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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 _ . ~ '~ . .. ,~ ............. .... ~ ~ ......... ~ ~--~-~ SC~P~.lg' .... '~ '-' 2~' ~ " ' ............ ~ , ~ ~ ~ .......... ~ .: ~ ~ ~ ..... ~ ..- - . _~p~.~s~ -. .--j ~-P5.14 '-' ~"~ TO MEMORY -~ 5C5.25 ~NE POND _ SC5.21 ........ ._. .... ~q ~9 ='t'~?'~ ~ '-~"- '" ~ ~ '~ ~s~:~7:~:~'': ~-~ I-':' ..... ,,. - ~-.. ' :'1] I ....... ~ .... ~ ~;: [~ ~ , f .... ""~: :'; , , :' , ;.~.,~-.. ' ;:.,~" Scole in feet '- ..'" i .s~.~ :sc-%~ . ' "; ' :'.."~:--: ~ . --_. 2~1 .. ,--: ~ ~ .' · ~ · 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 · -J , : ...... ~ WETLAND BASIN ~,~u~.ou~ ~////~,,. s~,~ ~u,~,.~ ~PPROX~TE SCN.E I ' O' 60' ~ 2: N~OXI~TE WETLN~ 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.