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CR 05-120 Concept Review, Block 64 CITY OF August 31, 2005 - HOPKINS Council Report 05-120 CONCEPT REVIEW - BLOCK 64 Proposed Action The Zoning & Planning Commission and City Council are being asked to provide feedback on the site plan that has been submitted by GPS Development, LLC, (GPS) for the redevelopment of certain properties between Fifth and Sixth Avenues, north of Mainstreet (Block 64). No action is required; however, staff has reviewed these items thoroughly. The Commission should also review the concept as if approval were to be considered and there should be no outstanding issues. Staff is asking that all significant issues and concerns be addressed by the developer prior to acceptance ofthe site plan on a concept basis. Overview GPS Development, LLC, is proposing to redevelop Block 64. The entire block will be razed to construct six buildings with 220 units for individuals 55 years and older. There will also be approximately 6,800 square feet of retail along Mainstreet. It is proposed there will be four buildings of 35 units plus one guest unit, and two buildings of 36 units. The residential buildings will be four stories. The site is proposed to be rezoned to PUD to allow flexibility in the zoning requirements. The underlying zoning ofR-4 and B-3 will remain. The applicant has also applied for the following: . Rezoning to PUD . Replatting of the site . CUP for residential in the B-3 zoning district _he development will be phased, Phase I is the buildings abutting Mainstreet. center of the site, and Phase III is the buildings abutting First Street. Phase II is the buildings in the Primary Issues to Consider . What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? . What is the status of the development? . What are the specifics of the redevelopment? . What are the other items that will have to be approved? . What was the discussion at the Zoning and Planning meeting? SUPDortinl!: Documents . Analysis of issues . Site plan . Traffic/parking study . Memo from Jim Kerrigan . Letter from GPS Nancy . Anderson, AICP anner nancial Impact: $ N/A Budgeted: Related Documents (CIP, ERP, etc.): Notes: YIN Source: CR05-l20 Page 2 .rimarv Issues to Consider . What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The zoning of the property is B-3 and R-4. The Comprehensive Plan has designated this site as commercial and residential. The proposed development complies with both documents. . What is the status of the development? GPS is proposing a mixed-use residential/retail project for Block 64. A final development agreement has been approved with them for this project. GPS has acquired two of the properties in the project area, They have purchase agreements for all but one of the others. As the developer does not have ownership of all the property, the City Attorney has stated that GPS cannot proceed at this time with formal land use approvals. To address this issue and still move the project review process along, it was agreed to have the developer submit all information that would be required for site plan review, rezoning, and platting. This information is now being used to facilitate a detailed concept review process. At such time as the Planning Commission and Council feel comfortable with all the specifics of the project as presented through this process, staff proposes that the Commission accept the site plan on a conceptual basis. .his detailed concept review process is meant to provide the City and developer a degree of comfort that the project as designed and proposed is acceptable. This is especially important because of the potential use of eminent domain. It is understood by all parties that at such time as the developer has site control of all the properties, the developer would need to secure formal land use approval. The Final Development states the following: Within one hundred and eighty(l80) days after the date of this Agreement, the Redeveloper shall complete a process, required by the City, of obtaining detailed preliminary concept review of the Redeveloper's plans for the development of the Minimum Improvements and the City Council ofthe City shall have given conceptual approval to the Redeveloper's submitted plans. As a part of this process the City and the Redeveloper will negotiate the terms of a site plan development agreement relating to the site plan review process. At the same time the Redeveloper shall submit to the City's building inspections department documents sufficient to allow a determination of feasibility of compliance with the State Building Code. Attached to this Agreement as Schedule E is a list of documents required to be submitted to the City Building inspections department to enable such a review. . What are the preliminary specifics of the redevelopment? Building The applicant is proposing six residential buildings and two retail buildings. The two retail buildings abutting eMainstreet will have residential over the retail businesses. CR05-l20 Page 3 ..The units will range from 899 to 1490 square feet. Each unit will have a l6~square-foot storage locker. The ~uildings along Mainstreet will have 11 one-bedrooms, 12 one-bedrooms plus a den, and 13 two-bedroom units. The other buildings may change depending on sales. The price range of the units starts at $235 a square foot. The price will change based on the location of the units. Parking The majority of the parking will be underground. There are 383 proposed parking.spaces underground. The residential units require 352 parking spaces. The PUD zoning allows some flexibility in zoning requirements. A parking and traffic study have been completed for this development. The parking study recommended 1.6 spaces per unit for the residential. The underground parking will comply with this requirement. The number of parking spaces required for the residential with a 1.6 ratio is 352. The circled area on the north side of the site will provide 7-8 parking spaces for guests. The retail requires 34 parking spaces. The retail parking is proposed to the north of the retail buildings. There are 15 surface parking spaces and the employee parking will be in the underground parking area. Additional on-street parking is along Mainstreet and Sixth Avenue. The total parking spaces available for the retail area will be 40 spaces. The City's consultant has reviewed the current parking plan and has indicated that with the spaces provided there will be adequate parking. Traffic The traffic study indicated that all intersections except the intersection at Highway 7 and Fifth A venue will operate at an acceptable level. The Highway 7 and Fifth Avenue intersection currently does not operate at an acceptable level. Access Access to the site will be from two points on Sixth Avenue and two points on Fifth Avenue. The Sixth Avenue entrances will lead to the underground parking. The access points on Fifth Avenue will lead to the retail and guest parking within the site. Setbacks The PUD zoning allows flexibility with zoning requirements. The buildings will vary from a one-foot to a 15' to 16- foot setback. Height The residential buildings are proposed to be four stories. Exterior CR05-l20 Page 4 _!he exterior will be a combination of several materials. The two main materials will be textured Hardie panels .dUd cast stone veneer. The textured Hardie panels have the appearance of stucco. The accents on the building will be metal wrapped cornices and cast stone lintels. There will be aluminum windows and aluminum guardrails for the balconies. The buildings will be three colors. The base will be a gray tone, a buff tone for the second and third floors and a gray on the top floor above the cornice. Landscaping The site is required to have one tree per 2000 square feet of open space, The interior perimeter of the site will have trees on the boulevard. The site will have extensive interior landscaping. Because of a possible change in the internal parking for the retail area, the landscaping may be changed. This is an item that will be reviewed at a future meeting. Engineering/Public Works The Engineering Department has recommended that a comprehensive sanitary sewer study be completed for this basin. This issue will be detailed in the development agreement. The cost of the study will be allocated to the portion of expanded capacity that is required for this development. Any upgrades to the sanitary sewer that are required for this development will also be allocated to the applicant. .Fire Marshal . The Fire Marshal has reviewed the, preliminary plans and found them acceptable. Interior hydrants will have to be added. Trash The trash area for the residential units will be under each building. The trash will be moved to street level for trash pick-up. The trash for the retail will be on the interior of the site. The trash will be moved to the retail parking area for pick-up. Sidewalk The plan indicates a sidewalk on all four sides of the development. In addition to the exterior sidewalks there are sidewalks connecting the parking areas and the green space. Watershed District The applicant with have to check with the Watershed District to see if any approvals are required. Surrounding Uses .The site is surrounded by Hopkins Honda on the east, residential to the north, commercial to the south, and esidential to the west. . What are the other items that will have to be approved? CR05-l20 Page 5 erhe following are the other items that will have to be approved as part ofthe development: . Rezoning to PUD The Planned Unit Development allows a site-specific development with the underlying zoning remaining. This type of development allows for a departure from the strict application of the zoning standards. The applicant and the City enter into an agreement defining the specific allowed uses and performance standards for each PUD, and these are delineated in the agreement. In this case, the underlying zoning of business and residential will remain. Residential uses are allowed in business areas with a conditional use permit. . Re-platting of the site The existing property has several lots on this block. The new plat will combine the entire block into one lot. . CUP for residential in the B-3 zoning district A conditional use permit is required for a residential use in a commercial district. · What was the discussion at the Zoning and Planning meeting? Ms. Anderson reviewed the concept for Block 64. Andy Jones, representing the applicant, appeared before the .commission. Mr. Jones reviewed the site plan with the Commission. Mr. Jones reviewed the elevations, xterior materials, parking, lighting, and trash locations with the Commission. Mr, Jones had samples of the exterior materials and reviewed those with the Commission. =- ..~ r!Il.J ,.., -,;""" .'7 / ~ CONSULTING GROUP, IN c. 1 r,':n"!)lll'l,llion " C'j,. il ' St"ud\lr,1\ . I nl'i'lmlllt'nt,ll . )1<1nnil\g I rraffic' '-,1nd'-icapr Ardlit~'(:ltlre . llilrkillg . Righ of \VilY SRF No, 0055327 MEMORANDUM TO: Mr. Jim Kerrigan CITY OF HOPKiNS FROM: Todd Polum, P,E" PTOE. Associate Jeremy Monahan, Alep, S~nior Planner DATE: August 12,2005 SUBJECT: SENIOR HOUSING DEVELOP~IENT BLOCK 64 PROJECT, HOPKINS, MINNESOTA SITE PLAN REViEW As requested, we have completed a site review for the proposed senior housing deyelopment located east of 5th Avenue between Main Street and 1st Street in the City of Hopkins. The purpose of this review is to compare the parking supply and demand for the proposed development to determine whether adequate parking is provided, Based on the revised site plan (see Figure ]) and a meeting with the developer on July 5, 2005, the following proposed development includes: . 220 residential units 6,800 square feet of retail 383 below ground parking spaces 15 surface parking spaces allocated for retail 7 surface parking spaces allocated for residential visitors Retail employee parking will be provided below ground . . . . . One Carlson Parkway North, Suite 150, Minneapolis, MN 55447-4443 Telephone (763) 475-0010 + Fax (763) 475-2429 + http:/ /www,srfconsulting.com An Equal Opporhl1lil1} Employer " Mr. Jim Kerrigan City of Hopkins August 12, 2005 Page 2 Consistent with previous recommendations made in the study memorandum dated March 23, 2005, we provide the following findings related to the revised site plan: . Based on a parking demand of 1,6 spaces per residential unit, 352 spaces will need to be provided to accommodate residents and guests. The developer has proposed 383 spaces below ground parking, which provides a surplus of 3] spaces. . Based on a parking demand of 4.1 spaces per 1,000 square feet of retail, 28 parking spaces will need to be provided to accommodate employees and retail patrons, The employee parking will be provided in the below ground parking facility (8 spaces). Patron parking on site will be provided immediately behind the retail area (15 spaces). Additional patron on-street parking will be permitted along Main Street and 6th A venue (17 spaces), The total ayailable employee and patron parking is 40 spaces, which provides a surplus of 12 spaces, Based on the above findings, the current site plan including 383 below ground parking spaces, 22 above surface parking spaces and with 17 on-street parking spaces will provide adequate parking fot the 220 residential units and 6,800 square feet of retail. H: Tr;,I!Tic 5:.~7\r..::ptlrl$\l\lemtl_081:WS.doc ~'~ ~ "~ ~ ; . ) , ; ! l l l I j j " , ~ / I / / .4 / 1 , , I ! I , I ! 1 I I ~ ~ I I ~ \---- I BUILDING: 'E' 'SoI.NI'tSd6L.IEST 45TORte.S t2,i.3tJ GiFA'LOOR ~~2d'c,el' ------- -- ----1_ 13UILDING 'C' Y.I \NIl!> ol6UE5T .It ~TORle5 \1~Gel'IFLOOR ~2)4" G$F BUILQING '8 ..,""0 4 sTORIES 13pet/)6!fJF\..~ S-2.3k'- :c::. r . - -~ I I I I I I I I ' I I I I I I I I -.-J -- )'.",. ,oj- ~.... oTH .. 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Honorable Mayor and City Council, Zoning & Planning Commission FROM~(Jim Kerrigan, Director of Planning & Economic Development DATE: August 30, 2005 SUBJECT: Block 64 Project Concept Review The development agreement that has been executed with GPS Development, LLC, for the Block 64 Project requires that they complete a variety of actions over the next six months. These items all need to be adequately completed prior to the City undertaking action on eminent domain should it be required. One of the items that needs to be completed is a concept review process for the site plan (see attached). Originally the desire from staff was to have GPS complete the actual, formal site plan/CUP review process; however, because they do not own all the property in the project area, the City Attorney was not comfortable with them proceeding forward with the formal land use approval process. In conjunction with this concept review, staff has asked that GPS provide all of the site plan documentation that would be required if they were going through a formal process. Staff is requesting that the Council and Planning Commission review this information in detail as if site plan/CUP applications were being considered. Even though there will not be a vote on the site plan, it is important that there is a consensus that the site plan as presented or as revised in the future (based on comments) is acceptable. Attachments G p s FINANCiAL GROUP To: Jim Kerrigan, City of Hopkins From: Steve Flanagan, GPS Development Date: August 26, 2005 Re: Redevelopment Financial Plan Block 64, Hopkins Dear Jim Kerrigan, Pursuant to Section 3.2 (a) of the Contract for Private Development (FDA) we are presenting you the-e financial structuring to acquire and develop Block 64 in Hopkins, MN. GPS Development, LLC (GPS) has been working with Terry Nerhus of The Pinnacle Group to secure the financing for this project. We have identified The Marshall Group as the lender to finance the entire project through their subsidiary Marshall Investment Corporation (MIC). The contact is as follows: The Pinuacle Group - Terry Nerhus (952) 942-7141, Marshall Investment Corporation - Ted Glasrud (612) 376-1355. , . The financial plan includes acquisition of the remRin;ng four properties (501 Mainstreet, 525 Mainstreet, 33 6th Ave, and 5th Aveproperties). In addition to the property acquisition, MlC will fund the deposits required under Sections 3.3(d), (e), (t), and (g). Here is a suriimilry of the financing needs and their sources: S'ection Amount Source Timing Purpose 3.3(d) $75,000 MlC Prior to Condemnation Legal Fees , 3.3(e) $3.55 Mil Mle Prior to Condemnation Title Acquisition 3.3(t) $1.25 Mil MlC Prior to ~ondemnation Relocation 3.3(g) TBD MlC Prior to Condemnation Environmental Remediation . Pre-sale requirements are 50% of each phase with earnest money deposits equal to 15% of the purchase price. If you have any further questions please contact me at (952) 454-8454. Thank you. Steve Flanagan, CEO. GPS Development if ' 'v . 15 6tH Avenue North l7iopklns Minnesota 55343 952-454-8454 . - , -', p s G FINANCIAL GROUP Construction Phasing Detail Preliminary Demolition . GPS Development plans to begin demolition of the secondary building on the Phase I site as the acquisitions progress. oWe plan to remove the Main Street USA building and its site improvements first in order to clean the ground, perform any necessary site remediation and rough grade the site to contour. On this site, a sign announcing the project will be erected in order to help generate local enthusiasm for the project. o The Sinclair Gas Station will be removed next in the process, This site will require the removal ofUST's per Federal EPA Guideline upon closing of the station. Upon completion, the building and site improvements will be demolished. o The building known as 517 Mainstreet will be removed from the site last. The date for final demolition will be determined by several factors. This will be scheduled based on the need for Condemnation proceedings if required and relocation scheduling with Wilson Consulting. This will ultimately determine the groundbreaking date for Phase I Construction. o Additionally, the southernmost building ofthe 44 5th Ave. N site will need to be removed. This will be taken down upon completion of the closing for this property including relocation scheduling. . Demolition of each building will include Enyironmental Remediation as required and discussed in the submitted Environmental Action Plan. . As construction progresses on the site for Parking Structure, additional buildings will be removed. This will begin with the balance of the 44 5th Ave. Apartments, the single family home on 5th Ave and 1 st Street, and 15 6th Ave. The apartment building known as 33 6th Ave. will be demolished last. This site will not be removed until required by the construction schedule. Phase I Construction . Parking Structure o On or about March 18,2006 we plan to begin site excavation for the parking structure under buildings A&B. o Excavation will extend from 5' inside the 5th Ave. N curb line to 5' inside the 6th Ave, N. curb line. This excavation will extend from 5' north of the Mainstreet curb line to approximately 215' north of the Mainstreet curb line, The depth of the excavation will average 15-17 feet. There will be additional excavation at footing locations as designed by the structural engineer. \ -'- 1.~ }I s r' \...J .FINANCIAL GR.OUP o The excavation site will be fenced in with 5-6' high chain link fencing and will have jersey barriers around sidewalk perimeters. o Underground storm sewer connections, water mains, sanitary sewer tie-ins and utility trenches will be located for service tie-ins. o Adolfson and Peterson Construction will then begin the parking garage construction with footings, reinforced walls, precast columns and precast plank decking. o Upon completion ofthe parking structure shell in June, we will begin Building B construction. o During construction of Building B, interior services, mechanical, electrical, plumbing and utility tie-ins will continue in the parking structure. This will allow for the excavation infill to proceed as soon as possible and rough grading ofthe site. . Building B Structure o Planned construction for Building B is to start June 1, 2006. o Structural framing and exterior work is expected to take 8.5 weeks. Interior framing will commence concurrently with upper floor framing and behind one floor each level. o Exterior sheathing will begin approximately two floors behind framing of the exterior. o Membrane roofing installation should begin approximately 12 weeks following exterior framing. o Dry-in of the structure including window installation, Densglass/shield should be completed as the roofing membrane is started. Insulation and drywall will follow roof dry-in. o Building B completion is scheduled for December 15, 2006 with a total construction time of7.5 months. . Building A Structure o Planned construction for Building A is to start November 3, 2006. Building A construction will begin as rough framing, exterior skin is completed and the roof membrane is in progress. o Structural framing and exterior work is expected to take 8.5 weeks. Interior framing will commence concurrently with upper floor framing and behind one floor each level. o Exterior sheathing will begin approximately two floors behind framing of the exterior. o Membrane roofing installation should begin approximately 12 weeks following exterior framing. o Dry-in of the structure including window installation, Densglass/shield should be completed as the roofing membrane is started. Insulation and drywall will follow roof dry-in. o Building A completion is scheduled for May 15, 2007 with a total construction time of7.5 months. (....~ .,ji P S FiNANCiAL GROUP . Landscaping o Final grading of the site, curbs and gutters and drives will be completed for this phase in April 2007. o Landscaping of the south, east and west side of the site will begin in April and will be completed in June of 2007. o The north end of the Phase I landscaping will not be completed until Phase II Landscaping is in progress. Phase II Construction . Parking Structure o On or about November 21, 2006 we plan to begin site excavation for the parking structure under buildings C&D. o Excavation will extend from 5' inside the 5th Ave. N curb line to 5' inside the 6th Ave, N. curb line. This excavation will extend from 2155' north of the Mainstreet curb line to approximately 395' north of the Mainstreet curb line. The depth of the excavation will average 15-17 feel. There will be additional excavation at footing locations as designed by the structural engineer. o The excavation site will be fenced in with 5-6' high chain link fencing and will have jersey barriers around sidewalk perimeters. o Underground stonn sewer connections, water mains, sanitary sewer tie-ins and utility trenches will be located for service tie-ins. o Adolfson and Peterson Construction will then begin the parking garage construction with footings, reinforced walls, precast columns and precast plank decking. o Upon completion of the parking structure shell in January 2007, we will begin Building D construction. o During construction of Building D, interior services, mechanical, electrical, plumbing and utility tie-ins will continue in the parking structure. This will allow for the excavation infill to proceed as soon as possible and rough grading of the site. . Building D Structure o Planned construction for Building D is to start March 1, 2007. This is to allow for weather delays during garage construction. o Structural framing and exterior work is expected to take 8.5 weeks. Interior framing will commence concurrently with upper floor framing and behind one floor each level. o Exterior sheathing will begin approximately two floors behind framing of the exterior, o Membrane roofing installation should begin approximately 12 weeks following exterior framing. o Dry-in of the structure including window installation, Densglass/shield should be completed as the roofing membrane is started. Insulation and drywall will follow roof dry-in. \ ',,-- p s C] FINANCIAL GROUP a Building D completion is scheduled for September 17, 2007 with a total construction time of7.5 months. . Building C Structure a Planned construction for Building C is to start August 10, 2007. Building C construction will begin as rough framing, exterior skin is completed and the roof membrane is in progress. a Structural framing and exterior work is expected to take 8.5 weeks. Interior framing will commence concurrently with upper floor framing and behind one floor each level. a Exterior sheathing will begin approximately two floors behind framing of the exterior. a Membrane roofing installation should begin approximately 12 weeks following exterior framing. a Dry-in ofthe structure including window installation, Densglass/shield should be completed as the roofing membrane is started. Insulation and drywall will follow roof dry-in. a Building C completion is scheduled for February 25, 2008 with a total construction time on.s months. . Landscaping a Final grading of the site, curbs and gutters and drives will be completed for this phase in November 2007. Due to weather and seasoning, the final landscaping will not be completed until the following planting season. a Landscaping of the south, east and west side of the site will begin in March and will be completed in June of2008. a The north end ofthe Phase II landscaping will not be completed until Phase III Landscaping is in progress. Phase III Construction . Parking Structure a On or about September 21, 2007 we plan to begin site excavation for the parking structure under buildings E&F. This is early on the phased schedule, but will allow for completion prior to the winter weather. a Excavation will extend from 5' inside the 5th Ave. N curb line to 5' inside the 6th Ave. N. curb line. This excavation will extend from 5' north of the Mainstreet curb line to approximately 5' south of the 1st Street curb line. The depth of the excavation will average 15-17 feet. There will be additional excavation at footing locations as designed by the structural engineer. a The excavation site will be fenced in with 5-6' high chain link fencing and will have jersey barriers around sidewalk perimeters. a Underground storm sewer connections, water mains, sanitary sewer tie-ins and utility trenches will be located for service tie-ins. '--. p ,,~ s G FiNANCIAL GltOUP o Adolfson and Peterson Construction will then begin the parking garage construction with footings, reinforced walls, precast columns and precast plank decking. o Upon completion of the parking structure shell in January of2008, we will begin Building F construction. o During construction of Building F, interior services, mechanical, electrical, plumbing and utility tie-ins will continue in the parking structure. This will allow for the excavation infill to proceed as soon as possible and rough grading of the site. . Building F Structure o Planned construction for Building F is to start December 2007. o Structural framing and exterior work is expected to take 8.5 weeks. Interior framing will commence concurrently with upper floor framing and behind one floor each level. o Exterior sheathing will begin approximately two floors behind framing ofthe exterior. o Membrane roofing installation should begin approximately 12 weeks following exterior framing. o Dry-in of the structure including window installation, Densglass/shield should be completed as the roofing membrane is started. Insulation and drywall will follow roof dry-in. o Building F completion is scheduled for June 2008 with a total construction time of7.5 months. . Building E Structure o Planned construction for Building E is to start April 2008, Building E construction will begin as rough framing, exterior skin is completed and the roof membrane is in progress. o Structural framing and exterior work is expected to take 8.5weeks. Interior framing will commence concurrently with upper floor framing and behind one floor each level. o Exterior sheathing will begin approximately two floors behind framing of the exterior. o Membrane roofing installation should begin approximately 12 weeks following exterior framing. o Dry-in of the structure including window installation, Densglass/shield should be completed as the roofing membrane is started. Insulation and drywall will follow roof dry-in. o Building A completion is scheduled for October, 2008 with a total construction time of 7.5 months. . Landscaping o Final grading of the site, curbs and gutters and drives will be completed for the balance of the project in phases. o Landscaping of the south, east and west side of the site will begin in as soon as the exterior of building E is completed. This will allow us to get the majority of the landscaping complete prior to winter. However, the final planting will be completed during the appropriate planting season. r'" }-.) S' 'I.,..J '-_ FiNANCIAL GROUP Mr. Jim Kerrigan Director of Planning and Development City of Hopkins 1010 First Street South Hopkins, Minnesota 55343 August 25, 2005 Mr. Kerrigan: GPS Financial Group is pleased to present the following environmental remediation plan to the City of Hopkins relating to the existing buildings at the site known as Block 64. We have reviewed the information provided to us from Cooper Engineering for the Phase I Environmental report. In addition, we have submitted the review from TPHA, Inc. dated March 16th to Cooper Engineering and Landmark Engineering for inclusion in their proposal to us for Phase II Environmental Testing. Both companies have provided us with proposals to complete the Phase II Environmental Testing. We believe that we are ready to begin this process and only await the approvals from the City of Hopkins and Hennepin County as required by the grant application and award. Please review and contact me if you have any questions or concerns relating to this action plan. Sincerely, Andrew T. Jones VP Design and Construction GPS Financial Group (} FINANCIAL GR.OUP Environmental Due Diligence Plan GPS Financial Group has spent much time laying the groundwork for the Phase II Environmental Testing. Through the use of Cooper Engineering, GME Consulting and Landmark Environmental, we have prepared ourselves for the next phase of testing. Over the last ten months we have; acquired soil boring samples from GME Consulting, completed Phase I Environmental Testing with Cooper Engineering, and submitted DEED application with the State of Minnesota and Environmental Response Fund application with Hennepin County under the assistance of Landmark Environmental. While we were unsuccessful in obtaining DEED funds through the State, we were granted Environmental Response Fuild monies through Hennepin County. At this time we would like to layout our action plan to continue and complete the process for Environmental Testing. Environmental Response Fund Under advisement from the Staff at the City of Hopkins, the contract with the City of Hopkins and Hennepin County should be finalized prior to the execution of Contract with an Environmental Testing Agency and beginning of Testing. As such, it is our understanding that the Environmental Response Fund contract with the City will be presented to the City Council on Tuesday, September 6, 2005. If approved, this will then be forwarded to the Hennepin County Department of Environmental Services for final execution. Ifratified, we are then prepared to move forward with our plan for Environmental Testing. Phase II Environmental Testing GPS Financial Group has received proposals for Environmental Testing from Cooper Engineering and Landmark Environmental Inc. We have selected the proposal from Cooper Engineering who completed the Phase I testing for us as well. The following are the steps that will be undertaken during the Phase II Testing. . Asbestos and Lead Survey o Cooper Engineering will subcontract a State of Minnesota certified asbestos/lead inspector to conduct a building walk-through survey to locate and sample potential asbestos containing building materials CACBMs) and conduct a lead survey using XRF lead instruments to determine the presence oflead paint in each of the buildings on the subject parcel. Samples obtained during the survey will be analyzed and a summary report of the findings will be prepared. An inventory for CFC's, mercury containing products and fluorescent light tubeslballasts will also be included. \ CO." J p s FINANCIAL GROUP . Soil/Groundwater Sampling o Cooper Engineering staff will advance approximately six to eight soil borings using a Geoprobe hydraulic push probe unit. Borings will be located on the interior and exterior portions ofthe existing Sinclair Gas Station, Main Street USA, and Fifth Avenue Properties (potential UST) as required. Soil and groundwater samples will be obtained from the borings. Laboratory analysis of the samples and analytical reporting will be provided by a state certified laboratory. In the case that soil or groundwater contamination is detected in the samples analyzed, any additional sampling or excavation required to determine the extent of the contamination will be done at that time. Sampling analysis will investigate for VOC, DRO, GRO, metals, and PCB's. Upon completion of the areas defined above, Cooper Engineering will provide a detailed Phase II Enviromnental Report to GPS Financial Group, City of Hopkins, and HeIUlepin County. Additionally, with this report and Enviromnental Remediation Action Plan will be iustituted for the site if required. Under the terms of the contract between the City of Hopkins and Hennepin County, additional items will be provided to both for their review. This will include; Consultant and Contractor invoices, Enviromnental Assessment Report (Phase II Enviromnental), Response Action Plan, MPCA Approval Letter and any project summary required during the remediation if necessary. We hope that this process will prove to be satisfactory for both the City of Hopkins and HeIUlepin County Department of Enviromnental Services. We would be willing to hear and further suggestions that may allow us to move forward securely in our endeavor. It is our among our greatest desires to assist the City of Hopkins with bettering the site both through the remediation of potential hazards and constructing a first class project in which we all can be proud of.