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041392 EDAOFFICIAL FILE COPY CITY OF NEW HOPE EDA AGENDA EDA Regular Meeting #4 Agenda #5 President Edward J. Erickson Commissioner W. Peter Enck Commissioner Gary L'Herault Commissioner Gerald O~ten Commissioner Narky Williamson April 13, 1992 2. 3. 4. Call to Order Roll Call Approval of Minutes of March 23, 1992 Motion Approving Revised Corrective Action Design Workplan for 42nd/Nevada Avenue Soil Contamination Cleanup and Authorizing Advertisement for Bids to Excavate and Treat Impacted Soils - Project No. 462 Approval of Bid Submitted by Bergerson-Caswell, Inc. for Groundwater Quality Monitoring Well Abandonment and Construction for 42nd/Nevada Avenue Soil Cleanup (Project #462), in Amount of $2,296 Discussion Regarding Request by LaNel Financial Group, Inc. to Amend Assessment Agreement for New Hope Terrace Apartments Request for Extension on Development Contract Improvements - Autohaus (Project #467) 8. Adjoumnment Approved EDA Minutes Meeting #3 CITY OF NEW HOPE 4401Xylon Avenue North Hennepin County, Minnesota 55428 March 23, 1992 CALL TO ORDER ROLL CALL APPROVE MINUTES CONHUNITY REVITALIZATION CORPORATION Item 4 EDA RES. 92-01 Item 4 AUTOHAUS (PROaECT #467) Item 5 President Pro tem Enck called the meeting of the Economic Development Authority to order at 9:45 p.m. Present: Enck, L'Herault, Otten, Williamson Absent: Erickson Motion was made by Commissioner Otten, seconded by Commissioner Williamson, to approve the EDA work session minutes of March 2, 1992. All present voted in favor. Motion carried. President Pro tem Enck introduced for discussion Item 4, Resolution Appointing Directors to the Bard of the New Hope Community Revitalization Corporation. The resolution will confirm the Board of Directors for the New Hope Community Revitalization Corporation for the 1992 year. The Revitalization Corporation is only needed for tax-exempt projects much like the handicapped housing projects where a non-profit board is appointed in order to facilitate the project. The Revitalization Corporation consists of the Citizen Advisory Commissioners. Commissioner Williamson introduced the following resolution and moved its adoption: "RESOLUTION APPOINTING DIRECTORS TO THE BOARD OF THE NEW HOPE COHMUNITY REVITALIZATION CORPORATION". The motion for the adoption of the foregoing resolution was seconded by Commissioner Otten, and upon vote being taken thereon; the following voted in favor thereof: Enck, L'Herault, Otten, Williamson; and the following voted against the same: None; Absent: Erickson; whereupon the resolution was declared duly passed and adopted, signed by the president which was attested to by the executive director. Mayor Pro tem Enck introduced for discussion Item 5, Consideration of Request for Extension on Development Contract Improvements, Autohaus, Inc., 7709 42nd Avenue North (#467}. Mr. Donahue explained that on April 4, 1991, Autohaus entered into a development contract with the City regarding specific improvements to be made to the Autohaus New Hope EDA Page 1 March 23, 1992 property such as the installation of concrete curb, landscaping improvements, paving and lighting improvements, construction of storm water drainage improvements, and the demolition/removal of the Animal Hospital building. He informed the EDA that Mr. Tom Boettcher from Autohaus has requested a one-year extension to accomplish the fore-mentioned items. President Pro tem Enck inquired of the exact outstanding improvements, a time schedule for the work plan, and an explanation as to why the items have not yet been accomplished. Mr. Tom Boettcher was recognized and indicated that Autohaus has done as much as possible to complete the improvements, although delays and economic times have caused an extension of one year to be necessary. He reported that Autohaus has demolished the old Animal Hospital building and improved the 42nd Avenue appearance. He stated the debris which was part of the bus garage fill has been removed as well as trees and brush and the back area has been reshaped. He also noted a silt fence was installed near the ponding area. Delays in the city doing a practice fire and an early snow cover have also contributed to the need for an extension. Mr. Boettcher affirmed that Autohaus fully intends to finish the contract improvements in a timely manner considering the capability to pay as the improvements are made. Autohaus has construction money set aside for the area's improvement but due to economic times some improvements will need to be rebid and some Autohaus will do itself. The next stage is to pave the front area where the Animal Hospital building was, and address enhancing the view from 42nd Avenue. Mr. Boettcher made mention of higher bids than those which were originally received when the loan was established. He also stated their former accounting firm had adjusted their financial statements over $220,000 in a two year period. He stated he would not have purchased the property had he known the correct financial figures. He also stated Colour Lab would like to relocate and terminate his lease for the front of the building. President Pro tem Enck questioned why a permit was not obtained for demolition of the old animal hospital building. Mr. Boettcher responded that the permit was an oversight as Autohaus personnel believed the contractor' was New Hope EDA Page 2 March 23, 1992 MOTION Item 5 obtaining the permit and visa versa. He stated he is not aware of any damage done to the ponding area. He noted there was much debris removed from the ponding area such as refrigerators with freon, trash, cans, etc. President Pro tem Enck stated ponding is very necessary and should be of major concern. He noted if ponds were filled, storm water would have no where to go. Commissioner Otten suggested a meeting between Autohaus and staff to establish a work plan and new time schedule. Mr. Boettcher indicated he would be willing to meet with staff; however, he will not begin any projects until the economy improves and the action against the accounting firm is determined. He stated due to many factors it would be difficult to establish an exact time schedule for completion. He stated different options are being considered for the curbing and paving and possibly developing the front half of the property and leaving the rear lot vacant. Mr. Donahue stated a formal business arrangement has been entered and Autohaus is obligated to make certain improvements. Mr. Steve Sondrall, City Attorney, stated a $26,000 certificate of deposit is being held by the City as security for completion of public improvements. Mr. Sondrall advised that the City has a right to draw upon the certificate if the work is not performed. He also stated Mr. Boettcher would be in breach of the contract and would be subject to mortgage foreclosure if he does not fulfill the obligations. He noted a lapse in time does not make the contract unenforceable. President Pro tem Enck asked Mr. Boettcher if he understands the requirements of the development contract as explained by the City Attorney. Mr. Boettcher replied that he does understand his responsibilities and advised that he is currently obtaining bids for the sewer and paving work. He noted that he would like to resubmit a new plan for upgrading the front of the building. Motion was made by Councilmember Otten, seconded by Councilmember L'Herault, tabling the extension request on development contract improvements for Autohaus until April lSth and directing Autohaus to meet with staff to develop a plan of action and time schedule for improvements. All present voted in favor. Motion carried. New Hope EDA Page 3 March 23, 1992 NE# HOPE TERRACE PROPERTY item 6 President Pro tem Enck introduced for discussion Item 6, Discussion Regarding Market Value of New Hope Terrace Property. Mr. Donahue explained that the New Hope Terrace Apartment building on 36th near the railroad tracks was built with tax increment funds. He stated the building was recently sold to LaNel. He stated currently there is a developer's agreement that includes an assessment agreement with a 2% escalator. The assessment agreement has established a market value of 6.2 million dollars for payable 1992. He stated LaNel, the new owners, recently purchased the property for 5 million. He stated LaNel has approached the City about amending the developer's agreement whereby the market value could be lowered and thus the taxes paid could be lowered. The original development used housing bonds where it was required to set aside 20% (or 30 units) to persons who qualified under income guidelines. With the new purchase of the building, the old bonds were paid off and thus there is no longer a requirement to provide for the 20% set aside. Mr. Donahue informed the EDA that persons receiving notification of this discontinuation will press the City Council for action to reinstate part of the low and moderate income housing. He indicated that he has spoken with Ember Reichgott and Ann Rest regarding the situation and they are very interested. Mr. Donahue reiterated that LaNel would like the market value lowered. At the current time the Hennepin County Assessor has provided an unofficial valuation of 5.5 million for the property, and does not feel the market value would be set at 5 million dollars. He indicated that he believes the only way the City could provide relief would be to use excess tax increments towards the lost low and moderate income units. At the present time, state law forbids the use of excess increment or any increment to go into direct housing subsidy. However, there is a tax increment amendment bill before the Legislature which would allow tax increments to be used directly for housing subsidy. President Pro rem Enck stated he is uncomfortable eliminating 1.2 million of tax capacity to one particular property owner since it would set a precedent. He noted the tax loss not only affects the city but also includes the school district, county, watersheds, etc. He felt this would impose a burden upon others in the taxing New Hope EDA Page 4 March 23, 1992 ADJOURNMENT district since the current value is built into the tax capacity for generating revenues. Commissioner Williamson stated that many apartment buildings within the City are deteriorating and may need help in the future. She commented that if a developer purchases these apartments at a distressed value and is willing to make some sort of a deal with the City, it may be in the City's best interests to do so. She expressed concern for low and moderate income persons not having decent places to reside. President Pro tem Enck agreed that in the future that may the case; however, in this case there is a binding contract. Commissioner Otten indicated he would prefer to retain the original development contract. Commissioner L'Herault inquired of the number of units which would be made available if the value is dropped to 5.5 million. Mr. Donahue stated many scenarios are being discussed. He stated if the bill passes regarding use of excess tax increment funds, the developer would be willing to designate 10 units. In the event that the State does not approve the pending legislation, LaNel would phase out the 10 units over a two year period. Mr. Donahue suggested deferring action until a decision is made regarding the tax increment bill. Commissioner Williamson indicated the sale of the property has been taking place for over a year and will be no surprise to most of the apartment dwellers. She indicated there had been rumors of losing the low income housing if the apartments changed ownership. Motion was made by Commissioner Williamson, seconded by Commissioner L'Herault, to adjourn the EDA meeting as there was no further business to come before the Council. All present voted in favor. The New Hope EDA adjourned at 10:21 p.m. Respectful ly submitted, Valerie Leone City Clerk New Hope EDA Page 5 March 23, 1992 i REQUF~T FOR .aCTION originating Department Approved for Agenda Agenda Section City Manager EDA 4-13-92 Kirk McDonald ,C'] Item No. By: Management Assistant By: ?/ 4 MOTION APPROVING REVISF~ CORRECTIVE ACTION DESIGN WORKPLAN FOR 42ND/NEVADA AVENUE SOIL CONTAMINATION CLEANUP AND AUTHORIZING ADVERTISEMENT FOR BIDS TO EXCAVATE-AND TREAT IMPACTED SOILS- PROJECT NO. 462 The action being requested is for the EDA to approve the revised Corrective Action Design Workplan for 42nd/Nevada Avenue soil contamination cleanup, prepared on behalf of the City by Northern Environmental and recently approved by the MPCA, and to authorize advertisement for bids for the soil excavation/treatment of impacted soils portion of the project. In March, 1991, the City submitted a Workplan for Supplemental Remedial Investigation/ Corrective Action Design to the MPCA regarding the cleanup of gasoline-impacted soils on the city-owned property at 42nd and Nevada Avenues. The PCA responded that additional information was necessary to define the magnitude and extent of petroleum contamination before they would allow the soils .to be excavated or accept the workplan. In July, 1991, the Council authorized Northern Environmental to conduct additional activities which included the drilling of five additional soil exploration borings on and off the site, three of which were completed as monitoring wells. A hand-auguring program was also conducted on the eastern portion of the property near the contaminated soils to better define the lateral and vertical extent of the soil impacts. The results of the investigation indicate that the majority of gasoline-impacted soils at the site are present between one and seven feet below grade in about a 3,500 square foot area west of the former underground storage tank system. The investigation also indicated that the contamination had not dispersed a significant distance off-site and no additional off-site sources of petroleum groundwater contamination have been identified. ~ (continued) To: Il - Review: Administration: Finance: RFA-O01 ~ Request for Action-EDA Approve Revised Workplan-Project April 13, 1992 Page -2- 462 This information was documented in a Remedial Investigation report and sent to the MPCA on January 10, 1992. In that report Northern Environmental recommended that the City proceed with a Corrective Action Design for the property, including two main tasks: 1. Excavation and treatment of "source area" soils, and 2. Installation of a groundwater recovery system. On February 13, 1992, the MPCA responded that they agreed with the recommendation to proceed with the excavation and treatment of the 'source area~ soils and this request is to seek bids on that task. The MPCA did not believe groundwater recovery and treatment is necessary at this time, but instead requested that one monitoring well be replaced and an additional well be constructed after the excavation. Bids on that portion of the project are being considered as the second item on the EDA Agenda. A Revised Corrective Action Design Workplan that incorporated the MPCA recommenda- tions was prepared on March 6, 1992, and that is the plan on which staff is seeking approval. Staff recommends a motion approving Revised Corrective Action Design Workplan for 42nd/Nevada Avenue Soil Contamination Cleanup and Authorizing Advertisement for Bids to Excavate and Treat Impacted Soils. ADVERTISEMENT FOR BIDS Sealed bids will be received by the City of New Hope, Minnesota in the City Hall at 4401 Xylon Avenue until 11:30 A.M., C.D.S.T., on Tuesday, April 21, 1992, at which time they will be publicly opened and read aloud for the furnishing of all labor and materials and all else necessary for the following: New Hope 42nd Avenue and Nevada Avenue. City Project No. 46~ "Source Area" Soil ExcavatiOn. Treatment and/or Disposal 1,250 CY Excavate Contaminated "Source Area" SOils Including, Miscellaneous Site Improvements and Correlated Appurtenances. Plans and specifications, proposal forms and contract documents may be seen at the office of the City Clerk, New Hope Minnesota, and at the office of Northern Environmental Technologies, Inc., 372 West County Road D, New Brighton, MN 55112 (612) 635-9100. Each bid shall be accompanied by a bidder's bond naming the City of New Hope as obligee, certified check payable to the Clerk of the City of New Hope or a cash deposit equal to at least five percent (5%) of the amount of the bid, which shall be forfeited to the City in the event that the bidder fails to enter into a contract. The City Council reserves the fight to retain the deposits of the three lowest bidders for a period not to exceed 45 days after the date and time set for the opening of bids. No bids may be withdrawn for a period of forty-five (45) days after the date and time set for the opening of bids. Payment for the work will be by cash or check. Contractors desiring a copy of the plans and specifications and proposal forms may obtain them from the office of Northern Environmental Technologies, Inc., upon payment of a deposit of $25.00. See "Information to Bidders" for plan/specification deposit refund policy. The City Council reserves the right to reject any 'and all bids, to waive irregularities and informalities therein and further reserves the right to award the contract to the best interests of the City. Daniel Donahue, Manager City of New Hope, Minnesota 34111(358) · Northern Environmental Hydrologi~ * Engineers * Geologists 372 We~t County Road D New Brighton, MN 55112 1.612.8.35.9100 March 6, 1992 (BRA230309) Mr. Kirk McDonald City of New Hope 4402 Xylon Avenue North New Hope, Minnesota 55427 RE: Revised Corrective Action Design, 42nd and Nevada Avenue Property, New Hope, Minnesota Dear Kirk: Enclosed please find a copy of Northern Environmental's revised Corrective Action Design (CAD) report prepared for Dave Tetley of the Minnesota Pollution Control Agency (MPCA) following our February 13, 1992 conference call. This report has also been forwarded to Barb Hearley of the MPCA. This report summarizes items discussed during the conference call with the MPCA and describes recommended monitoring and remedial activities. Requests for bids to excavate and treat impacted soils, and construct additional monitoring wells are currently being prepared. Project initiation is tentatively scheduled for the first week of May and will proceed with your verbal authorization. I trust this information meets your needs at this time. If you have any questions concerning the corrective action design report, please feel free to call. enclosure Sincerely, Northern Environmental Technologies, Incorporated Engineer II a sul:micliary of Boneaa~o, ~ne, Anderlik and ,~asociatel, Inc~ Engineers & Architects · St. Paul, Mlnneeofa · Northern Environmental Hydrotogists * Engineers * Geologists 372 West County Road D New Brighton, MN 55112 1.612.635-9100 March 6, 1992 (BRA230309) Mr. Dave Tetley Minnesota Pollution Control Agency Tanks and Spills Section 520 Lafayette Road St. Paul, Minnesota 55155 RE: Revised Corrective Action Design, 42nd and Nevada Avenue Property, New Hope, Minnesota Dear Mr. Tetley: Northern Environmental Technologies, Incorporated (Northern Environmental) has prepared a revised Corrective Action Design (CAD) workplan for the remediation of petroleum imPacts occurring on a parcel of property owned by the City of New Hope (the City) located at the northwest corner of the intersection of 42nd and Nevada Avenue in New Hope, Minnesota (the Property) (Figure 1). This CAD incorporates the items discussed during our February 13, 1992 conference call concerning the results of Northern Environmentars January 10, 1992 "Remedial Investigation" (RI) report and outlines additional monitoring and remediation activities recommended by Northern Environmental and requested by the Minnesota Pollution Control Agency (MPCA). BACKGROUND INFORMATION Northern Environmental conducted a two-phase remedial investigatiOn of identified petroleum impacts occurring at the Property in June 1990 through September 1991. Results of the investigative program indicated that the majority of gasoline-affected soils remaining at the site are present between one and seven feet below grade in an approximately 3,500 square foot area around the former UST system and dispensers. The data indicated that mobilized gasoline compoUnds had not dispersed a significant distance off-site. Based on these findings, Northern Environmental recommended that the City proceed with a corrective action design (CAD) for the Property including excavation and treatment of "source area" soils and the installation of a ground-water recovery system as a feasible means of remediating the identified petroleum impacts. Details of the remedial investigation are included in Northern Environmentars January 10, 1992 "Remedial Investigation" (RI) report. As the City wished to complete remedial activities and initiate site development during 1992, Northern Environmental requested the MPCA review the submitted RI report and arranged a conference call to discuss the recommendations made in the RI and address any questions or concerns of the MPCA. Present during the February 13, 1992 conference call were Bruce Rehwaldt and Jeff Schwarz of Northern Environmental and Dave Tetley and Barb Hearley of the MPCA. Details of the conference call and an outline of scheduled monitoring and remedial activities are described below. subsidiary of Bon~roo, Rosene, Andedik and Associates, Inc. Engineers & Architects · St. Paul, Minnesota EXCAVATION OF SOURCE AREA SOILS The MPCA agreed with Northern Environmentai's recommendation to proceed with the excavation and treatment of "source area" soils. Northern Environmental initially recommended the excavation of gasoline-affected soils present between one and seven feet below grade in an approximately 3,500 square foot area west of the former UST systems, however, the MPCA requested that excavation continue further west to include areas in the vicinity of test pits TP3, TP7, and TP10 (Figure 2) and the removal of the former service station foundation. Throughout the excavation, soils will be screened in accordance with the MPCA's "Jar Headspace Analytical Procedure" using a photionization detector (PID) equipped with a 10.2 eV lamp calibrated to an isobutylene standard. Soils exceeding 10 parts per million (ppm) during PID field screening will be excavated by a qualified subcontractor under the direction of a Northern Environmental engineer or geologist. Northern Environmental estimates that approximately 1,250 cubic yards of petroleum-bearing source area soils may have to be excavated. Northern Environmental is currently requesting bids for on- and off-site incineration, on- and off-site land farming, and bioremediation to determine which treatment alternative is most feasible ~ and cost effective for this volume of soil. GROUND-WATER RECOVERY Results of Northern Environmental's remedial investigation indicated that impacted ground-water occurring at the Property is slowly migrating in the direction of an alluvial channel containing deposits with considerably higher hydraulic conductivities than on-site sediments. Consequently, Northern Environmental recommended that the City install a ground-water recovery and treatment system to prevent migration of impacts to the alluvial channel. Although impacted ground-water at the Property contains elevated concentrations of petroleum constituents, based on the clayey nature of site soils, estimates of hydraulic conductivity, and results of a ground-water receptor survey completed for the site, the MPCA does not believe ground-water recovery and treatment is necessary at this time. Rather, the MPCA requested that monitoring well MW2 be replaced and an additional ground-water monitoring well be constructed in the vicinity of borehole B3 (Figure 2) after the excavation of source area soils. The purpose of the additional well (MW3) is to provide an "early warning" for well MW9 which is located within the channel. The additional monitoring wells will be constructed, developed, and sampled in accordance with Minnesota Department of Health (MDH) and MPCA regulations and guidelines as described in Northern Environmental's RI report. QUARTERLY SAMPLING Quarterly sampling will be initiated following the completion of excavation activities and the replacement and construction of additional monitoring wells and will continue for a period of at least one year. Ground-water samples will be collected from all monitoring wells except MW6, upgradient of the site, for analysis of volatile organic carbons (Method 465C), total hydrocarbons as fuel oil and gasoline, dissolved cadmium and chromium, and PCBs during the first sampling event and the results compared to MDH Recommended Allowable Limits (RAL) for contaminants in ground-water. Only contaminants with detected concentrations exceeding RALs will be analyzed for in future sampling events. ADDmONAL INFORMATION During the February 13, 1992 conference call, the MPCA requested additional information not included in Northern Environmental's RI report including copies of well permits, elevations of well screened intervals, and a utility survey of the Property. Copies of the requested well permits and well construction summaries are attached. A utility survey was conducted by Northern Environmental on March 2, 1992. The utility survey indicates that a Northern States Power electric line, a Minnegasco natural gas line, a Hennepin County traffic signal line, and a U.S. West telephone line run parallel to Nevada Avenue in an area approximately 6 feet west of the curb (Figure 3). A City of New Hope employee stated that a sewer/water line may be present near the southern border of the Property, however, it would have been capped or removed during construction of 42nd Avenue. Laboratory analytical results of soil and ground-water samples collected from MW1, located north of the source area near the utility lines, did not detect elevated concentrations of petroleum compounds. This finding suggests that petroluem compounds have not migrated a significant distance through permeable backfill surrounding the utility lines. The presence of the abandoned sewer/water line at the southern border of the Property may have contributed to the migration of contaminants identified in monitoring well MW4 and will be further investigated during excavation activities. SCHEDULE Initiation of source area soil excavation and treatment is tentatively scheduled for the second week of May and should be completed within approximately one week. Construction of additional monitoring wells and quarterly sampling will be conducted immediately following the completion of excavation activities. A final report summarizing the results of the excavation program and ground-water laboratory*.anlysis will be submitted approximately eight weeks from project initiation. We trust this information meets your needs. Please feel free to contact us if you have any questions or comments. attachments CC: Mr. Kirk McDonald City of New Hope 4402 Xylon Avenue North New Hope, Minnesota 55427 Ms. Barb Hearley Minnesota Pollution Control Agency Tanks and Spills Section 520 Lafayette Road St. Paul, Minnesota 55155 Sincerely, Northem Environmental Technologies, Incorporated Director of Operations G.M.E. ENGINEERING S338't3 ;ATION II : ) SCALE 1:24 000 0 I Mill 2000 3000 4000 5000 6O00 0 ! KILQNETER 7C~0 F~T l CONTOUR INTERVAL 10 FEET :~ASE MAP SOURCE: USGS MINNEAPOLIS NORTH AND OSSEO 7.5 MINUTE QUADRANGLES  QUAORANGL LCC~TION ~EV I PROJECT: BRA230309 JDATF: 03/02/92 tHIS 0P, AWING ANO ALL :NFr'JClMATION CONTAINE~.) THEREON 15 THE NOT BE COP{ED OR USED ExC~T FOR T~ PUR~E F~ '~I~ ~r Northern Environmental Hydr'ctOg~st~ · E.qg/neer$ · Geologists CITY OF NEW HOPE 42ND AND NEVADA AVENUES SITE LOCATION AND LOCAL TOPOGRAPHY FIGURE __ 4.F MW9 SE.=IVlC-- ROA ? ~:,_,,NG .~~5t,~',.i~ / ~- ~ -. .... ~,.:..: E13'- ~~:.:..:/- "'""", I / 42ND AVENUE EXPLANATION f ll API~R~ ¥'IMATE FORMEFt LINDERGFIOUND L _l STORAGE TANK LOCATIONS -~ APPROXIMATE SOIL BORING LOCATION ~ APPROXIMATE MONIT°R WELL LOCATIC;tNS MW6 SCALE · + ~ II APPROXlMATE~ HAND AUGER LOCATIONS · 0' 25' 50' ;;~' EXTENT OF SOURCE AREA SOILS ~Ev. PROJECT: BRA230309 IDATE: 02/06/92 CITY OF NEW HOPE THIS OCf~WlN6 AND ALL INFCClMATION CONTAINE0 TH~-RI=ON IS Tile 42ND AND NEVADA AVENUES PC[OPE~TY OF NORTHERN ENVIRONMENTAL iNCORPCCIATED ANO SHALL NOT RE COPtED OR USED EXCEPT FOR TI-~ Pt. ll~l~E FOR WHICH IT ~X~SSLYFU..,SiiEOTHEDRAW'NG^NO*N¥CO~'ESTHEPEOF SOle BORING. MONITORING WELL, AND TEST PIT LOCAT!ONS AND, ~ Northern Environmental EXTENT OF SOURCE AREA SOILS Hydrolog~st~ ° Engineer~ ° Geologists FiC~URI '. ENGINEERING $37145? 42 1/2 AVENUE NORTH /~ / 42ND AVENUE EXP~NATION [ '1 APPROXIMATE FOR'R UNDERGROUND ~ ~ j STORAGE TANK LOCATIONS + ~p..OX~MA~; SO~C ;OmNe LOCh;m, ~ APPROXIMATE MONITOR WE~ LO~TI~S MW6 SCALE ~ ~.UT~UT~E8 0' 25' 50' ~v. PROJECT: BRA230309 IDATE: 03/02/~2 CITY OF NEW ROPE T~S ~WI~ AND ALL INF~ATI~ C~T*INEO T~ON IS T~ 42ND AND NEVADA AVENUES ~ ~ ~N EN~~AL I~TED AND S~LL ~ BE ~ED ~ U~D ~ F~ ~ ~ F~ ~1~ IT ~ E~ F~NI~D. ~ ~ING AND ANY C~E~ T~ s~,~~;a,o~.~.,.o SITE ~AYouT AhD LOCATION OF i No.hem Environmental SOIL BORINGS, MONITORING WELLS H~i~ · Engi~ · G~is~ AND UTILITIES FIGURE 3 New Hope '~ '~ '~ ~M~ 12.5 ,,. M~6/22/90 qumoncal St~gi Ackirgss ~d Ci~ of Well ~uon ~ Dis~ce from Ro~ lnm~on. ~ S. D~G ME.OD 7202 42nd Avenue North, New Hope, ~ ~C,~T~ ~ S~ m~ ~ d weU in ~m ~ ~th "~" Sk~ mp d ~dl I~t~ O Hollow R~ ~ Air ~ ~ , ~it~ Na~ ~ ~ O Jelt~ ~ Pow~'Au~r , ' , i n a ._ ~ _ _~ _ . _ B~k Nu~ 7. USE w , ' ~ ' T ~ ~t~ ~ M~ito~ng ~ Heat ~m~ -~-- -~ .... :- I ~ ' ~-/ ~ Num~ ~ I~t~ ~ Publ~ i~=~ ~-~. ~Jeff Schwarz City of New Hope . a~,,. aw,~ 4402 Xylon Ave. North ~orthern Environmental ]72 West Co. R~, D am~,= New Hope, 55428 ew Brighton, ~ 55112 2 ~,.~t w,,,~, Sch.aO,~,. ~,. ,, t%. ~NESS O~ Wei~t I~./ft. ' to ~ FO~ATION L~ CO~R FO~ATION ~OM TO in. to ft. ~n Topsoll black me~. 0 1 ~. sc~, Sandy Clay w/Gravel gray *; med. 1 13 T~ Wirewound ~ .010 ~.~ 10-ft. FJ~INGS: ~, ~,-- 2.5 ~,-,~ 12.5 ~" lang 11. PUMP~G ~ ~ la~ subj.) ~/~ fL aft~ h~. pumping g.p.m. ft. ~t~. h~ ~mping ~.p.m. ~2. H~ ~ COMP~TION ~ Fitl~s a~ ~n~nctu~ M~el ~ ~ent ~f~ ~ At ~t 12" a~ve ~u~ ~ Plastic ~ing 11 WE~ GROPED? ~ Y~ ~Neat Cement ~ ~nt~ite 14. ~T ~URC~ OF ~SS~ Well disinf~ u~n ~m~nP O Y~ ~ No 15. ~te i~tal~ ~ Nm i~ll~ M~el num~ HP Volt~ ~n~h ~ d~ ~ ~. C a~ity g p.~ Matmal ~ d~ ~ Ty~ ~ Su~ ~ LS. Tu~i~ ~ R~ting 0 J~ ~ C~mfu~ a ~90-112 ~i, well ~s dfil~ u~ my j.~i~i~ ~ this ,~ is t-- tO t~ ~t ot my k~l~ie a~ ~i~. Bergerson-Caswell, Inc. 27058 Add~, 5115 %ndus~rial Street. 6/?2/90 Charles Wilkems , ~.,. - ,, IMPORTANT: I I FILE WITH DEED -- WELL OWNER COPY 4 6 8 0 5 8 .... I = "='"'"" --- [ 4680591 c...,, %~ -Henne pin ~a~...~ x.,.,,, ~**a.o,. os /,, ,' Townsh,p Name' Iownsh,P Numb~N I Rzn~! ~ I Sec't~,~m No. j Fr~'~on 4. W~I./. DEPTH (mmp~ . { D'a,e ~ Complel, · New Hope I " " "~ 12.5 "-I 6/22/90 NumeflcaJ S~t Ad~cs~ and City of WeU Locauon or Distance from Road lntersccuon. 5. DRILt.[NG METHOD 7202 42nd Avenue North, New Hope; MN =obl,r~ ~-,,,~ Shew exac~ l~zum ~ well in set, mn g~d wsth "X." Sketch map d well locatmn. O HollowR,'.4 O Air t ; t ! Addition Name O Ro(ary OJ~tted wer'Auger ....~- ~- -- ,~ - --J- - '-'- ! '~':. ~ W t i ..... Block Numbe~ 7. USE ' ---L' I ....' ! ~, T 0 Domeltic -s4~ttOnng ~ He~t Pump I ~ Numb.' ' i : ' I s I I'1 Test Weil O Munici~] 0 Comme~mal _ ..1_~ ~ ~ - '~ - i~'r" I ~ Air Cxmditionin~ I ' ! ~//t I 8. CASING ,,,~?"~ HOLE DRAM. 2. PROPERTY OWNER'S NAME Mailing Add.,~ss if different than pwperty adc~c.~ ~ Black ~] T'hrendt, d HEIGra~)~Below City of New Hope ~c~,~ve. Mr. Jeff Schwarz s,,~,~ 4402 Xylon Ave. North Northern Environmental oG.~,, ow,~ ~., Sh~ ~o.~_~ New Hope, MN 55428 ~;w2 West Co. R~ m,,,,,¢ Brighton~ D55112 2 ~,.~o 2.5 ft. 3. FORMATION LO(; COLOR HARDNESS O[ Weight lbs,*ft. ' to ft. FORMATION FROM TO in. to ft. .__m ~_ in. to ft. Weight lbs./ft. ___m. ~n ft. Topsoil black med. 0 1 ,. sc~ ~, Stainless Steel ~ t~ .... {~- Sandy Clay w/Gravel gray med. 1 13 ,~ WireWound r>~ 2--±rich ~ ..... .010 t~v~ 10-ft. FI-I~'iNG$: ~ ~t,~n ?- ~ ft. a~ 'I ? % ft. lo. STATIC WA~ 5.75 ft.~o~ ~,~, ~ 6/22/90 Il. PUMPI/~G I.!*¥EL II:~tow lam:t ft. after bm. pumtmng g.p.m. 12. HEAD WELL COMPLETION O Pifless adagtex manufacturer Mocld O Basement o/fset ~ At least 12" above ground O Plastic ming 13. WELL GROUTED? ~1[ Yes ~ No ~l[Nent Cememt ~ B~fltonite 14. NEAREST 5OURCI~$ OF POSSIBl!r CONTAMINATION ~, fee~ dimcU~ .type Well disin£ec~l upon completion? ~ Yes ~ No 1.5. Date inst~led ~l~No~ inst~lled Manufa~m'er's name M~let numl~s' tip Volts l~.h ~ drop pipe ft. Capacity sr.p.rn. Mates%l M drop pipe Type: O Subme~mbie t'l L.S. Turbine 0 Rec~prm:2tmg 0 Jet 0 Cemnfusnl 16. AI~I~itC~Nm~ ~ Unused well m~ proFe~ty? C] Yes ~ No Usgesam~lM, if~l e..~t~4 0 Perman4~t f=l Temporarf 0 No~aled 17. REMARKS. ELEVATION. ~'~OfJRCE OF DATA. etc. This ~ed[ w=..~ drilled under my jufisdictiMt and this re~rt is tru~ to the I:~t o~ my krmwiedge and betid. Bergerson-Caswell, Inc. 270~8 Lw-taMe B~is, tss Nor~ l~cr~se No. 5115 Induct:rial Charles Wilkens -- t, amc o~ D~l~r IMPORTANT: /1 6 8 0 5 9 ~..~-omo,-o.t(Re,. ,/aa, FILE WITH DEED - WELL OWNER COPY ' ~ WATER WELL RECORD c..,,:,-. .,, .- 468060 Henne~ in ! Mi..~ ~t~, L'~hlP Name' 7202 42nd Avenue North, New Hope, ~. =OU.T~ o~ o~ , ' T' . .- ,, - ~ ~. D~G ~ ~/a _~- . ~ --- - 8. C~G~ HO~ D~ Jeff Schwarz Ciuy of New Hope ~Qrthern ~nvi[9~ntal o~,~ o 4402 Xylon Ave. North 3/2 west ~o. ~. ~ 10 w~, New Hope, ~ 55428 New Brighton, ~ 55112 2 ~,.,o 'L__ Sch40 ,~./,,. ~ ~N~ O~ ~OM TO in. to fL W~t I~Jft. ~n tn ft. FO~ATION L~ CO~R FO~A~ON in. to ft. We~t I~ft, ~n to _ ~ __~o~so~l black med. 0 1 9.~ I ~'~ Sandy Clay w/Gravel gray med. 1 20 ~ Wirowo-nd ~ 2-~.ch ~..~ .010 ~.~ lO-ft. 15 ~,.~ o,~, ~,,~ 6/22/90 11. PUMP~G ~VEL ~w la~ su~a~ ~ PRIm ~ m~a~uret M~e ~ N~t C~t ~ ~monite ~ f~ di~ . ~Y~ 15. ~nu~u~*5 ~e OJ~ ~ Centfif~ 17. ~AR~. E~VATION, ~URCE OF DATA. ~ ~0--~ ~ 2 18, WAT~ ~ CO~OR CE~CATION ~is ~1 ~s dnl~ u~ my jun~i~ a~ this ~t ~ t~ to the ~t o~ my Bergerson-Caswell, In=. 270~8 ~of~t~r 5/74 7;76 IMPORTANT: 468060 FII E WIT~ DEED -- WELL OWNER COPY 2,.~ '9:00 ETI EDF_Jq PRAIRIE TEL 612-941-5650 P. 2 **,~ ~LL .,~oo.0 '"'"'"'"""'.:_ ,,,.,.';""~'~'.-."'"'~'"'~' [ -~ 9 5 3 5 9 "'~;4-I' /, : '. ,. ! .. . t [[:t .... I I ~ ..,' ~,~%./_,. ,, .~.,.&. ~ -I ~l~kNum~ 7. tIRE "~ .... 4--I'--,-- ~ .... ~ ~um~ ~T~t W~I ~ Mv~I ~ ' ' ' * - '~ -- _ . , i. C~l~ ¢[~ .... ~IGHT~ HO~ DIAM. , ./~--~-. .. _~ ,.,... ,~ ~, .._,~,,. ~. ,.  HA~ fl, Welf~ ._ I~(. ~m tn It. ~fl, ~o .... I~. we~ ..... I~/~. ' , ~ " ~ .,~'- / ,,. ~ ~u~ '" """ ~"' / ~ ~ut~ ~ ~t~ , .- · . W~ dmn~ u~ ~de~~ 0 Ym ~ ~ I~. PEeP Manut~u~r's I~ ' M~ n~ __ NY .... Vol*- -- ~h ~ d~ ~ -' fl' ~ a~ly ~.. ~'~ ' ' ~ml ~ d~ ~ O~ 0 C~mi~ 0 , ~.:~/~ -.,., . . STA'!.I~ oF ~i.~aESOTA DEP.~.RTM£NT OF HEAt. T14 ~ REQUF~T FOR ACTION Originating Department Approved for Agenda Agenda Section City Manager EDA Kirk McDonald ff~) 4-13-92 Item No. By: Management Assistant By'r~D 5 APPROVAL OF BID SIJBMI BY BERGERSON-CASWELL, INC. FOR GROUNDWATER QIJALITY MONITORING WELL ABANDONMENT AND CONSTRUCTION FOR 42ND/NEVADA AVENUE SOIL CLEANUP (PROJECT #462), IN AMOUNT OF $2,296.00 The Minnesota Pollution Control Agency has approved the Corrective Action Design report prepared by Northern Environmental on behalf of the City regarding the cleanup and excavation of gasoline contaminated soils at 42nd and Nevada Avenues. The MCPA is requesting that a monitoring well at the location of the soils to be excavated be abandoned prior to excavation and that an additional groundwater monitoring well be constructed near Park Ridge Way Apartments after the excavation of contaminated soils. Three bids were received by Northern Environmental for groundwater quality monitoring well abandonment and construction: Bergerson-Caswell, Inc. - $2,296.00 Tbein Well, Inc. - $2,353.00 Exploration Technology, Inc. - $2,704.00 Nortbem Environmental, the City Engineer and staff recommend approving the low bid from Bergerson-Caswell, Inc. in the amount of $2,296.00. Well abandonment will take place within two weeks and the additional monitoring well construction will be conducted following the completion of "source area" soil excavation activities. The costs will be reimbursed either through CDBG or Petro Fund monies. Staff recommends approval of the bid submitted by Bergerson-Caswell, Inc. in the amount of $2,296.00. TO: f/~]~/~/~ Review: Administration: Finance: RFA-O01 ~ Northern Environmental Hydrologists * Engineers · Geologists 372 West County Roa(/D New Brighton, MN 55112 1.612-63~-9100 March 25, 1992 (BRA230309) Mr. Kirk McDonald City of New Hope 4402 Xylon Avenue North New Hope, Minnesota 55427 RE: Ground-Water Quality Monitoring Well Abandonment and Construction, 42nd and Nevada Avenue Property, New Hope, Minnesota Dear Kirk: Enclosed please find copies of bids received by Northern Environmental for ground-water quality monitoring well abandonment and construction at the City of New Hope's 42nd and Nevada Avenue property. These activities were requested by the Minnesota Pollution Control Agency (MPCA) and are described in Northern Environmental's March 6, 1992 "Revised Corrective Action Design" letter to Dave Tetley of the MPCA. As the costs for these activities will not exceed $10,000, public bidding was not conducted. Based on the bids received, Northern Environmental recommends that Bergerson-Caswell, Incorporated of Maple Plain, Minnesota be awarded this project. Bergerson-Caswell's cost estimate was the lowest and they have completed other satisfactory work at the site. Well abandonment is scheduled to take place within two weeks. Additional monitoring well construction will be conducted following the completion of "source area" soil excavation activities. I trust this information meets your needs at this time. If you have any questions concerning the corrective action design report, please feel free to call. enclosures Sincerely, Northem Environmental Technologies, Incorporated ~e a subsidiary of Bonestroo, Rosene, Anderlik and Associates, Inc. Engineers & Architects · St. Paul, Minnesota MAR 11 ~92 11:02AM BERGERSOM CAS]WELL BERGERSON = CASWELL INC. Commercial * Municipal · Residential Submersible & Turbine Pumps Environmental Drillers Well Drilling, Abandonment & Repair Since 1948 CenO~.d V/ell Driltt,s Certified Pump lra~alte~ March ll, 1992 Mr. Jeff Schwarz NORTHERN KNVIRONM~NTAL 372 West Co. Rd. D New Brighton, M~ 55112 Proposal for subsurface exploration, monitoring well construction and abandonment at your ~ite in New Hope, MN. Dear Mr. Schwarz: Bergerson-Caswell is pleased to be invited to submit a proposal to you for this project. Enclosed please find an outline of our understanding of the Scope of Services Bergerson-Caswell will provide, and a Bid Tabulation itemizing our projected cost for thes~ services. PROJECT SCOPE The proposed project would consist of two (2) soil borings, with the installation of a 2-inch moniHoring well in each of these borings, and the abandorument of one (1) 2-inch monitoring well at the above referenced site. This project is to be complened in =ompliance with our understanding of Minnesota Department of Health (MDH) regulations, under the direction of our Licensed Water Well Driller. Upon completion of this project, we will submit to you a brief report describing our drilling and sampling procedur~, along with ~yped ~oring Logs (including USCS soil classification), Monitoring Well "as-built" Schematics, Development Data Forms, a Location Diagram and copies of the Minnesota Permits and Water Well Records. MDNITORING WELL PERMITS By Minnesota Statutes, all monitoring wells shall be permi=ted by ~he Minnesota Department of Health (or local delegated well program) prior to construction. Present rules require the submittal of a completed Monitoring Well Permit Application a minimum of five (5) days prior to construction, ~o that ~he actual p~rmi~s will have been received by Berge~son-Caswell at the time well construction begins. M,ql~ 11 ' g£ 11: 0:31qM BIERG£Rx3oPI CtqSNIELI_ Mr. Jeff Schwarz NOKTH~RN KNVIRONMENTAL Page 2 March 11, 1992 A permit fee is required for every monitoring well, unless the well owner ~s a government agency. With some well programs an exception is allowed for active petroleum retail sales facilities, where only one (1) fee is required for all wells to be installed on the property containing the retail sales facility. Additional wells on adjoining property would require additional permit fees. Every fourteen (14) month period after installation, the well owner will be mailed an invoice for a well maintenance fee. Permit applications are available by fax from Bergerson-Caswell at (612) 479-2183. DRILLING SERVICES We plan to use an auger drill ri~, and 4%-inch I,D. hollow stem augers, to advance each boring approximately 13-feet below the existing ground surface. Soil samples will be collected with a wireline sample driver in general accordance with ASTM: D-1586, at approxiJnate five (5) foot interval~ ~o the final depth"in each of the boreholes. While drilling, our crew will maintain logs noting the methods of drilling and sampling, along'with penetration values, preliminary soil classifications, and ground wa=er levels. The recovered soil samples will be sealed in glass jars, provided My Bergerson-Ca=well, and turned over to you in the field. WELL CONSTRUCTION After each boring to receive a monitoring well has been advanced to full depth, we would set a two (2) inch ID by ten (10) foot long Sch. 40 PVC screen, with a No. 10 slot, using 2-inch Sch. 40 PVC casing extending from the top of the screen to approximately 2.5 feet above ground level. As the augers are retracted, a No. 30 sand pack will be installed in the annular space between the screen and the borehole, e~=ending t~ approximately two (2) feet above the top of the well screen. A two (2) foot thick bentonite seal will be installed above the filter sand pack; MDH approved grout will then be tremied into place from =he top of this sca1 to within three (3) feet of the ground ~urface. A 4-inch ID by 5-foot long locking steel protective casing, and three (3), 4-inch by 6-foot long steel guard posts will be installed at the surface around ~ach of the wells in accordance with MDH regulations. MAR 11 '92 ll:05AM BERGERSOM CASWELL Mr. Jeff Schwarz NORTHERN ENVIRONMENTAL Page 3 March I1, 1992 DECONTAMINATION Prior to our mobilization to the site, the drilling rig and all augers, tools and equipment will be steam cleaned mt our ~hop. All well materials will be steamed and wrapped. The augers will be steam cleaned between locations on site, and the sampling equipment will be washed with TSP soap and rinsed with distilled water between sampling events. All of our environmental drill rigs have a mounted steam cleaner. materials arriving on site unwrapped, or otherwise unacceptable to you, will be decontaminated prior to installation. HEALTH & SAFETT we understand hazardous ~ub~tance~ may be encountered while performing the field work at this site. We also understand that the Consu!tan% will provide airborne contaminate monitoring during all of the field work. Each Bergerson-Caswell employee on the site will utilize Level "D" Personal Pro=ective Equipmenu (~PE) a~ a minimum. Should airborne contaminate' levels stabilize at 5 parts per million (PPM) above background, all Bergerson-Caswell employees will upgrade =heir icv~l of protection to Level "C" PPE. Should mumtained airborn~ contaminate levels exceed 10 PPM, the site will be evacuated until Bergerson-Caswell and the Consultant reach an agreement to continue ~he field work using Level "B" PPE. UTILITIES Prior to our mobilization, ~erg~r~on-Casweil will arrange to have public underground utilities marked at the subject site as defined by the Consultant. By State law, utility companies must receive 48 hours advance notice of our intention to drill. The utility companies are al~o granted an additional 48 hour~, which is seldom required but may incur delays in industrial or high density areas. Locating private utilities is the responsibility of others. If requested, Bergerson-Ca~w~ll can make arrangement~ to loca=e privaue utilities through the use of cable locating services, at an additional cost to the Consultant. All wells drilled wi=bin th~ State of Minnesota mu~t be located in observance of set back requirements for overhead and underground utilities as specified in Chapter 4725, Rules Relating to Wells and Pumps. A cody of this rule is available from Bergerson-Caswell, or MDH MAR 11 '~£ Ii:~AM BER~ERSC,Pt CASWELL Mr. Jeff Schwarz NORTHERN ~IRONMENTAL 9age 4 March ii, 1992 TERMS & CONDITIONS This proposal was prepared assuming the following conditions: - Bergerson-Casweil has prepared the Bid Tabulation with She understanding that we ~iil be paid for our services within 30 days following receipt of our invoice. - Ail formations to be drilled consist of unconsolidated native soii. ~ny refuse, rubble or bedrock drilling will be Derformed a~ the hourly ra~e shown on the enclosed Bid Tabu!a~ion. - Access to each of the boring locations by our truck mounted drill and suDDort equiDmen= will be arranged by the Consuiuan%. Clearing the site of trees, crops, vehicles and snow in excess cf one (i) foou or filling and road building should be performed by others in advance of our mobilization. With prior arrangements, Bergerson-Caswell can provide these services which are beyonc the scope of this proposal. - Bergerson-Casweil rig schedules can be altered due to cold weauher or precipitation. After a stars date has been se!ec%edt conditions beyond our conUrol can force a postponement. When a one (1) week out of town job start is postponed one (t) day, i~ may be necessary to reschedule for the following week to avoid addiuionai charges resuiuing from weekend demob/remob cosus. - Field work is shutdown for weather related reasons on a case bv case basis. Bergerson-Casweil's general policy includes work shuudowns when temperature~ are below 0o F, or if visible lightning occurs. The driller in the field is allowed ~o decide if work should terminate, and when to begin again. - Any drilling derived wa=t~ will be left on-~i=e &~jacen= =o each boring location, unless prior arrangements are made. Bergerson-Caswel! is not a generator nor are we responsible to transport any waste off-site. - Any drill crew stand-by time resulting from surface conditions, contamination, or Consultant directed delays, will be charged at our hourly rate shown on the Bid Tabulation. If you should select Bergerson-Caswell to provide the well construction services for this project, please provide us wi~h a Purchase Order directing Bergerson-Caswell, inc. to perform the specific tasks outlined in thi~ ~ropo~al, including thi~ ~ropo~a! a~ an a~ac~ent. Accurat~ detailed, Minnesota Department of ~ealth Monitoring Well Permit Applications should accompany your Purchase Order. MAR 11 '9~ ll:07AM BERGERSOM CAS~ELL p.$ Mr. Jeff Schwarz NORTHERN ENVIRONMENTAL Page 5 March ii, i992 We request that any exceptions or additions to the project' scope be defined in your Purchase Order. ~hould you have any questions or comments regarding this Progosai, or the attached Bid Tabulation, please do not hesitate to contact us. Sincerely, BERGRRSON-CASWELL, INC. WJC:slh cc: wc\schwarz.qwc MAR ll:~SAM BERGERSOM CASWELL BERGERSON -- CASWELL INC. Cornn~reial · Murdcipal * P~sidenMal Sub,nersibl~ & T~rbine Pumps F. nviron.,ncnrai Drillers Well Drilling, Abandonment & Repair Since 1948 P.6 Mr. Jeff Schwarz NORTH~ ~'VI ROI~II~ITAL March 11, 1992 BID TABWLATION New Hope, Minne¢ota ITeM Utilities/Permits/Logs Mob/Demobiliza=ion Drill w/4% HSA 2-inch Spli% Spoono 2-inch PVC Screen 2-inch PvC Ca~ing Sand Pack/Grout .p~otops Well Abandonment* $STIMATED 2 wells LUMP SUM 26 ft. 6 each 20 ft. 10 ~. 26 ft. 2 wells 1 well $ 125.00/well 350.00/LS 10.00/ft. 20.00/each 10.00/ft. 6.00/~=. 6.00/ft. 250.00/well 400.00/well EXTENSION $ 250.00 350.00 260.00 120.00 200.00 60.00 156.00 500.00 400.O0 ESTIMATED COST: $2,296.00 Delay Time Level "C" PP~ ADDITIONAL UNIT RATES $140.00/hr. 75.00/man/day *to De completed in a separa=e ~ield event. ,,'Maple Plain, MN $$35~ (612) 479-3121 Fax ~7g-2185 P.O. 80x 420 CLARA CffY, MN ~ (6~2J 847-3207 WELLS-- PUMPS SA L f..'S -- SFR VI Ha=ch 12, 1992 Hr. JeE£ Schwa=tz Northern Environmental 372 Wee~ Cry RD D New B=lghcon, HE 55112 RB~ Monitor Project a~ 42nd & Nevada, New Hope, Dear Jef£, Me ace pleased to p=ovide the following in =ega=d to abandoning one Bonito= well and the installation of ~wo monitor wells in New Hope, A) Well Abandonment 1. Supe=intendnt - es~ 4 hfs t $48.O0 h= 2. Assistant - est 4 hfs @ S¢0.0® hr 3. Suppo=~ truck - lUmp sum 4. G=out pump - lump SUB 5, Administrative/word p=ocessing - est I hr 0 $40.OO hr 6. G=out ma~erials - est 2 cuft e $25.09 cuft $ 192.90 z6e.ee 75.0~ 100.OO 50.90 Total Estimated Cost $ 617.00 B) Two Monitor Wells Approximately 12' Deep 1. Hobillzatton 2. HSA drllllng & samPli-ng - est 24' O $12.00 3. 2" PVC rise= pipe pipe - est 8' 9 $4.00 t~ 4. 2' x 10' PVC sc=eerie - est 2 O $100.OO ea S. G=avel pack/ben~onite/grout - es~ 8 cu f~ 9 $100.OO hr 7. Adminis~rattve/word processing - est 1 hr 8 $40.00 hr 8. 4' outer pipe w/locking cap & 3 gua=d pos~s est 2 0 $25o.eo ea 9. Perm~ - est I o $So.o0 ea 10. Concrete drilling e $98.GO per hole 11. S~andby ~lms/development ~ $100.~ ps= hr 12. Unantlotpated moves S $50.00 ea Total Bstiua~ed Coat 300.00 288.09 32.00 200,00 176.00 15o.oo 40.00 500.00 50.00 $ 1,736.OO We look forward to being o£ se=vie to you on this project. Sincerely, OTHERLOC~TX~NS: ~.,EI~MN.I~MI ~61211~6-2111 · ROC~..~TE~MNSMOl (~TJ2ee*~I~4 A ~XX~XXxXXxxXXxXx~1~XX~XxXxxXXXXXX~XXXXXXXXx~xX1~(XXXXXXXXxxxxXx~X~xX~xxxX~X~Xx~XxXXx~xXxX~X EXPI. 0RATI~I IEC1NIOLOaY I~ TELEPHONE (612) H44'6184 7506 IM~INGTON tWE F*X (612) 941-5&S0 EDEN I~AIRIE, NN S$344 XXXXXXXXXXXXXXX~XXXX~XXXXX~XXXXXXXXXXXXXXX~x~XXXxXXX~XXXXxXxXXXXx~~XX~XXXX~XX~XX~XXXX~XX~XXXXX~XXXXXXXXX I ~TE: K: PR03ECT: NARCfl 11, i992 I)RILLZNG SERVICES CITY OF NE# HOPE ~ 42ED & NEVt~ NORTHERN ENVlR~NTRL ' PRUL KZTTLESON SC0~E OF WORK: DRILLING AND SAMPLING OF TIN) SOIL BORINGS TO i2' SANPLING EVERY 2,S', THEN CONVERT TO TWO INCH PV¢ ~VE ~AOE ~IOMITORING WELLS. ETI WILL DECOR BETWEEN B~l~$, ~RTHERN [NVIROMREMTRL WILL CLENR UTILITIES. [$TIMATEO COST: NGB%LIZATIOR\DENO~ZLIZAT%ON DRILLING AM~ SAMPLING AT 2,S' INTEIW~S WELL INSTALLATZON ANO IMTERZALS 12' ABOVE 6RI~E PVC WELL STE~ CLEANER RENTAl. - DECONTAMINATION OF EQUIPtfllEMT UNITS COST t,O I $ ~50.00 24,0 I $ t3.25 2,0 I $ 725,0~ 1,0 ! $ 95.00 0.5 I $ 137.50 0,0 I $ 0.00 0.0 I $ 0,00 0.0 ! $ 0.00 0.0 I $ 0.00 0,0 I $ 0.00 0.0 I S 0.00 0.0 ! $ O,OO AM~NT 250.~ 316.~ 14~.~ 95.00 68.75 0.00 0.00 0.~ 0.~ 0.~ 0.~ 0,~ ~CEPTED 8¥: DATE: TOTAL ESTINRTEO COST 2181.75 EXPLORATION TECflNOLOQY I~, Il-Nar-92 EI(PLOR*TIOH T[¢flHOLO~Y IHC; TELEPHONE (b1Z) ~44-6154 7506 WASHINGTO# AVE FI~X (6~.2) 9(1-S650 El)EH PRiIZRIE, MN 55344 X~~~~~~XX~~~~~X~~~XX~~X~X~~~X~X~~~~~~~X~X~~X~~~XX~~X~XXXX~~X~~~X~~X~~X~~~~~~~~~~~~X~X~~~~~~~Xx~X~~~~~X~~ OATE: RE: PRO3ECT: I~CH 11, 1992 DRILLING S£RVI~S CITY OF NEW HOPE - 42E0 &NEVAOA NORTHERN EN¥IRONIlENTAL - P~UL KITTLE$ON sc e OF ~AND~ ONE [3' STEEL ABOVE GRROE WELL, THE WELL IS TO 8E OVERORILLED PULLED AMO 6ROUTED TO TNE SURFACE, ESTIIMTED COS1: NOBZLIZAT[ON\~flOB%LIZATION ' 0VE~RILLIK 0'-20' ' 6ROUTING OF BORENOLE - OECON - REHOV~ OF flATERIAL ~ITS COST AflOUNT !.0 ! $ 2S0,00 250.00 13.0 e $ 9.00 117.00 13,0 t $ 4.25 SS,2S 1.0 I t 1~,00 100,00 0,0 I $ 0.00 0.00 0,0 I $ 0.00 0.00 0,0 I $ 0.00 0.00 0.0 I $ 0.00 0.00 0,0 I $ 0.00 0,00 0.0 ~ $ 0.00 0.00 0.0 I $ 0.00 0.00 0.0 t $ 0.00 0.00 ~CEPTEO BY: OATE: TOTAL ESTI~TED COST 522.25 PLEASE RETURN ONE COPY FOR OUR RECORDS · Northern Environmental Hydrologists * Engineers * Geologists 1.0 EXECUTIVE SUMMARY A geotechnical drilling program was conducted by Twin Cities Testing in May 1989 on a parcel of land owned by the City of New Hope (City) at the northwest corner of the intersection of 42nd and Nevada Avenues in. New Hope, Minnesota (Figure 1). This site will be referred to as "the Property" in the remainder of this report. The geotechnical drilling program identified gasoline affected soils on the east end of the site (Reference 1). The gasoline was believed to have been released from underground storage tanks (USTs) used at a service station located on the Property from the early 1950's through the mid 1980's when the station was razed and the USTs were removed (Reference 2). The suspected gasoline impacts were reported to the Minnesota Pollution Control Agency (MPCA) on March 16, 1990 (Reference 3). On May 17, 1990, the City authorized Northern Environmental to conduct soil exploration drilling to provide a basis for predicting how much contaminated soil was present at the site, identify the contaminants and produce geotechnical and hydrogeological data needed to evaluate feasible corrective action alternatives (Reference 4). As part of this first phase of the remedial investigation, four soil exploration borings were drilled and three ground-water quality monitoring wells were constructed at the Property on June 20 and 21, 1990. Results of the investigation indicated that gasolin-impacted soil and ground-water was present north, east, and possibly south of the USTs, and that an additional source of contamination may exist to the south of the Property. Based on this information, Northern Environmental recommended that a second phase of investigative activities be conducted including the drilling of soil borings and the construction of monitoring wells at off-site locations to better define the identified plume and/or determine additional sources of the impacts to the Property (Reference 5, 6, and 7). On July 2, 1991, the City authorized Northern Environmental to conduct the second phase of investigative activities which were initiated in August 1991 (Reference 8). The second phase of investigative activities included the drilling of five additional soil exploration borings on- and off- site, three of which were completed as monitoring wells (Figure 2). Northern Environmental also conducted a hand augering program on the eastern portion of the Property near suspected source area soils to better define the lateral and vertical extent of soil impacts. Results of the two phase' investigative program indicate that the majority of gasoline affected soils remaining at the site are present between one and seven feet below grade in an approximately 3500 square foot area west of the former UST system. In addition, the data indicates that mobilized gasoline compounds have not dispersed a significant distance off-site. No additional off-site sources of petroleum ground-water contamination have been identified at the Property. A Northern Environmental Hydrologists ,, Engineers * Geologists Based on these conclusions, Northern Environmental is recommending that the City of New Hope proceed with a corrective action design (CAD) for the Property. This CAD should consist of the following main tasks: 1 ) Excavate and Treat "Source Area" Soils, and 2) Install a Ground Water Recovery System. Details of the two phase remedial investigation and an outline of recommended corrective actions are described in this report. 2 G.M.8. ENGINEERING 533833 ~.- ._______. ', ~ ~1~ -,l:.,.:~ "I '"~-,'.,'l 'c:,._'- ~..\ ..... :~.~¢~-~/,.~j ~,~ '-" '~i/,',l I ! ¢'.'.,.'. '~ \?."%...-': - I '""~' ' I ....,~ ~ ~ .~... 7,, I "-- '- ~"-~ I'" ~.- ' '~=~ '1 ~"~~ ~ ' ~ ' ,'" ' ~ ___- · ~. ' : · -- · ._.~.---_ '. : ' - .. ' ~.. "~-- -",.._. ...... . '~--¢,~' .~. ~ .'.~]:~ ~C"~¥' (.L_./ .~~----.-'='"--\. - -~.k '. . - , "~='=-~ I~"..",('..'' ~ ' ' ,- .-,...,, r:' -00.- , ,...~..-----~. - ~ //,,, ~ =,~ ~.,"~', \.-_ ~';I I: x :' - ~?~'~-'-~--~_.._~. /L~-,: - t/ ~ t~u,. ~ :'7/'¢/ ~,. ,-'"-' .- '~ ~'"~'.~L~II?~' /A//,r"~ ,,,;,,,.,,,,.,,, ?~..-~~',,, .~ :! ,,,.',' ,~',~'.-_'Z-=;'~:¢~.-..-:'._~_L,~ = '- ;r~='' ~ ' ~t7..'~, . %/ -k_.b'~i :~t_-.~,-..r¥, It "..- il-- ~tt .Jl~4,~.-. -~:'f~..~i ( .... - .--,--' - - ~ ~ ~L~'% .. i --" '~'-- T ~i~.~_:! Browhw~oo~- , '~'"..-~- ~ ~a:~! ..~--~-~;'~ ' ', ,~,' , ~. ' .... ~.:HS=M E, .~) I., , " '.~ - , . ~, , / ...... ~,',,W/.~.,'~", .,~',",',. -'"> ll-~~ ~".~.~,..x.~- ~. · - "'"'" , ' " ' I .... " ',"~ ,%-'(~'"-y_.'..I.'~'_,:.fC-~.:]~--~'k.:._..~_:f:%_ e,.L'.,~ ,,._. -'. ~'-'~'~,~,?.~..z_"_.-' -~.'=--:-~ ~]_'_-------"~---.-~..~.~.',..~ · ~ ~ .., '..-,~ --. ~ 'L__L.' ,.-_%--~.--,',-%' ~ ~,~, -- .,-?~-.C~,,. .... .... , ,' ......... · ' -_. · .... ~ SCALE ~:24000 1 ]' 0 I M~LE 10(30 0 1000 2000 3000 4000 5000 6000 7000 FEET I § 0 I XILOMEI'ER ~ ~ ~ ~ ~ ~ i QUADRANGLE CONTOUR INTERVAL 10 FEET )A$f MAR $OURO~ U$O$ MINN~AROU$ NORTH AND O$$~O ?.~ M)NU'r~ OUADRANGL~ REv PROJEGT: BRA180289 ~DATE: CITY OF NEW HOPE rills 01m~WlN~ ANO ,ALL iNFO~MATION CON?,AINEO THEREON IS rt4E 42ND AND NEVADA AVENUES PR~CJ~TY OF NORTHERN ENVIRONMENTAL INCORF~=IATED ANO SHALL NOT BE COPIED OR USED EXCEPT FOR THE P~PO.SE FOR './W',OH ~T iS E'X.I:~E$SLY FURNISHED file DRAWING ANO ANY OOP~E$ THEREOF SHALL ~ ~E"ruRN'=U TO TH'= OWN'm ON 0'=a,ANO SITE LOCATION AND · Northern Environmental LOCAL TOPOGRAPHY HydrOIogist$ * Engineers · Geologists 3 , G.M.B. ENGINEF~RING 537167 SERVICE ROAD' FILLING .STATION - ' FOUND TION . . 42ND AVENUE EXPLANATION ' + APPROXIMATE MONITOR WELL LOC. ATIQ~$ MW6 O' 25' 5O' ~v. PROJECT: BRA230300 IDATE: 09/24/91 CITY OF NEW HOPE THIS [~WlNG AN[} ALL INFORMATION CONTAINED THI~FI~ON IS THE 4 2 N D A N D N E V A D A A V E N U E S I~:IO~RTY OF NORTHERN ENVIRONMENTAL INCORPOI:[ATED AND SHALL ~r sE CO~ED O- U.~D ~C~T ~O~ T~ .U:.=OSE FO~ WHIC~ ,T ~ EX~SSL¥ ~.~.S~D. T.~ 0~WlNG ^NO ^NY CO~ES T~OF S~'L ~.~TUR--Ea TO TH~ OWNER ON 0~MANO SITE LAYOUT AND LOCATION OF · Northern Environmental . SOIC BORINGS AND MONITORING WELLS Hydrologist$ · Enginee~J · Geologists 4 FIGURE 2 · Northern Environmental Hydrologists ,' Engineers * Geologists 2.0 INTRODUCTION The subject Remedial Investigation (RI) report was prepared by Northern Environmental Technologies, Incorporated (Northern Environmental) on behalf of the City of New Hope, owners of a vacant property located at the northwest corner of the intersection of 42nd and Nevada Avenues in New Hope, Minnesota (MPCA Site ID# LEAK00002387). Written authorization for preparation of this report was received by Northern Environmental on July 2, 1991 (Reference 8). The RI report includes a description of preliminary investigative work completed by Northern Environmental on June 1990 and subsequent supplemental remedial investigation activities completed by Northern Environmental in August 1991. The purpose of the work described in this report was to define the lateral extent of gasoline-impacted soils, confirm ground-water flow direction, identify potential off-site sources of contamination and identify alternative corrective actions for the identified impacts. · Northern Environmental Hydrologists · Engineers ° Geologists 3.0 BACKGROUND INFORMATION 3.1 Site Location, Physical Settin,q and Surroundinq Land Use The City of New Hope Property is located at the northwest corner of the intersection of 42nd and Nevada Avenues in the southeast quarter of the northwest quarter of the northWest quarter of the northwest quarter of Section 17, Township 118 North, Range 21 West, latitude 45 degrees 02' 00", longitude 93 degrees 22' 25" in the City of New Hope, Hennepin County, Minnesota (Reference 9). The site location, local topography and physical features of the surrounding area are illustrated in Figure 1. The City of New Hope Property is located in a primarily residential/commercial area. The site is presently vacant, however, a service/gasoline station was located on the Property from the early 1950's through the mid 1980's when the station was razed. The foundation of the station remains on the Property. The site is bordered to the north by a residential area (apartments), to the west by a light industrial property, and to south and east by commercial properties. A Minneapolis, Northfield, and Southern Soo Line railroad right-of-way borders the site's western boundary. 3.2 Chronolo.qy of Remedial Investi.qation Activities A geotechnical drilling program conducted by Twin City Testing in May 1989 identified gasoline in soils on the east end of the Property. Twin City Testing's report is included as Appendix A of this report. The gasoline was believed to have been released from underground storage tanks (USTs) used at a service station located on the Property from the early 1950's through the mid 1980's when the station was razed and the USTs were removed. The suspected gasoline impacts were reported to the Minnesota Pollution Control Agency (MPCA) on March 16, 1990 (Reference 3). On May 17, 1990, the City authorized-Northern Environmental to conduct soil exploration drilling to provide a basis for predicting how much contaminated soil was present at the site, identify the contaminants and produce geotechnical and hydrogeological data needed to evaluate feasible corrective action alternatives. This first phase of investigative activities included the drilling of four soil exploration borings and the construction of three monitoring wells at the Property on June 20 and 21, 1990. Results of the investigation indicated that gasoline impacted soil and ground-water was present north, east, and possibly south of the USTs, and that an additional source of contamination may exist to the south of the Property (Reference 5). Based on this information, Northern Environmental recommended that a second phase of investigative activities, including the drilling of additional soil borings and construction of ground-water quality monitoring wells, be completed at off-site locations to better define the identified plume and/or determine additional sources of impacts to the Property. Although the extent of contamination had not been fully identified, Northern Environmental also recommended that the City of New Hope initiate excavation and treatment of "source area" soils (Reference 5). A workplan describing the proposed supplemental remedial investigation and corrective action and the results of an MPCA "Ground Water Receptor Survey," "Petroleum Vapor Risk Assessment," and a "Hydrogeological Setting and Ground Water Contamination Characterization Worksheet" was submitted to the City on February 8, 1991 6 · Northern Environmental Hydrologists * Engineers * Geologists (Reference 6). However, as the full extent of contamination was not yet identified, the MPCA requested that the supplemental investigation be completed before review of the corrective action plan. A workplan describing the proposed supplemental remedial investigation was submitted to the City on May 15, 1991 (Reference 7) and the City authorized Northern Environmental to conduct the supplemental remedial investigation on July 2, 1991 (Reference 8). Five additional soil exploration borings were drilled and three monitoring wells were constructed on- and off-site of the Property on August 5 and 6, 1991 (Figure 2). Monitoring wells were developed and sampled on August 19 and 20, 1991, respectively. Northern Environmental also conducted a hand augering program near suspected "source areas" on. September 23, 1991 to better define the lateral and vertical extent of soil impacts. 3.3 Description of UST Installations, Source of Release and Estimated Volume Conversations and site layout figures obtained from Mr. Allen Nelson (City of New Hope Fire Marshal) and Mr. Doug Sandstad (City of New Hope Building Official) (Reference 2) indicate that two gasoline USTs (one 6,000ogallon and one 7,000-gallon capacity), one fuel oiI'UST (unknown capacity), two fuel islands, and associated piping were installed at a service station located on the Property from the early 1950's through the mid 1980's when the station was razed and the USTs were removed. No other USTs are known to have been present on the Property. The locations of all known USTs are illustrated in Figure 2. Information on the condition of the USTs and associated fuel islands and pumps is limited since the tanks were removed prior to the enactment of current UST regulations and no inventory control was utilized. However, during the reconstruction of Nevada Avenue and the razing of the service station in the mid 1980's, soils exhibiting petroleum-like odors were encountered in the vicinity of the gasoline USTs (Reference 2). Although an estimate of product loss cannot be made, based on the age of the tanks and the results of the supplemental remedial investigation, it appears that the gasoline UST system including the pump island to the south of the USTs is the primary source of the petroleum release at the Property. 7 · Northern Environmental Hydrologists · Engineers · Geologists 4.0 METHODS OF INVESTIGATION 4.1 Soil Exploration Drillin.q and Samolin_a Four soil exploration borings (B1 through B4) were drilled at the Property on June 20 and 21, 1990. The locations and depths of all borings were selected by Northern Environmental. Soil borings B1, B3, and B4 were positioned to evaluate the lateral extent of the gasoline plume occurring on the Property. These borings were placed at the Property line in the northeast corner, northern limit, and southern limit of the Property, respectively, as indicated on Figure 2. Soil boring B2 was located in the former UST excavation to determine the vertical extent of impacts and provide laboratory data to identify the contaminants and determine the level of contamination at the probable source of the released gasoline. Soil borings were drilled to depths ranging from 13.5 to 26 feet below grade with a truck-mounted auger drill rig operated by Bergerson-Caswell, Incorporated using 4.25-inch internal diameter (I.D.) hollow stem augers. Five additional soil exploration boreholes (B5 through B9) were drilled at the Property on August 5, and 6, 1991. Soil borings B5, B8, and B9 were positioned downgradient of the former UST locations to evaluate the lateral extent of the gasoline plume identified during the first phase of the investigation. Soil borings B6 and B7 were placed upgradient of the former UST locations to determine whether any off-site sources of ground-water impacts are present near the Property. Locations and depths of soil borings were selected by Northern Environmental and are depicted in Figure 2. Borings were advanced with a Dietrich D50 rotary drill rig operated by Exploration Technology Technologies, Incorporated of Eden Prairie, Minnesota using 7 7/8-inch outside diameter (O.D.), 3 1/4-inch inside diameter (I.D.) hollow-stem augers. All soil exploration borings were terminated at depths between 8 and 15 feet below grade. All boreholes were advanced in accordance with ASTM D 1452 and the MPCA's "Soil Boring and Monitoring Well Installation" guidance document. No lubricants or solvents, other than water, were used on any down-hole drilling o_r sampling equipment. Upon completion of the boreholes, final borehole logs were completed by a Northern Environmental geologist in accordance with ASTM 2488. Details of Northern Environmental's soil sampling, headspace screening, and equipment decontamination procedures are described in Appendix B. Northern Environmental's final borehole logs are Presented in Appendix C. Soil samples were collected every 2 feet using standard split-barrel sampling techniques (ASTM 1586) beginning between ground I and 4 feet below grade. A portion of each sample was immediately sealed and cooled for possible laboratory analysis. Another portion was screened in the field with a photoionization detector (PID) for the presence of volatile and semi-volatile organic compounds. The remaining sample was described by Northern Environmental field personnel and stored for further description and/or subsequent physical analysis. Two soil samples were selected from each borehole for laboratory analysis to confirm the vertical and lateral extent of impacts occurring at the Property. One sample from each borehole was selected from sediments which appeared to be representative of the "most impacted" soil based upon PID results, soil appearance, odor, and other indications. This sample was used to evaluate the lateral extent of petroleum impacts occurring on the Property. Additional samples were collected from the boreholes as needed to define the vertical extent of impacts within each 8 · Northern Environmental Hydrologists * Engineers · Geologists boring. If no petroleum-bearing soils were identified by field screening, the sample at or directly above the perceived ground-water table was selected for laboratory analysis as this is where petroleum product would tend to accumulate. Soils selected for laboratory analysis during the first phase of investigation were submitted under chain of custody to Northern Environmental's contract laboratory for analysis of total petroleum hydrocarbons as gasoline, lead content, and EPA Method 8240 for volatile organic hydrocarbons. Soils selected for laboratory analysis during the second phase of investigation were analyzed for total petroleum hydrocarbons (TPH) as gasoline, and benzene, toluene, ethylbenzene, and XYlene (BTEX) in accordance with the MPCA's guidance document, "Soil and Ground Water Analysis at Petroleum Release Sites." Northern Environmental also conducted a hand augering and soil screening program as part of this task. Soil samples were collected from depths between 1.5 and 7.3 feet below grade and subjected to headspace screening as described above to determine the presence of volatile and semi-volatile compounds. Hand augering and soil screening was completed to better define the lateral and vertical extent of "source area" soils present at the Property. Hand auger sample locations are depicted in Figure 3. 4.2 Construct Monitorin.q Wells Ground-water quality monitoring wells were constructed within six of the soil exploration boreholes in accordance with the MPCA's "Soil Boring and Monitoring Well Installation" guidance document and the Minnesota Well Construction Code, Chapter 4725, using 10 feet of 2-inch I.D., 0.010 slot stainless steel screen and 2-inch I.D. black steel riser. Monitoring well screens were placed so that approximately two to three feet of screen was positioned above the seasonal high water table. This well screen positioning allows the presence of any floating product layer to be evaluated. All wells were completed with locking protective steel casings and steel guard posts. Ground, protective casing, and riser elevations of monitoring wells MW1, MW2, MW4, and MW5, MWS, MW9 were surveyed to the nearest 0.01 foot at each well and referenced to site datum on August 3, 1990 and August 7, 1991, respectively. Well construction details and diagrams are included in Appendix D. All monitoring wells were developed prior to sampling using a bailer to remove the effects of the drilling and well installation procedures. Well development ensures that the water entering the well is representative of ambient ground-water quality. All well development equipment was triple- rinsed with commercial grade distilled water between wells. Additionally, well development proceeded from the presumed least impacted well to the most impacted well to further limit the potential for cross contamination. During well development, readings and observations of pH, specific conductivity, temperature, turbidity, PID response, and free product occurrence were recorded. When stable readings were obtained on three consecutive samples, the wells were considered developed. Approximately 10 saturated well casing volumes were removed from monitoring well MW8, however, as monitoring wells MW1, MW2, MW4, MW5, and MW9 were purged dry, only 1.5 to 3 well volumes were removed. Well development summaries are presented in Appendix E. Following well development and sampling, bail/recovery tests were performed to estimate the hydraulic conductivity of site sediments. Bail/recovery results are presented in Appendix F. Data was analyzed in accordance with the Bouwer and Rice bail/recovery procedure (Reference 10). 9 ~..~ MW9 SERViiE O* -~- MW5 F 42ND AVENUE EXPLANATION r" 'i APPROX'MATE FORMER UNDERGROUND LjI STORAGE TANK LOCATIONS + APPROXIMATE SOIL BORING LOCATION + AppRoxiMATE MONITOR WELL LOC..ATlC~IS MW6 SCALE · APPROXIMATE HAND AUGER LOCATIONS 0' 25' 50' .Er. PROJECT: BRA230309 II)ATE: 09/24/91 CITY OF NEW HOPE THIS DRAWING ANO ALL iNFORMATION CONTAINED THEREON tS THE 42ND AND NEVADA AVENUES PRO~EJ=ITY O~ NOR'I'I"~RN ENVIRONMENTAl- IN(~ORI=K~ClATED ANO NOT RE COPIED OR USED F_.XCEPT FOR TI-~ PI,J~=I~=~SE FOR WHICH IT IS EX.°RESSLY FURNISHED THE ORAWlNG AND ANY COPIES THEREOF SHAL"r... EF- RETMRNED TO THE OWNER ON OEMANO S 01L B 0 R I N G, M 0 N I T 0 R W E L L, A N D & Northern Environmental HAND AUGER LOCATION~ Hydrologist$ · Engmee~ "Geologists 10 FIGURE 3 · Northern Environmental Hydrologists · Engineers * Geologists Upon completion of well development and bail/recovery tests on the new wells, all wells present at the site were sampled. Each well was purged within 24 hours of sampling to ensure that sampled water was representative of ambient ground-water quality. Water samples were collected using disposable polyethylene bailers and submitted under chain of custody to a Northern Environmental contract laboratory. Ground-water samples collected during the first round of sampling from MW1, MW2, and MW4 were analyzed for Total Petroleum Hydrocarbons (TPH) as gasoline, benzene, toluene, ethylbenzene, and xylenes (BTEX). Ground-water samples collected from all six wells constructed at the site during the second round of sampling were analyzed for Volatile Organic Carbons (VOC) (MDH Method 465), and lead in accordance with the MPCA's "Soil and Ground Water Analysis at Petroleum Release Site" guidance document. 4.3 Analyze Data and Evaluate Feasible Remedial Action Pro.qrams The results of Tasks 1.0 and 2.0 were reviewed and analyzed and a preliminary remedial action plan was developed for the Property. The objectives of the final remedial action plan are to minimize or eliminate impacts to human health and welfare and the the environment, minimize or eliminate potential future environmental liabilities to the City of New Hope, and satisfy MPCA regulations and/or guidelines concerning soil and ground water impacts. 4.4 Prepare Final Report and Corrective Action Desi.qn Upon completion of the above-described field work, receipt and evaluation of analytical results, Northern Environmental prepared the subject "Petroleum Tank Release Investigation Report" including all text, tables, figures, field data and laboratory results needed to satisfy the requirements of the MPCA's "Petroleum Tank Release Reports" guidance document. 10 · Northern Environmental Hydrologists · Engineers · Geologists 5.0 REMEDIAL INVESTIGATION RESULTS AND DISCUSSION 5.1 Physiography and Surroundin.q Land Use The City of New Hope Property is located at the northwest corner of the intersection of 42nd and Nevada Avenues in the City of New Hope, Hennepin County, Minnesota. The site location, local topography and physical features of the surrounding area are illustrated in Figure 1. The Property is located in a primarily residential/commercial area. The site is presently vacant, however, a service/gasoline station was located on the Property from the early 1950's through the mid 1980's when the station was razed. The foundation of the station remains on the Property. The site is bordered to the north by a residential area (apartments and single family dwellings), to the west by a light industrial property, and to the south and east by commercial properties. A Minneapolis, Northfield and Southern Soo Line railroad right-of-way borders the site's western boundary. 5.2 Geoloqy and Soil Contamination Characterization The Property is located in an area of glacial drift which overlies the St. Peter Sandstone. The glacial drift consists of interlayered and mixed sands, silts, clays and gravel. The upper 30 feet of the drift is primarily till consisting of a dense, grayish clay with trace sand, gravel, and/or silt. The easternmost end of the Property has been filled to an elevation of approximately 3 to 4 feet higher than the remainder of the Property. Soil borings B1, B2, B4 through B6, and B9 encountered fill varying in thickness from 4 to 7 feet. Fill was found to a depth of 8 feet in soil boring B7. In borings B3 and B8, north and west of the apparent fill boundary, respectively, till material was encountered at grade. Bedrock is found approximately 100 feet below grade (Reference 5). Gasoline impacts at the City of New Hope Property are believed to have originated from USTs and the related fuel island and piping in use at the Property from the early 1950's through the mid 1980's when the station was razed and the USTs were removed. As no inventory control records for the systems are available, an estimate of product loss cannot be made. Gasoline-bearing soils were encountered at all boring locations drilled by Northern Environmental during the first phase of the investigation (B1 through B4, Figure 3). The results of field headspace screening and laboratory analytical results for this initial investigation are summarized in Table 1. Boring B2 was drilled through the former UST excavation to identify the contaminants and assess the maximum anticipated level of contamination occurring on the Property. At this location, petroleum,impacted soils were encountered from the ground surface to the termination of the boring at 13.5 feet below grade. Gasoline-impacted soils were also present throughout boring B3, from grade to the termination of the boring at 17.5 feet. This boring was placed in an unfilled area of the Property located along the northern boundary of the Property. The identification of released gasoline at this location suggests that impacts have migrated at least 100 feet to the west northwest of the probable source (the former UST excavation and product piping). These impacts most likely result from infiltration of precipitation through contaminated fill (source) material near B2 and subsequent drainage of the contaminated water along the interface between the fill and naturally- 11 · Northern Environmental Hydrologists * Engineers * Geologists occurring glacial till. The finding of contamination at this location suggested that released gasoline may have migrated off-site to the west northwest. At the locations of borings B1 and B4, approximately 100 feet north and 150 feet southwest of the former tank cavity, respectively (Figure 2), gasoline-impacted soils were first encountered at approximately 12 to 14 feet below grade in the vicinity of the water table suggesting that impacts at these locations are associated with migration of petroleum based compounds with the water table. At location B1, the impacts extend deeper than 21 feet, the termination depth for the boring. At location B4, the impacts extend to a depth of approximately 19.5 to 22 feet, in agreement with the information obtained by Twin City Testing in their September, 1989, preacquisition site assessment. Samples for laboratory analysis were selected at all locations from depths which appeared to be representative of the "most impacted" sediments based upon field screening, visual indications, and odor. All soil samples were analyzed for total petroleum hydrocarbons (TPH) as gasoline, lead content, and EPA method 8240 for volatile organic hydrocarbons (VOCs). Laboratory soils analyses are presented in Appendix G and summarized in Table 1. The laboratory results confirm the results of field screening which indicate that the greatest impacts are associated with the former gasoline UST system excavation and extend to the west towards the location of boring B3. As the implied ground-water flow direction in this area is to the west northwest, impacts at location B4 suggested that impacts may have migrated onto the Property from an undefined source to the south and/or east, possibly from a former service station located at the southwest corner, or from an existing station at the southeast corner of the intersection of 42nd and Nevada Avenues. Supplementary offsite investigation was recommended to clarify whether a second source existed and to determine the extent of impacts downgradient from all identified sources. The second phase of the investigation was completed in August 1991 when five additional borings were drilled at on- and off-site locations at the Property. Three of the five supplemental borings were completed as monitoring wells. The locations of all borings and monitoring wells are shown in Figure 2. Field and laboratory soil analytical results for the second phase of the investigation are presented in Appendix G and are summarized in Table 2. Borehole B5 (monitoring well MW5) was drilled approximately 200 feet west northwest of the former USTs to define the extent of soil and ground-water impacts west of the source. Soils at this location were found to consist of sandy fill material to a depth of four feet below grade overlying native sandy lean clays. A slightly elevated PID reading (4.5 ppm) was recorded from 3 to 5 feet below grade at this location, however, the sample had no odor and soil samples submitted to the laboratory from 5 to 7 feet below grade and 7 to 9 feet below grade contained no measureable concentrations of BTEX nor TPH constituents. Borehole B6 (monitoring well MW6) was drilled approximately 300 feet south of the former USTs at an off-site location on the southwest corner of the intersection of 42nd and Nevada Avenues. This location was selected to determine if an additional source of impacts was located south of the Property, as implied by the first phase of the investigation. Soils throughout the boring were found to consist of native sandy lean clays. A slightly elevated PID reading (4.0 ppm) was recorded from 0 to 2 feet below grade, however, the sample had no odor and soil samples 13 · Northern Environmental Hydrologists ,, Engineers * Geologists submitted to the' laboratory from 4 to 6 and 6 to 8 feet below grade contained no detectable concentrations of BTEX nor TPH constituents. Borehole B7 was drilled approximately 1 O0 feet east of the former USTs in the City of New Hope right-of-way on the east side of Nevada Avenue (Figure 2) to determine the lateral extent of impacts east of the Property. Soils encountered during drilling consisted of brown topsoil from 0 to 4 feet and coarse sand from 4 feet to the bottom of the boring, 8 feet below grade. No elevated PID readings, odors, or visual indications were apparent in soil samples collected during drilling. In addition, soil samples submitted for laboratory analysis from 4 to 6 and 6 t° 8 feet below grade contained no detectable concentrations of BTEX nor TPH constituents. Borehole B8 was drilled approximately 250 feet west of the former USTs (Figure 2) to define the extent of soil impacts west of the probable source. Soils encountered during drilling consisted of brown topsoil from 0 to 1 feet and native sandy lean clay from 1 feet to the bottom of the boring, 10 feet below grade. No elevated PID readings, odor, or visual indications of petroleum impacts were apparent in soil samples collected during drilling. In addition, soil samples submitted to the laboratory from 4 to 6 and 6 to 8 feet below grade contained no detectable concentrations of BTEX nor TPH constituents. Borehole B9 (monitoring well MW9) was drilled approximately 250 feet northwest of the former USTs on the Parkridge Way Apartments property north of the service road (Figure 2) to evaluate the lateral extent of soil and ground-water impacts downgradient (northwest) of the Property. Soils encountered at this location consisted of top soil from 0 to 3 feet, coarse sand from 3 to 5 feet, and tan/gray sandy lean clay from 5 feet to the bottom of the boring at 13 feet below grade. No elevated PID readings, odor, or visual indications of petroleum impacts were apparent in soil samples collected during drilling and soil samples submitted to the laboratory from 3 to 5 and 5 to 7 feet below grade contained no detectable concentrations of BTEX nor TPH constituents. In addition to soil exploration boringsf Northern Environmental conducted a hand augering and soil screening program to better define the extent of "source area" soils. Soil samples were collected from depths between 1.5 and 7.3 feet below grade (the approximate water table elevation) and subjected to headspace screening as described above to determine the presence of volatile and semi-volatile compounds. Soil samples collected northwest and southeast of the former UST locations exhibited discoloration, strong petroleum-like odors and produced elevated PID responses (up to 986 ppm calibrated to an isobutylene standard) at depths between 1.5 and 7.3 feet below grade. Soil samples collected to the west of the former UST systems, within the foundation of the razed service station building, and west of the former fuel islands did not appear to be heavily impacted based on appearance, odor and PID screening. These findings suggest that "source area" soils are generally limited to areas in the immediate vicinity of the former USTs and fuel islands. Hand auger locations and the approximate extent of "source area" soils are shown in Figure 3. Field screening results are summarized in Table 3. 5.3 Ground-Water Contamination Characterization Previous investigations on the western end of the Property revealed that an alluvial channel deposit runs through the site. This deposit appears to angle through the area west of the site from the west-northwest to the east-southeast, bending to the northeast through the Property 15 G.M.B. ENGINEERING 537187 _ ~ MW'9 o ~ MW5 F ND I -~- n? 42HD AYEHUE EXP~AHAT]ON " [ ] APPROXI'ATE FOR~R UNDERGROUND . L J STORAGE TANK LOCATIONS ~ APPROXIMATE SOIL BORING LOCATION ~ APPROXIMATE MONITOR WE~ LO~TI~S MW6 SCALE O' 25' 50' ~ APPROXIMATE EXTENT OF 'SOURCE AREA' SOILS ~v, PROJECT: BRA230309 IDATE: 12/4/01 CITY OF NEW HOPE THIS O~wt~ ANO ALL INF~M*TION C~TAINEDI THeReON ,S T< 42ND AND NEVADA AVENUES ~TY ~ NOR~RN ENVIR~MENTAL I~OR~ATED ANO ~LL ~ BE C~ED ~ UGED ~C~T FOR T~ P~E F~ ~1~ IT ,s E~ss~Y ~URN,SHED T< ORAW~Ne A.O AN~ COP~S THEREOF ~RE~R.EDTOTHEO~ERONOEMANO SOIL BORING. MONITOR WELL. AND TEST PIT LOCATIONS AND APPROXIMATE: i Northern Environmental EXTENT OF 'SOURCE AREA' SOILS Hyd~log~sts · Eng/nee~ ' G~logists 6 · Northern Environmental Hydrologists · Engineers * Geologists (Figure 5). These alluvial deposits overly dense glacial till at approximately 10 feet below grade. Results of the supplemental remedial investigation indicate that the alluvial channel may also be present in the vicinity of monitoring wells MW5 and MW9 to depths of 4 to 6 feet below grade. The shallow ground-water flow system beneath the western portion of the Property is likely controlled by the alluvial channel, while regional ground-water flow is likely to the east or southeast to the Mississippi river. Ground-water elevation measurements collected from on- and off-site monitoring wells in August and September of 1991 indicate that ground water flows beneath the site to the northwest and the west from the former UST excavation toward the alluvial channel. Northern Environmental ground-water elevation summaries are presented in Appendix H. A ground-water contour map is shown in Figure 6. The bulk hydraulic conductivity of site sediments was evaluated by bail/recovery tests. Hydraulic conductivities determined at monitoring well locations at the site ranged from approximately 2.8 x 10~ cm/sec (MWS) to 8.6 x 104 cm/sec (MW6) using bail/recovery test data and the Bouwer and Rice Method (Reference 10). The "bulk hydraulic Conductivities" represent an average hydraulic conductivity for all the stratigraphic units a well draws water from. Northern Environmental Bail/Recovery Test forms are presented in Appendix F. Using Darcian principles, an average linear ground-water flow velocity of approximately 1.5 feet per year to the northwest was determined based on the calculated average hydraulic conductivity, average hydraulic gradient of 0.032 foot/foot, and assumed effective porosity of 35 percent. Effective porosity was estimated from typical published values for sandy lean clays (Reference 11). These values correlate well with values reported for similar soils (Reference 12). Two rounds of ground-water samples have been collected from monitoring wells MW1, MW2 and MW4 installed during Northern Environmental's initial remedial investigation. One round of ground-water samples have been collected from monitoring wells MWS, MW6 and MW9 installed during the second phase of remedial investigation in August 1991. The results of all ground- water monitoring completed at the city of New Hope Property are summarized in Tables 4 and 5. Ground water laboratory analytical results are presented in Appendix I. To summarize, concentrations of benzene exceeding Minnesota Department of Health Recommended Allowable Limits (MDH RALs) (Reference 13) are present in monitoring wells MW2 (774 ppb) and MW4 (669 ppb). Elevated concentrations of total hydrocarbons as gasoline are also present in these wells (14,200 ppb in MW2 and 6.8 ppb in MW4), however, no RAL has been established for these contaminants. Concentrations of vinyl chloride and 1,2-dichloroethane exceeding RALs were also detected in the laboratory samples. The source of these VOCs is unknown at this time, however, it is possible that they are laboratory artifacts. A laboratory trip blank will be submitted with all subsequent ground-water sampling events. Based on the monitoring results to date, the suspected extent of ground water impacts is shown in Figure 7. 5.4 Hydro.qeolo,qic Settin,q and Ground Water Contamination Characterization Worksheet A Hydrogeological Setting and Ground Water Contamination Characterization Worksheet was submitted to the MPCA in June 1991 (Reference 6) and is included as Appendix J of this report. Findings of the worksheet indicate that the impacted ground water is perched on top of a clay confining layer believed to be 25 to 55 feet thick. Shallow ground water appears to flow 18 LU Z 0 ~ IIIItlllttltllltl I IIII It I II1'1 t It tl Illl IIitl III I1~1 tll till Itll tl QYOEI"IIY~ CI'I::II~IH/EION G.M.B. ENGINEERING 5;37167 895.0/. 42ND AVENUE EXPLANATION [ llAPPROX'MATEFORMERUNDERGROUND L _/. STORAGE TANK LOCATIONS + APPROXIMATE SOIL BORING LOCATION M,.~ + APPROXIMATE MONITOR WELL LOCATICI~IS SCALE 896.0 0' · 25' 50' ~Ev. PROJECT: BRA230309 IDATE: 12/4/91 CiTY OF NEW HOPE THIS DRAWING ANO ALL INF(:~::IMArION CONTAINE0 THEREON IS THE 4 2 N D A N D N E V A D A A V E N U E S PR~F_RT~ OF NORTHERN ENVIRONMENTAL INCORPORATED ANO SHALL NOT E~E COP~ED OR USED EXCEPT FOR Tl-~ PURPOSE FOR VVl-flC~-I iT :' IS EXPRESSLY FURNISHED THE DRAWING ANO ANY COPIES THEREOF s~,- e~ ,~TURNED TO THE OWNER ON 0EM^NO SITE LAYOUT AND ~ Northern Environmental GROUND-WATER CONTOUR Hydrolog/sts * Eng/nee~ · Geologists 20 FIGUR G.M.B. ENGINEERING $37167 895.0/ 42ND AVENUE EXPLANATION ~ J STORAGE TANK LOCAT~ON~ ~ APPROXIMATE SOIL BORING LOCATION ~ APPROXIMATE MONITOR WE~ LC~T]~S SCALE ~::::~::~::::?::: CONTA_I-ANT 896.0 0' ~5' 50' ~;v. PROJECT: BRA230309 ~DATE: 12/4/91 CiTY OF NEW HOP5 THIS 0~WING ANO ALL INF~MArtON CONTAINED[ THEREON I~ THE 4 2 N D A N D N E V A D A A V E N U E S ~TY OF NOR~ERN ENVIRONMENTAL INCORp~ATED ANO S~LL ~ BE COPIED OR U~EO ~C~T FOR T~ PUR~E F~ ~l~ IT '~ :' iS E~ES~LY FURNISHED THE 0RAWING ANO ANY COPIES THEREOF S~LL ~ RE~RNEO rO THE OWNER ON DEMAND GROUND WATER CONTOURS AND Northern Environmental EXTENT OF GROUND WATER CONTAMINANT PLUME Hyd~t~ist~ · E~ginee~ · Geologists 23 · Northern Environmental Hydrolog~$~s * Engineers ,, Geologists generally west northwest beneath the Property. Well 114311, 203542, and 203595 are located approximately 2000 feet north and west of the Property. However, given the relatively slow migration rate of the impacted aquifer, the thickness of the confining unit and the distance of the drinking water wells from the Property, the potential for cross contamination from the impacted unit to the uppermost drinking water aquifer appears to be minimal. 5.5 Ground-Water Receptor Survey A Ground-Water Receptor Survey of the Property was conducted by Northern Environmental in January 1991 (Reference 6). The City of New Hope and the City of Crystal both purchase water for domestic and industrial use from the City of Minneapolis. The source of this water is the Mississippi River. A review of Minnesota Geological Survey records indicates that thirty-seven wells for domestic and industrial purposes were completed within a one mile radius of the Property between 1951 and 1977. Additional monitoring wells are present on and near the Property as part of an ongoing investigation at the Electronic Industries site. Only one of these wells extends to the uppermost drinking water aquifer. Recent laboratory analytical results of ground water samples collected from Electronic Industries, (included as Appendix K of this report) indicate that petroleum impacts are not present at these locations. Ground-Water Receptor Survey information is presented in Appendix L. 24 · Northern Environmental Hydrologists · Engineers · Geologists 6.0 CONCLUSIONS AND RECOMMENDATIONS Based on the results of Northern Environmental's remedial investigation, and what is known about local geology and hydrogeology, the following conclusions can be made: 1) Concentrations of petroleum constituents exceeding MDH and MPCA guidelines and regulations are present in soil and ground water at the Property. The petroleum release identified at the site appears to have been a result of leakage from USTs and fuel islands previously in use at the site. 3) Due to the Iow ground-water flow rate, the identified petroleum impacts appear to be limited in extent to areas west and northwest of the former UST systems and have not migrated a significant distance off-site. Based on these conclusions, Northern Environmental recommends that the City of New Hope proceed with a corrective action design which includes excavation of "source area" soils and the installation of a ground-water recovery system as a feasible means of remediating the identified gasoline impacts. The proposed corrective action design is described below. A detailed corrective action design workplan will be forwarded to the City of New Hope under separate cover. 6.1 Excavate and Treat "Source Area" Soils "Source area" soils refer to the tank system backfill and neighboring soils where the bulk of the released gasoline appears to remain. Removal of the source area soils will limit the migration of infiltrating precipitation through gasoline bearing soils, thereby minimizing additional ground water impacts. Northern Environmental believes that up to 1,000 cubic yards of contaminated source soil may have to be excavated. This volume is based on the removal of soil to the water table at approximately 5 to 7 feet below grade within the shaded area shown in Figure 4. Excavation of soils that exceed 10 ppm TPH by PID field screening will be performed by a qualified subcontractor under the direction of a Northern Environmental engineer or geologist. As discussed in Northern Enivronmental's February 8, 1991 Supplemental Remedial Investigation/Corrective Action Design Workplan, on- and off-site incineration were determined to be the most feasible options for handling excavated soils at that time. Upon MPCA approval of this corrective action design, Northern Environmental will request bids for on- and off-site incineration, on- and off-site land farming, and bioremediation of the excavated soils to determine whether incineration is still the most viable treatment option. 6.2 Install Ground Water Recovery System Although impacted ground-water at the Property contains relatively high concentrations of benzene and TPH constituents, the findings of the "Ground Water Receptor Survey", "Hydrogeological Setting and Ground Water Characterization Worksheet", and estimates of 25 · Northern Environmental Hydrolog~Sts * Engineers * Geologists hydraulic conductivity suggest that these impacts do not represent a significant threat to downgradient water supplies at this time. In addition, the potential for further ground-water degredation will be minimized by the excavation of source area soils. However, impacted ground-water occurring at the Property is migrating in the direction of an alluvial channel containing deposits with considerably higher hydraulic conductivities than the on-site sediments. Should the impactedground-water intercept these deposits, the rate of migration of petroleum impacts would be significantly accelerated and may threaten water supplies to the northeast of the Property. Therefore, Northern Environmental recommends that the City install a ground-water recovery and treatment system to prevent migration of impacts to the alluvial channel. Considering the relatively Iow hydraulic conductivities of the till materials present at the Property, Northern Environmental recommends that ground-water recovery be accomplished with a trench system installed in the general vicinity illustrated in Figure 8.0. In addition, plans for development of the Property should consider the potential for collection of gasoline vapors and impacted ground-water in subsurface areas of structures. 26 ~ REQUEST FOR ACTION Originating Department Approved Mr Agenda Agenda SeXton Manager 4-13-92 EDA Rem No. Dan Donahue By: By: 6 DISCUSSION REGARDING REQUEST BY LaNEL FINANCIAL GROUP, INC. TO AMEND ASSESSMENT AGREEMENT FOR NEW HOPE TERRACE APARTMENTS LaNel is the new owner of New Hope Terrace Apartments on 36th Avenue west of the railroad tracks. They have acquired, in addition to the complex, an agreement that previously existed with the City and the original developers. That agreement required the market value to go up every year by a minimum of 2% regardless of any actions by the assessor. Since the sale paid off the old housing bonds, the new owners have voided all subsidies for low and moderate income renters. Proposed by way of negotiations between LaNel and city staff is a scheme to retain 10 of the original 30 low and moderate income apartments if the city would release LaNel from the assessment agreement and allow the market value to be set by the assessor free of any artificial limits such as a 2% increase for every year. Since the apartments were partially developed through TIF bonds, those bonds and their repayment are very important to the city. That is the reason for the assessment agreement--to guarantee money would be availabl'e through the year 2004 to pay off the bonds. At the current time there is in excess of $500,000 in reserves. This would more than meet 2 years of bond payments. The EDA is considering the LaNel request as a way to provide housing for citizens in need and meet its future obligations to pay off the bonds. Yet to be developed is a specific plan to guarantee that a sufficient flow of TIF money would always be available. MOTION B~ SECOND BY Renew: Admini~ration: Finance: RFA-O01 LaNel Financial Group, Inc. 4601 Excelsior Blvd., Suite 601 Minneapolis, MN 55416 (612) 920-5338 April 1, 1992 Daniel J. Donahue City Manager City of New Hope 4401 Xylon Ave. N. New Hope, MN 55428 Re: New Hope Terrace Apartments Dear Dan, As a follow up to our meeting on Wednesday and as an effort to address the concerns that the City has with our proposal of March 5, 1992, we would make the following suggestions. 1) The City agree to reduce the market value amount specified in the assessment agreement to what ever level we are able to negotiate value with the county assessor. What ever that number turns out to be would then be the minimum value for the assessment agreement going, forward with the actual fair market value being determined each year through the normal county assessment procedure, but not less than that initial minimum value. 2) In consideration of the above, we will agree to retain ten units under the low income housing criteria as defined in the housing revenue bonds initially issued on this project. 3) The ten units would remain low income for the full of the tax increment bonds. term 4) In the event, and only in the event that the legislature approves the current legislation allowing the use of excess tax increment to assist or subsidize low income housing, the City would agree to make up the difference between the low income rent paid by the residents and the then current market rate of those units from the excess tax increment funds. Dan, it should be clear that if the legislature fails to act we would still be obligated to maintain the ten units of low income housing. This proposal would bring in line the real estate taxes to a realistic and actual market value, allowing this project to operate in an economically sound fashion and be the asset that everyone hopes it will be to the City of New Hope. Additionally, the community will have available to its residents affordable housing. Please let me know if you have any questions and also expect this to be presented to the City Council. when you Very truly yours, Paul G. Brewer President PGB/lp Frank Lang Greg Bronk ~-UA  REQUF~T FOR ACTION Originating Department Approved for Agenda Agenda Section Management Assistant 4-13-92 EDA Kirk McDonald Item No. By: By: 7 REQUEST FOR EXTENSION ON DEVELOPMENT CONTRACT IMPROVEMENTS - AUTOHAUS (PROJECT #467) On March 23rd Autohaus requested an extension on the development contract improvements. Staff met with Autohaus on April 7th to discuss their request and Autohaus indicated that the construction of the development contract improvements was contingent upon working out a solution to their current financing problems. They are in the process of working on several financing alternatives and the issue will hopefully be resolved during the month of April. Staff has scheduled a second meeting with Autohaus for April 27th and will report back to the EDA on May 11th. This item was originally tabled until April 13th. Staff recommends tabling the issue until the May 11th EDA meeting. - // Review: Administration: Finance: RFA-O01 ~