultative wetland plant
(FACW), green ash (FACW), and cottonwood (FAC+).
Non-wetland vegetation surrounding the basins generally included
goldenrod, a facultative upland (FACU) plant, thistle, an upland (UPL)
plant, common burdock (UPL), and sumac (UPL). Within the upland areas,
we did observe some green ash (FACW), and cottonwood (FAC+).
During our visit on September 16, 1994, approximately 1.5 feet of water
was present within the drainage ditch. The water within the ditch did
not reach the catch basin on the west edge of the property. In the
stand of cattails, the hydrology ranged from soil saturation to 4
inches of standing water. During a preliminary visit approximately one
week earlier, we observed no water in the drainage ditch.
At the area surrounding test pit TP-3, we observed some small willows,
and ash and cottonwood trees, along with upland goldenrod and sumac,
indicating that the vegetation criterion was met. However, the soils
consisted o~ fine to medium brown sand fill which was not gleyed or
mottled, and~there was no evidence of soil saturation. Therefore, this
area was not considered as a wetland.
Based on our site visit, it is also evident that there are spoil piles
across the site, especially next to the ditched areas. It also is
possible that wetland spoil material has been deposited along the edge
of the railroad grade as we observed some hydrophitic plants along the
Mr. Kirk McDonald
GME Project No. 4885 6 September 26, 1994
bank of the railroad bed. Based on our review of the NWI Map, this
wetland is designated as a palustrine emergent seasonally flooded
wetland which is partially drained/ditched (PEMCd), by the Cowardin
System and a Type 2/3 wetland by the U.S. Fish and Wildlife Circular 39
System. Our review of the Minnesota DNR Protected Waters Map does not
show this wetland basin as being under their jurisdiction.
Discussion and Closure
Based on our review of the aerial photographs and our site visit, it'
appears that this wetland basin formerly was about four times larger
than its current size, extending well off-site. The wetland basin has
been ditched since before the 1940s. As area development increased,
the wetland became isolated and surrounded by impervious surfaces. The
basin continued to collect stormwater from the surrounding paved
parking areas. A catch basin is located at the northwest end of the
ditch, but because the ditch has not been maintained, drainage into the
catch basin has been reduced except when the water level within the
ditch becomes relatively high.
Our wetland~bOundaries map is approximate only, therefore, we recommend
that your survey crew formally locate and survey the wetland boundaries
to your site plans.
If development work is to occur at the site which would involve filling
of the wetlands, the Local Government Unit (LGU) would require that the
sequencing process of Avoid, Minimize, Mitigate be followed. The LGU
Mr. Kirk McDonald
GME Project No. 4885 7 September 26, 1994
implements the directives of the Wetland Conservation Act (WCA) of
1991. The assigned LGU for this area, the Shingle Creek Watershed
Management Commission, is Montgomery-Watson. The contact at
Montgomery-Watson is Mr. Dale C!aridge. Additionally, if the proposed
development would include filling of the wetland, a permit must be
obtained from the U.S. Army Corps of Engineers.
We have reviewed the WCA List of Exemptions and it does not appear that
any of the 25 possible exemptions would apply to this site, except for
Exemption 25 which allows up to five percent of the wetland basin or a
maximum of 400 square feet of wetlands to be filled per year.per land
owner.per project.
If you have questions regarding this report, or need additional
assistance, please contact us.
Sincerely,
GME CONSULTANTS, INC.
Timothy F. McGlennen
Environmental Biologist
Project Mar~ager
Sa~dra J.6~Foz~rest
Regional Environmental Division Manager
Enclosures: Figure 1 -NWI Map
Figure 2 - Approximate Wetlands Boundaries Map
Routine On-site Data Forms
TFM:ef
· MI COIIIIULTANTB, INC.
I/////EXlST]NG BUILDING'
I" / / / / ?so, o O, UEB.~C ,/
BITUMINOUS PAVEMENT
I TP-3
'.'
9 : CATTAILS
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: ...... ~ WETLAND BASIN
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s~,~ ~u,~,.~
~PPROX~TE
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GP1E CONSULTANTS. INC. ~ 4400 QLEBEC AVENUE
~ ~ Av~ ~ C~ ~ ~W ~PE
INTRODUCTION
You have requested that we perform a preliminary geotechnical exploration
for a future building on this site. Authorization to perform this work
was your September 12, 1994, acceptance of our proposal dated
September 12, 1994. This report presents the results of our subsUrface
exploration and our preliminary geotechnical recommendations.
Pro1 ect DescriDtio~
We understand that the site is to be sold for future development. The
actual type of development is not known, however, it may consist of a
manufacturing/warehouse-type building with adjacent automobile/truck
pavements. You requested that we perform a preliminary geotechnical
exploration to evaluate the subsurface conditions with respect to
possible foundation types for the building, and to evaluate the pavement
subgrade.
Sc~e of Se~vicea
Our scope of~iservices for this project as outlined in our proposal is
limited to the following elements.
1. Drill four borings, each to a depth of 20 feet below
existing grade; collect representative soil samples in
accordance with the split barrel method.
City of New Hope 2 September 27, 1994
GME Project No. 4885-A
2. Return recovered soil samples to our laboratory for final
examination, classification, and preparation of the boring
logs; perform some routine soil laboratory testing to
consist of natural moisture content determinations.
3. Prepare a report describing the subsurface conditions
encountered, and presenting our preliminary foundation
recommendations for the anticipated construction and
subgrade parameters for pavement design.
The purposes of this report are to describe the soil and groundwater
conditions encountered, to review and evaluate these conditions with
respect to the proposed construction, and to present preliminary
geotechnical recommendations
SITE DESCRIPTION
The site is located at 4400 Quebec Avenue North in New Hope, Minnesota.
At the time of our exploration, the site was relatively flat, with the
exception of an approximately 3-foot-deep drainage ditch that bisected
the site in an approximately northeast to southwest direction. Ground
surface elevations at our borings ranged from +896.9 feet to +898.0 feet
NGVD (National Geodetic Vertical Datum). Cattails were observed growing
within the s~ithwest quadrant of the site. Soil fill was also observed
at various locations.
Geologically, the site is overlain by sandy clay glacial till deposited
by the Des Moines ice sheet of the Wisconsinan stage of glaciation. The
uppermost bedrock surface is believed to consist of Ordovician age
eMI GOIIIIULTAMT~ lNG.
City of New Hope 3 September 27 1994
GME Project No. 4885-A ' '
St. Peter sandstone occurring at a depth of approximately 50 to 100 feet
below existing grade.
FIELD EXPLORATION
On September 20, 1994, we drilled four borings for this project. You
determined the number of borings, boring locations, and boring depths.
A Soil Boring Location Diagram is appended. Our crew located the borings
on site, taping from existing structures and measuring off the site plan
provided to us. Our crew also determined the ground surface elevation at
each boring location. We used the top nut of the fire hydrant at 4500
Quebec Avenue North as our benchmark. This benchmark was at elevation
+901.51 feet NGVD as indicated by the City of New Hope.
The borings were drilled with a CME 550 rig, using hollow stem augers
fitted with a center plug, to advance the boreholes. Soil samples'were
obtained by the split barrel method in accordance with ASTM: D 1586. The
Standard Penetration Values (N-values, blows per foot) recorded in the
sampling procedure are shown on the respective logs. The N-values are
used as an i~ication of the in-place density of cohesionless soils, and
to a more approximate degree, the consistency of cohesive or semi-
cohesive soils. Recovered samples were preliminarily classified in the
field by the drill crew, sealed in jars to reduce moisture loss, and
returned to our laboratory for examination and classification by a
GeotechnicalEngineer.
eMI GOII~ULTMITS, INC.
City of New Hope 4 September 27, 1994
GME Project No. 4885-A
The drill crew observed the borings for groundwater levels during and
after completion of the drilling. These water level readings are shown
in the lower left corner of the respective boring logs. The boreholes
were backfilled with cuttings upon completion of the drilling.
SUBSURFACE CONDITIONS
The subsurface conditions encountered at each boring location are
described on the logs included in the report Appendix. We wish to point
out that subsurface conditions at other times and locations on the site
may differ from those found at our boring locations. If different
conditions are encountered during construction, it is necessary that you
contact us so that our recommendations can be reviewed.
Soil Classification
The soil samples were preliminarily classified by the field crew as they
were obtained. Representative portions of the samples were sealed in
jars and returned to the laboratory for further examination and
classificati~ by an Engineer, based on the Unified Soil Classification
System. Logs of the borings indicating the depths and identification of
the various strata, the N-values, water level information, and pertinent
information regarding the method of maintaining and advancing the drill
holes, are included in the Appendix. Charts illustrating the soil
classification procedure and the descriptive terminology and symbols used
on the boring logs are also included.
eMI CQII~LTAN'rl.
City of New Hope 5 September 27 1994
GME Project No. 4885-A ,
The soil samples obtained in the borings will be kept for a period of one
month from the date of this report. The samples will then be disposed
of, unless we are contacted and directed to do otherwise.
Soil Conditions
We found a surficial layer of organic soil in each of the borings. The
organic soil was thickest in borings 1 and 3, which were drilled along
the western side of the site. Here, we found black silty and sandy clay
with organics to the 4-foot-depth (elevations +892.9 to +894.0 feet). In
borings 2 and 4, on the eastern side of the site, we found black silty
and sandy clay with organics, and black organic silt with roots to depths
of 2 to 3 feet below existing grade (elevations +894.3 to +894.9 feet).
In boring 4', the organic silt was overlain by an approximately 1/2-foot-
thick layer of sand fill.
Beneath the organic soils at each boring, we found brown and gray silty
and sandy clay to the boring completion depths of 20 feet (elevations
+876.9 to +878.0 feet). The upper portion of the clay formation was
relatively I°ft, having N-values of 3 to 4 blows per foot. The soft
upper clay was thickest in borings 1 and 3, along the western side of the
site. In these borings, the soft clay extended to depths of 14 feet
below grade (elevatiOns +882.9 to +884.0 feet). In borings 2 and 4,
along ~he eastern side of the site, the soft clay extended to depths of
4 to 6 feet (elevations +891.3 to +892.9 feet). Beneath the soft clay in
all of the borings, we found the clay to increase in consistency to a
Mil ~OIMULT&ITI, IlIG,
City of New Hope 6 September 27, 1994
GME Project No. 4885-A
stiff condition, as indicated by N-values ranging from 7 to 13 blows per
foot.
~roundwatgr Measurgments
Free groundwater was encountered at shallow depths in all four borings
while drilling. The results are presented below.
~ROUNDWATER MEASUREMENTS
1 2.3 895.7
2 2.0 895.3
3 4.5 892.4
4 1.6 895.3
Our inte~retation of these results is that the groundwater level at the
time of drilling was at, or near, elevation +895 to +896 feet.
It is important to note that groundwater levels at this site will not
remain static and will fluctuate with variations in precipitation, land
usage, and other factors.
EN~NEERIN~ REVIEW
The engineering recommendations made in this report are preliminary and
are based on our understanding of the project as described in the section
titled "Project Information". OnCe plans are finalized as to the nature,
design, and location of the building or construction, additional site
City of New Hope 7 September 27, 1994
GME Project No. 4885-A
specific borings will be required to further evaluate the subsurface
conditions for the planned construction.
Preltmtnar~ Foundation Recommendations
It is our opinion that a single-story structure at this site could be
supported on conventional spread footing foundations. However, soil
correction will be required, involving removal of the organic soil and
underlying soft clay, and replacement with controlled compacted fill.
Based on the limited test boring data, it appears that the amount of soil
correction would be less for a structure placed along the eastern
boundary of the site.
We would recommend that soils having an N-value of 6 or less, or Static
Cone Penetrometer (SCP) resistance less than 1 revolution of the dial
gauge (2,000 psf) be subcut from beneath the footings. Based on this, we
recommend the following excavation depths:
SUBCUT DEPTHS
: '""::'"::: ...... DE 'TH
sUBcUT (FT) SUBCUT' ELEVATION
( FT-NGVD }
1 14 884
2 6 891-~
3 14 883
4 4 893
It should be noted that due to the relatively high groundwater level, the
excavations will likely, encounter groundwater intrusion. Excavation of
· UE ~OI~ISULTAIIITB,
City of New Hope 8 September 27, 1994
GME Project No. 4885-A
the clay, and backfill placement, should not be accomplished under water.
Due to the relatively low permeability of the clay, we anticipate that
the dewatering could be accomplished by sumps and pumps.
The excavations should be backfilled with either sand or lean clay. The
fill should be properly moisture conditioned, placed in loose lifts not
exceeding 8 inches in thickness, and compacted. The actual compaction
specification would be dependent on the type and use of the proposed
structure. Please refer to the notes in the report Appendix concerning
placement of compacted fill soils.
In our opinion, the soft non-organic, sandy clays could be left in place
for support of the interior floor slab; however, this must be further
evaluated once the anticipated use of the structure and design floor slab
live loads are known. In any event, all organic clay should be
completely stripped from the area of the building construction.
If the structure is to be heated, the exterior footings should be
supported at least 4 feet below final grade for frost protection. For
estimating purposes only, footings bearing within the naturally-occurring
non-organic sandy clay having an N-value of at least 6, or within
properly compacted fill, could be proportioned for a maximum net
allowable bearing pressure on the order of 2,000 pounds per square foot.
It is important to note, however, that this is preliminary, and
additional soil borings and soil laboratory testing will be required once
INC.
City of New Hope 9 September 27, 1994
GME Project No. 4885-A
plans have been finalized as to the type, location, and use of the
building.
Pav.ement Subar&des
In our opinion, the soils encountered in our borings are poor for
pavement subgrade, requiring a thicker than normal pavement section. We
would recommend that the pavement design should include a Mn/DOT Type 5
geotextile separator fabric over the subgrade, covered with 1 to 2 feet
of compacted free-draining sand subbase. The actual pavement design and
thickness of the subbase material would be highly dependent on the
anticipated traffic patterns. Once more information is available,
additional borings may be required to further evaluate the pavement
subgrade soils.
GENERAL QUALIFICATIONS
This report has been prepared based on the soil and groundwater
conditions found in our borings and on the proposed development data
related to us by the City of New Hope. This report is preliminary. Once
plans are known as to the size, scope, elevations, structural loads, use
or nature of the building, additional borings will be required to present
final geotechnical engineering recommendations.
OMI GOIIIULTAIIITI, lNG.