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11-17-86 agenda~~ HOUSING AND REDEVELOPMENT AUTHORITY HRA Letter No. 37 November 17, 1986 Issue_Statement: The ILN Redevelopment and Tax Increment Financing District Plan Amendment is presented for your review and discussion. If the HRA determines the amendments are acceptable, the document must be referred to the Planning Commission with a request to make a finding of the conformance of the proposed Land Use Plan and proposed Acquisition Plan with the City's Comprehensive Plan. 8ack~round: The amendment to the ILN Plan is necessary because of the reduction in the proposed CDR development and a resulting lower tax increment cash flow. The amendments have been formulated over the past several months in concert with Evensen-Dodge Inc., the City's financial consultant; legal and bond counsel; and the consulting planning firm of BRW. Numerous meeting were also held in the community with the advisory committees established by the City Council - the ILN Advisory Committee, and the ILN- Residential Advisory Committee. On September 8, 1986 the HRA, City Council, and Planning Commission attended a study session at which the major revisioes to the Plan were presented. As a result of that meeting .and the subsequent meetings with the advisory committees, some changes .were made to the proposal as presented on September 8th. The changes include the purchase of a third house at 77th Street on the west side of Garfield Avenue (The purchase of only 7645 Garfield and 7644 Harriet Avenues was previously proposed. The buffer strip improvements were also not intense). With the purchase of this property, it would be possible to intensify the landscaping and sound barrier envisioned for the buffer strip on the east side of Lyndale Avenue. The initial improvements for this area were supportable by the cash flow from the Hampton Inn. The expanded improvements would require support from additional development in the area, most probably CDR. A second change as a result of the meetings was to extend the buffer strip/soundwall improvements north of-76th Street in the vicinity of Fremont, Girard and Humboldt Avenues. The Amendment also contains a specific recommendation to resolve the storm water flooding problem on 77th Street-near Bryant and Colfax Avenues. A pipe to Wood Lake is the most desirable solution. Several alternatives were evaluated by OSM, the city's engineering consultant. Currently the area is served by a sewer line which drains to Penn Lake in Bloomington. To increase the size of that pipe would be very expensive, and it is not technically a feasible solution because Penn Lake lacked adequate capacity. The use of I35W and/or 1494 unimproved right-of-way areas was not acceptable to MNDDT. A ponding area within .the project area was also studied. However, to acquire a suitable ~~/ site and install the pond would require an estimated $900,000. The site would then not be available for redevelopment. A loss in annual tax revenue of approximately $150,000 was estimated if the site was used for ponding. Such a pond would likely be unattractive and have a negative impact on development beyond its specific location. A sewer line to Wood Lake is attractive for several reasons. It is a permanent solution. It would enhance rather than detract from the development potential of the area. It would be installed with a pump and force main which would permit the water to be removed from Wood Lake into the storm sewer at the appropriate time. The result would be fewer days of flooded paths at Wood Lake. The ingoing line would be constructed so that the initial runoff which carries undesirable chemicals would not go to Wood Lake. Finally, Humboldt Avenue would be the likely route for the lines. It has been scheduled for pavement improvement for several years. The cost of this project is estimated at $1.3 million plus the repaving of Humboldt Avenue. Several funding sources would be utilized including the tax increment ($250,000), MN State Aide for roads ($387,000), the storm water utility and a contribution from CDR ($663,000). The final modification is an adjustment in the project boundary to include the entire 76th Street/I35W bridge. Previously only a portion of it was in the project. The inclusion of the entire bridge is desirable because of the proposed improvements to it. The Plan Amendment contains many sections. Those pages which warrant particular attention include the following: Beginning on page 20 there is a discussion of the public improvements to be installed as part of Phase I Stage 1. Page 27 contains a list of all property to be purchased. The timing of the improvements is indicated on pages 59, 60 and 61. The Finance Plan begins on page 63. Attached to this letter are recommendations from the ILN Advisory Committees and the Chamber of Commerce regarding the ILN and CDR proposals. It appears likely that most of the Residential Advisory Committee's recommendations could be implemented. However, the request to be free from shadows until 4:30 p.m. doesn't seem reasonable. The solar access expert, Susan Ubbelohde, indicated that the CDR development would be in conformance with the state's model solar access ordinance. Recommendation: It is recommended that the HRA review and discuss the Redevelopment and Tax Increment Financing District Plan Amendment. If the HRA finds the Amendment acceptable, it would be appropriate to authori2e the Executive Director to transmit it to the Planning Commission along with a request to review the ~~ z proposed hand Use Plan and Acquisition Plan and make a finding as to their conformance with the Comprehensive Plan. Basis of Recommendation: ----------------------- ~egal counsel and bond counsel have determined that under MN Statutes, the Amendment is necessary if the project is to proceed. Alternative_Recommendation: Not transmit the Amendments to the Planning Commission.. This action would result in further delay. Oecision_Mode- If the documents are forwarded to the Planning Commission, it is likely the Planning Commission would make the findings at their November 25, 1986 meeting. The HRA would then be asked to take formal action to approve-the Plan Amendment at their meeting on December 15, 1986. By following this timetable, the City Council could hold a public hearing on the Amendments in January, 19$7. Respectfully submitted, Jam D. Prosser Executive Director f ~J` ~--3 Recommendations Regarding The ILN Plan and CDR Development Proposals To Be Submitted To The City Council From Groups Within The City Three groups have reviewed the ILN Redevelopment Project plans and the proposed CDR development. Each has made recommendations which will be submitted to the City Council in the near future. ILN Advisory Committee In February, 1985, the City Council established the Interstate Lyndale Nicollet (ILN) Advisory Committee. The committee, consisting of 24 members, primarily business people from the itN area and others from throughout the City, was chaired by Gertrude Ulrich. The purpose of the appointed committee was to provide advisory input to plans, proposals and concepts referred to it by the City Council and City staff. At the October 22nd, 1986 meeting, the committee formulated three motions which are as follows: MOTION: Wendell Treichel made a motion that the ILN Advisory Committee endorse the 18 and 12 story office. towers and the 9 story hotel on the CDR site. The motion was seconded by Bob Adelmann - vote was all in favor.. MOTION: Gertrude Ulrich made a second motion that the committee endorse the ILN Public Improvement Plan as proposed for Phase I, Stage 1 and the overall Phase I Plan. Seconded by Leon Lunas - vote was all in favor. MOTION: -Steve Sawitzke made a motion encouraging the City Council to expedite the extension of 77th Street to Nicollet Avenue. Seconded by Bob Jensen - vote was all in favor. ILN Residential Advisory Committee In June, 1986, the City Council appointed a Residential Advisory Committee which consisted of 12 residents from the ILN area. It was established by the City Council to provide input to plans, proposals, and concepts referred to it by the City Council. At the October 30th, 1986 meeting, the committee formulated recommendations which are attached. (If you are interested in reviewing the exhibits discussed in the recommendation, please contact Bruce Palmborg or Lidy Flom at City Hall. -The phone number is 869-7521). Richfield Chamber of Commerce On October 22nd, 1986 the Richfield Chamber of Commerce met and adopted a motion endorsing the CDR Project. The Richfield Chamber has previously stated their position in favor of the overall ILN Redevelopment .Plan. .~ ~~~~ ILN RESIDENTIAL COMMITTEE RECOMMENDATIONS ' T0: Richfield City Council SUBJECT: The ILN/CDR Proposal For The I35W & I494 Interchange Your ILN Residential Advisory Committee has had eight separate meetings over a period of time from August 27, 1986 through October 30, 1986. Each of the meetings was held at the Emerson Avenue Congregational Church at 7701 Emerson Ave. So. except for the first meeting, which was held at the Woodlake Nature Center. Notice of each of the meetings"was given to all committee members. Citizens who signed the petition and those who expressed concerns about the project were also sent a written notice of the October 14, 1986 meeting. The neighborhood residents were also notified of all meetings, and advertisements were placed in the Richfield Sun/Current newspaper. City staff, outside consultants, CDR representatives, and interested citizens attended the sessions. Based on the testimony, exhibits and other evidence presented at the meetings, the ILN Residential Advisory Committee asks the City Council to consider the following statements and to implement these recommendations if it decides to proceed with the CDR project as presented to the August 27th ILN Residential Advisory Committee meeting, and the overall ILN plan: I) SOLAR ACCESS: The committee strongly urges the City Council to adopt a Solar Ordinance using Susan Ubbelohbe's testimony (refer to Exhibit A, Susan Ubbelohbe's Summary Report dated Oct. 10, 1986) for parameters in the drafting of the ordinance. Ms. Ubbelohbe'~ credentials were included in the October 9, 1986 minutes (See .Exhibit AI ). The CDR building .height must not become a precedent for other buildings along 494 or elsewhere within the city. The city Solar Ordinance must provide that all residents shall have solar access free from building shadows at least between the hours of 9 am and 4:30 pm. II) TRAFFIC IMPACT: It is recommended that the plans to widen the 494 & Lyndale bridge to accommodate actual measured and/or projected traffic volumes be commenced immediately with various state and local agencies, and that the city aggressively pursue implementation of this project. We have an existing heavy traffic problem on 76th Street. The creation of 77th Street as a main thoroughfare would be expected to remove a portion of this heavy traffic from a part of 76th Street. We strongly urge the Council to study traffic problems along the length of 76th Street, particularly west of 35W. f ~~ ~..~ Recommendations Regarding The ILN Plan and CDR Development Proposals To Be Submitted To The City Council From Groups Within Tne city Three groups have reviewed the ILN Redevelopment Project plans and the proposed CDR development. Each has made recommendations which will be submitted to the City Council in the_near future. ILN Advisory :Committee In February, 1985, the City Council established the Interstate Lyndale Nicollet (ILN) Advisory Committee. The committee, consisting of 24 members, primarily business people from the iLN area and others from throughout the City, was chaired by Gertrude Ulrich. The purpose of the appointed committee was to provide advisory input to plans,. proposals and concepts referred to it by the City Council .and City staff. At the October 22nd, 1986 meeting, the committee formulated three motions which are as follows: MOTION: Wendell Treichel made a motion that the ILN Advisory Committee endorse the 18 .and 12 story office towers and the 9 story hotel on the CDR site. The motion was seconded by Bob Adelmann - vote was all in favor. MOTION: Gertrude Ulrich made a second motion that the committee endorse the ILN Public Improvement Plan as proposed for Phase I, Stage l and the overall Phase I Plan. Seconded by Leon Lunas - vote was all in favor. MOTION: Steve Sawitzke made a motion encouraging the City Council to expedite the extension of 77th Street to Nicollet Avenue. Seconded by Bob Jensen - vote was all in .favor. ILN Residential Advisory Committee In June, 1986, the City Council appointed a Residential Advisory. Committee which consisted of 12 residents from the ILN area. It was established by the City Council to provide input to plans, proposals, and concepts referred to it by the City Council. At the October 30th, 1986 meeting, the committee formulated recommendations which are attached. (If you are interested in reviewing the exhibits discussed in the recommendation, please contact Bruce Palmborg or Lidy Flom at City Hall. .The phone number is 869-7521). Richfield Chamber of Commerce On October 22nd, 1986 the Richfield Chamber of Commerce met and adopted a motion endorsing the CDR Project. The Richfield Chamber has previously stated their position in favor of the overall ILN Redevelopment Plan. h ~~ r`' III) PEDESTRIAN SAFETY: The committee recommends widening the north side of the 76th Street/35W bridge for pedestrian traffic. Intersection improvements at the access to and from 35W should also be implemented. IV) STORM SEWERS: The committee suggests that the city consult with S. Kunde Company or other qualified consultants relative to the storm sewer drainage plans to prevent flooding and preserve trees on the CDR site, and in the ILN area. V) ENVIRONMENTAL PRESERVATION: The suggestions made by Steve Kunde on tree protection before and during the construction period, should be implemented. (See outline of Exhibit B presentation), Steve Kunde's credentials were included in the October 9, 1986 minutes. (See Exhibit 8I) Punitive measures should be specified for contractors causing or responsible for damage to the trees designated for protection on the site. We recommend that the city develop and pass a forestry preservation ordinances along with landscape guidelines while working to redevelop the ILN area. VI) PARK AND OPEN SPACE DEDICATION: It is recommended that the area proposed by CDR as a woods and open area (on the north and northeast portion of the site) be maintained as part of the PUD in perpetuity, as an open green space and a buffer to tha residential neighborhood.- Specific policy for the ILN area should encourage landscaping, pedestrian walkways and seating areas. VII) NOISE ~ ASR POLLUTION; It is recommended that the city use David Braslau's testimony on transportation environmental analysis. (See Exhibit C) Mr. Braslau's credentials. were included in the October 9, 1986 minutes. (See Exhibit CI) A potential for a noise problem within the ILN area exists. Berming, screening, sound walls, landscaping and other environmental safeguards must be given top priority both EAST AND WEST of Lyndale throughout the ILN area. We strongly recommend that a sound wall be installed during Phase I, Stage I of development, and that the ILN Plan be amended to include a sound wall/barrier east of Lyndale from Garfield to Harriet and west .of Lyndale Avenue from Fremont Avenue to the 35W access road. VIII) CONSTRUCTION TRAFFIC: Prior to and subsequent to construction, measures must be implemented to prevent intrusion of traffic into the residential neighborhoods. IX) PARKING REQUIREMENTS: It is recommended that parking requirements meet or exceed, rather than deviate below current city parking guidelines. The CDR parking ramp facility, as presented to the ILN Residential Advisory Committee on August 27th, should not be allowed any future height increase.. On- street parking in the ILN Redevelopment area (such as currently occurs on Girard Ave. south of 76th Street), should be discouraged. ~~`_ ~!~ X) RELOCATION/77TH STREET ACQUISITION: The city should prepare an information packet for distribution to residents facing relocation during the ILN redevelopment. In addition, the city should meet with individuals or groups of residents during the relocation orocess. XI) FURTHER TESTIMONY: The committee would expect the City Council to be open to further public testimony on the-ILN project. As the Council proceeds with the project, we would ask them to recognize the importance of improving the residential character of the neighborhood. SPECIAL ACKNOWLEDGMENTS: A special thank you to Bruce Palmborg and Lidy Flom for their individual efforts in all aspects of .coordinating the meeting place, providing materials, and arranging for subject specialists to make their presentations to the committee. A special thank you to the Rev. Doug Allen of Emerson Avenue Congregational Church for offering space in which to meet.. Also, thanks to the City Council for asking for residential input into a development that will extensively change the ILN area. The following members of the ILN Residential Committee concur in the above report. DATED: OCTOBER 30, 19.86 ~~ V. A. " oodv lea Amer Edlefson ~~, ~ , K~ltn.trickson `~~ / / LG-~T!~C ~~ ~ '/ice ?~,~~. t ~ 'Merilyn ,,JensP,rf - ' ~ `' ~ ., Maggi cDermott. Fre Mil~.er, Jr. ~? i / v Rq.~ert Werner a~{n Stovall, Se,~retary Larson Anne LindstJr'om mane Ulson, Vice Chairperson ~j ~ Q /jG2~tii~ Marv Kaiser, Chairperson ~~ EXHIBIT A Summary Report: SOLAR ACCESS Proposed CDR Project Richfield, MN 10 October. 1986 Submitted by: M. Susan Ubbelohde PO Box 14220 Dinkytown Station Minneapolis, MN 55414 1 was asked to review the proposed development by CDR at the intersection of 135 and 1494 in Richfield, Minnesota for the potential shadowing affect that the development might have on the residents of the adjacent neighborhood. CDR has propsed the construction of two office buildings: a 207' tower (18 floors) on the southern part of the site and a 138'-tower (i2 floors) to the north. Shading patterns of these buildings on the neigr~borhood were investigated in two ways: cast shadows on a site plan of the neighborhood and a site obstrucion study performed with a solar transit. (information on the proposed bui Idfing heights and footprints was provided by the architectural firm of KKE.) The hours which a household may desire access to the sun depends upon how the sunlight or solar radiation will be used. If a household is depending on the sun for either space heat (through passive solar design or active solar collectors) or hot water (through solar hot water collectors), access is required between the hours of 9 am and 3 om During these hours 85~ of the sun's daily energy reaching the earth is received. if the sunlight is used to make an outdoor living area such as a porch or a back deck comfortable, the hours which the sun reaches that area become the hours of concern. This would be the case primarily in the spring and fall months such as April, May, September and early October when sunshine can make the difference between being comfortable or chilly outside. At the present time neither Richfield nor the State of Minnesota has enacted a Solar Access Ordinance which. legally protects the solar access for these residences. However; the shading effects of the proposed develpment would comply with such regulation if it were to go .into effect. EXHIBIT A ~" General Conclusions ,; A. Shadows cast on the neighborhood by the proposed office towers occur only during the late afternoons between September and March. trefer to Attachment A: "Cast-Shadow Study"-for details) 1. The shadows cast by the two office towers will not effect the neighborhood during the summer months of April, May,. June, July, and August. During these months the sun 1s quite high in the sky and therefore the shadows cast by any object are minimal. The shadows cast by the office towers remain on the CDR site. 2. In September and March the southernmost lots and houses on Emerson Ave. and Dupont Ave. w i 11 be shaded due to the proposed office towers far between one-half and one hour before sunset, beginning approximately x:30 pm standard time in March or 5:30 pm daylight savings time in September. The rest of the day, from sunrise until late afternoon, the shadows Pram these towers will not enter the neighborhood. 3. in .October and February the southernmost lots and houses of Emerson Ave. and three .houses on Dupont Ave. w i i l be shaded by the towers approximately one hour before sunset, beginning approximately 3:30 pm standard time in February or 4:30 pm daylight savings time in October. The rest of the day, from sunrise until .late afternoon,. the shadows from these towers will not enter the neighborhood. 4. November, Decmber, and January provide the "worst case"situation due to the low position of the sun in the sky which results in the longest shadows of the year being cast by any object. A number of }ots in the neighborhood receive approximately one hour of shading from the tower beginning at 3 pm standard time and continuing until sunset. The rest of the day .during these winter months the shadows from these towers will not enter the neighborhood from sunrise until late afternoon. Discussion: By changing the proposed design Pram a 20 story + tower to these two shorter towers the negative effect of the shading on the. nieghborhood has been significantly alleviated. Under any typical solar access zoning ordinance, .access has been protected for the neighborhood because the shadows do not block the sun between the hours of 9 am and 3 pm. Some exterior areas, such as yards and decks, may be shaded during late afternoon-hours of the early fail months. The number of residents affected in this way will. be minimized due to the presence of large shade .trees which shade much of the neighborhood even without the. proposed office tower development. ~~~~ ~ EXHIBIT A B. Shadows cast by shade trees in the neighborhood. generally block the sun more than the proposed development. (refer to Attachment B "Solar Transit Study" for details} The Cast Shadow Study simulates only the affect of the proposed office towers. fn looking at the character of the adjacent neighborhood, it is clear that the presence of the older shade trees will, for many of the households, block the sun much more than the new tail buildings. A "worst case" location of a house close to the proposed towers was chosen to study this relative shading: 7617 Emerson Ave. The Solar Transit Study far this pause location describes the location of the all sky obstructions viewed from the west windows of this house. true to shade trees in the yard of ?617 Emerson and across the street the proposed buildings are barely visible. The path of the sun through the sky is also plotted on this chart, and the periods of shade caused by the new towers are minimal compared to the shade periods.of the surrounding trees and pauses. These deciduous trees loose their leaves in the late fall and winter, providing increased access to the sun during the coldest months. However, the remaining branches will still block between 30~ and 60~ of the solar radiation from reaching the house and yard during those months. ~~ -~ EXHIBIT A ATTACHMENT A: Cast Shadow Studv Shada~vs cast by the proposed office towers have been documented. on an hour by hour basis for the months of September through March. The months of April through August and the morning hours tsunrise through 11 am) have not been included here as the shado4vs da not affect the neighborhood outside the CDR dvelopment boundaries. Due to the symmetry of the sun`s position around June and December, the shadows cast in September and March are identical, those in October and February are identical, and those in November and January are identical. The shadows in December are unique to that month. The shadows far each month simulate those which would be cast an the 21st day te.g., Cecember 21) and are labelled with standard time, not daylight savings time. The shadows were simulated with a model of the development and neighborhood and a sun dial for 44 degrees .North Latitude. (Moore, ConceQts and Practices of Architectural Dayiighti~, pp.S4-SS) These results were then checked trigonometrically-with the altitude and azimuth angles far 44 degrees North Latitude. tP~iazria, The Passive Solar Eneray Sook, pp. 564-570) ~~ ~~ ~~ ~` It ```~~ I ~. j '•. I" ._ i ................./.~ ~L __-_ . ~1 i~~ MI i'~ ~~~ ~~ ~'~I i ~~ /~~~ I i `. cur / ~ ~~ .I :. f ~ 'YA• ~ • AI ...........:w Sundial S 44' NL ^'^1^la~ ~I I! 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I ~ - ~ 1- - N ~I I Na _~~~ _~ - ~~ 11 %~ ~I~C~ID~D D a oTa~ ~lil .~~1-~~ D !o - i ~~ ~'TTp ~QI^I _ ~ -t -f- ~ ~~~!o~ ~ 111 ~To~ ~ ~li~l ~ ,~ ~ ~r ~ ~ i ii D ;D . ~1 i~ ---1 -~ -tJ I ~°J Q~ I~ -~ -; ~~ 'i ~ 0 f~ --. - - ~ ---- -- - - - -- --- - _ __ - EXHIBIT A - ~I ~,Q ~D~D~~Ip l _ _ ... 1. _l__ __1_ -~ __~._ ~ anuany iue ~8 ~ . >-- -1- - T- ~ ~ i -T- ~ E=-~I°I°I°~°I°~°I {- -~-- ! --~- -~- -~- -~- -I ~ D I ^ I r~ ID ~D ID ~D ~ ~ ~ ~ ~ ~ ~ ~ J anuany xe~~o~ ~ Q D~D~ o o~ IOC ~ I ~I I I I- -~- -~- -+- ~-- -~- -}- -I ID~o~o!olololo~ ~~~~~L~~ anuany luo na -7- ~-- ~DID~D D O D~~ I ' ~ ~ i ~~~~~~~ ~ DAD I DIo ~D L _I _.L_ 1_ ~ ~~ any uos~aw~ ---, ~j, ~I Uh ~-- ~- --} l ~ ~--- - ..~ ~ n .,L---~ i N ~~ i ~~~ "o'; ~~ '~ 1 ~1 _~I °a~ ,~~ 0 ~ ~ a r ~~-~ ~~ L-- G~ C v ~~ ai®~a to I _1L.1 ~ - TaTo~ ill ~1~1 ~}'~ i^Ioi~i 1_ ~ ~ +++-~ ~Inloa ~ 111 ~To~ ~( ~~I~I ~ ,~ -~ ~ r~ ~~ala~ ~~1 ~~ ---1 _~rt~ Ia ~ _~J _~ v ~ i[~ I ~~ ~I ~l .~ Q ~~ ~ ~Q ~~~oIQ~Q ~ 1- --. 1_ ~ L ..L ~ J anuany lue ~8 . 1- -1- - T- ~ T- ~ T ~ _~ ~I°I°i°~QI°~°I ~ ~ D ~ d~ C7 I C1 I CI I D I t~ anuany xe~~o~ T T ~ o a a~ o o~ IQI I ~ ~I I I ~Dlalola~a~a~u) anuany luo np T T-' ~~IC]j[~ O ~ O~D~ ! ~ ~ ~ ~~~~~~ ~ alo ~ I~~o ~o ~_I 1L~ ~~ an uos~aw3 ~:. ---- -_ - - --- - -- -~-~-X-ttt-f3lT- A- - ~ j ~- ~-..--~- --} i ~ ~ _ I I I~ D I ~ ~ ~ ~i ~ ~~; ~~~ '~ i i a ~ ~ ' . 0' ~~ ~:~:. :::.. `~ / D / 1 ~~ :....... .............. ............ I ~ ~/ / . `- - - - ~~ / i i ~ v~ ~~~ / O i Ll. +~ ~ ' U ~ M / O Li 1--- -- -- -~ -~ ' / - J /U I: i ~~L71o~o I ~I p Lp to Ip I D IQ anuany lue ~8 . - T T ~ - -1- - T- -r- T- ~ -r-- -~ ~~..~o^~~ p o10 0 0 o O t l t ILI I~ I I I i l olo~pi~lpl~lplolol^ lo) anuany xel~o~ ^~L7 oT ~ p i p~o~ 0 0~ t ~ ~°I t~l ~ ~ ~I I I _. ~ -+ + -{ alo!o~ t .111 o aTo~ ~ ~~I01 ~ ~~ o to ~ ~1~~ ---~ a~~ 1°J 7~~ ` I~ ~~ 'i J Q L~~°L lo~o~a~o ~ ~~; ~~ '~ ~olo~atta~o~^io I ~ I 0 ~ any uos~eL .... ......::.... ......._. .... e // ` r I I _ ,.,::% ~~~ ~- - -- =M = -~ 1 ~ I- - ..~ Nl_ 0 _~ t i^ ' ^I I 0 J ~ .~ / ~ I Q`C~ IC _i~ G~C7~{ I I I t~i1 +~ ~ ~ l~ L__11 ~~L~~T~ I I (° ~ .. ~ ~- + -{ ^'~~o~i .111 ~To~ ~ i~~~l ~,~ -~ ~lo~o~ ~li~ ---~ ~~ 1°J pl ~ I~ ~~ ~I '1 J Q n :~: ~:;~#: c~.::.~:: ~I. 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D `: . ~- -, ~ Z i ~ ~ ~ 7 ~ / O i Q +~ ~ U ~J ~ / O l.L -i ""'c ~~D~DID ( 1 .l- .1..._J ~ oTD~ ~ I I ~ i~ ~~1 +~ cD plp~p~~ _ ~1~~ ~ Iq I~ lOlplp-) - __ d~iudnd ~uen~b ~- - -1- - T- -T-- -1- -~- ,--- -~ 'I~i°I°I°~°~°I°I 1 ~ ~ I ~ I -~ ~D~t1ID~DID ~D Io ~ -~--- _1___ ~ ~ _l__ ~ ~ _1 anuanN xc?iin~ '~i°i°Ti° i ~a i ~ i ° ~° ~ i° 7~n~~~~ ~ ~~o ~o~a~ ^~o ~n 1111 L~LLL.LL~ ~ ~Tp~ ~1 i~101 ~,~ ~ ~~ , ~ D iD J~ 1J anuany luo n~ ~ DIDDiD~DID~^ ~~~~~~~ I C11 D ~ D ~D ~ D 1-- -I -1_ 1- ~ any uos~aw~ --~ ---~ ~ U ~ ~~~ --rrtJ / ~°J o ~/ Q~ - i 1r -i ~I 11~ /~ j ~, --- ~ - - - ~ --- - - --- -EXHIBI-~- ,A _ ~ ~ ~- -~, ~ _ ( ~ 1NI ~ I n I I ~I I i ~ 0 ~_~ ~ _ ~ ~_~~-~ i ~;a; ~o '~ 1 ~1 _~I °a~ ,~~o 0 ~ O 0 ~~-~ ~~~ __t~~ / --- -- _'_ -r ~ ~ o o ~~~ ~ i E rt3 N N ~ > C O ~ Z '7 ~~~.. _ r ,~, ~/ a~~~oIQI I~ ~ ~Q ~~ ~~~p~p anuany iue ~e i I I ICI C~~°°~°IQ~olol L a too-o~~~o~d!o~o~o ~a to ~ -~1-~ ~~ L~~~~ anuany xe~~o~ T ~ i ~ ~ ~~~ aT o ~ a~n~ ^ o~ ~ I i 0. ~ I. ~~~~o~I ipso"o!o~o-o-~) I ~ 111 L~~~LL~~ ~ ~ I anuany duo n ~ _ _ ~ _ _ TT~~1 >-TT~~~ ~a~o,p oloo ,a ~° DoT ~ - i ~ l I i ~ I O ~ _~ ;~aio~ ~ oho ~o~a ~t~ an uos~aw3 -~~J I~ I _~J T -~ ~;Q ~ ~, ~~ ~1 Q i i ~~~ /f y lip ~~i~ C;. -~ ' I ~I ~~ ~~ ---~~1L-_ ~ ~ - - -- --- -- - --- --~;~~i-~~-~ A _ i ~ ~_ _~ ~ I ~ i l- I ..~ ( i~ 0 N ~ ..~ i ^I N _~~~ _.~ QI®~ob ~ ~ a aTa~ III i~'11 +~ ~ I~ I0 1 ~ 1_ ~ ~ ~~~I~~~ I -+~ +-~ ^~~~o'~ ~ 111 ~To~ ~ i~~~l ~,~ -~ ~~ala ~1 ~~ ---~ I _~.rt~ 1°J Q~ ~ i ~ +~ J e~ Q n ~( I I ~ I ~ 1 Q QoooQ~ 1 _ -. .1_ .~ 1_ ..~ ~. ~ I anuany 1ue ~8 r- -1- - T- -r- T- -r- T ~ i FLI ~~°I°I°I°~°I°I ~ p ~ d ~ O ~Q (~ ~~ I~ I ~ 1- ~_ ~ ~ 1_ 1- _~ anuany xe~~o~ aooooo X01 I ~ , I I ID~olo!ololo~o) anuany iuo np -~ .. . _ -SXH3~FE e1 ~_ _~ 7---- _ _ _ ^~ ~ .~ N _~ ~ _~ I ~ ~~I aid ~ ~ ~ I. ~--~~__~ T T ~ ^IO~O ~O O ~O p~ ~ ~I~ ~ ~~o ~o ~ , ~ r ~0 O I ~~y uos~aw3 L _I 1_ L J ~ - --f ~~ /p ~~ /y!i 11~ I ~~ Ij 0 ~o \\ o .,c :::::::::::::::: .:. fir---~ ~=-a S ---- // ~ ~ ~p~ ~~ ~ ~ ~ ~ I ~~®C~~ ~ Q D D ~l C> i ~ _~__.~ 1- - - - 1- -1-- L -L .~ ~ anuand iue ~8 ~TT 1`--1--T-~~ i T~ ~~.._,no~ ~ p o 0 o Q o 0 I C I -~- i ~ ~ I I ~ ~ t~~o~o~~lo~p~plp~p~p (a~ anuany xe~~o~ ~~L7 OT ~ p 0~ ~ ~~ 111 L~~~L-~~.~ ~To~ -1 ~~I~I ~ -~ -~ ~~ ~olo~ ~1 i~ ---1 _~~J ~°J o~ I~ ~~ ~~~ l-TT~~~ ofo~o,o o ~p~~l ~ i i i I ~- 1 i r ~~ ~~ ~~ --~L.1 _~ I oo~ ~~nt_ o 0 / , ~ ~~, ~ ~~_ j ~. ~ --~ . . 1- - ~~ a '" ~ I ~~ r r s.. ~ ~ ~ ~ ~~ v ~ > C M O ~ Z '7 _---~~ ~I .J - °`~ L~pIDIO { II ~ ~ ( ~ I Q Qoc3r~Q . i L ~ l - - - - ~ - --1--- __1__ -L ~ ~ anuany 1ue ~8 ~~la~a~ ~ I C7~°I°I°IQI°I°,I ~~::.~::::.. ~ a t~ + o a o a to ~~ anuany xe~~o~ ~~ ~ ~ ~ ~ ... ~... I ~:~~~~:.:~~ ~~~::~::. o ~ o l o to ~o ::~=~t~uany luo n any U©:~i~-i~r~ :.:~~;:'~ ~~:~:~~:~:~:~;~~:~~~~~~::. - - - ~ .r~!~:. I -~rtJ Ia ~. J ~~ , / ~[.7 I ~- ~ ~~ ~1 Q L I r --_ --- -i,~ui-~-~~ A - l- - .~ I ~- - --~ ~~ 0 ~ ~ i ~~~ .o~', '~ --~-1__~ ~o ~ ~, 0~ ~~ - - -~~ 10 D I %%'~ ~`• i ~ ~~ ~~~~~~~ a, a .n s. ~ ~ ~ v ~ ~ > ~ o ~a ~r z~ '~~ iL^J ~~®~^~^~ ~~ p Ip Iplp~~~p I 1 .L 1._l 1 - -- -. l_ .~. ~ -L ~ ~ anuany due ~8 T T ~- -i- -T- ~~ i T ~ own^~ ~ p ^ ^ ^ ^ ^ ^ ^~^'^' ~~ ^~d l^~^'^'^ -^ anuany xe~~o~ TTT ~TT~T-~T I ~~ a^,^~ ^ ^ n ^ ^~ I ~ i i i I° ~ i ~ I I I i° I I i d l ._ 0 ~I^'^~~ ~plo~o~pl I i ~ I I anuany iuo nQ ~ _ _ ~ _ ~T ~ ~To~ 1 ~~I~I -+,~ -~- -~ ~^i^I ~1 ~~ ---~ ~~ _ 1°J pl i ~- ~ t7 ~ 'i J Q i ,~ )- T T ~ ~~ ^I ^ I^ ,^ ^ I^~ ~ i I ~ I olp I olo ~^ ~_I ~~~ jny uos~aw~ i~ i O ~ ~ ' ~' ~'----~~0 0 ~ D O 0 ^C --~- ----. _.._---~nnrntr-H - _ i ~ ~_ _~ ~-- - ..~ ( ~~ a N ~I 0 ~ .~ i ~~ ~ ~° N .-i S.. v .I2 U a _~ .vlo Q~ola!ol . 1 L ..L_J o a aTo~ ilii .~~1 ~-~ ~Q~~I~I '_ ~ 1 ~ ~~n aT ~i~°I .. ~. -~ + ~ ~~a10~ ~ 11~~ ~To~ ~ il~~l ~~-~ ~. ~~ a a I ~1i~ - - -~ _ ~ -r J ~~ - ~~ QI i ~-i ~I '1 ~ Q ,/ ~~ - - lol I ~ QaQ ~Q 1 _ __ .. 1_ _1__ L _.~ ~ ~ anuany lue ~8 . r--- - i- - T- -1- -1--- ~-- -r- ~ ~ °I°'°-°IQi°I°i IT 1 ~ ~ 1 ~ ~ _} ~I old'o~alo I^ to ~ anuany xe;~o~ ~ ~ ~ o ~a o~ ^ o~ {- -1- -~- -+- ~- -~- -~ -1 I~lo~olololo~~~ L~~~~L~~ anuany ~uo_nQ ~- ~- -~ i i ~-- - 0 _~ ~ ~ I ~ -~ V U I d~ i ,0- ~ ~ ~--~ ~ . ~ i ~ i }--- J--- ~aloo 0 0 0~ ~ ~ I i l~ ~ ~ O i ~ r ~ ~ ono i olo ~o ~ ~ ~ ., 0 L_I _.L_ ~ ~ ~----1r L __ any uos~aw~ -~ ,-, ~ . %~ it ail;, ~~ 0 J O ~~~ fir---~ ~ S L.- - - = -- i 11 J Q( / i Q~D±pp -l L 1~l a~,r~Tn o~ I ~ ~ T --L -1 --~- --~ ~~lo iol ~ 1_ ~ ~. °i°I°I° _+~+.~ a~~~o~ ~ _ 111 ~To~ ~ i i ;0 i -+,-~ -~ ob~o!^I _!~ 1J ~! Q i~ ~~ ~O ~~ ~Q ~ 1- - . - 1_ ~ 1_ .~ .~ ~ anuany lue ~8 ~ ~ ~ _ _ i -- - T- --C- -1-- -r-- ~-- ~ '_ ~ of°~°Io~Q~°I°I {- -~- -~-- --~- -~-- -~-- -I-- -1 ~~ D~a ~o~ol^ ~a la anuany xe~~o~ 0 a;o a~ o o~ ~ I ~ ~ ~I i ~ ~ Flo lo~o~ aka ~o L _1._ ! ~ ~ 1- ~ ~ anuany iuo no ^i[~jr~ o 0 0~~ ~ ! ~ I ~ I olo i ono ~~ ~ 1-- -~ _L__ 1- ~ ~// any uos~aw3 1 ---~ -~ EXHFBIT "~A I ~ ~- - I ~I ~~ 0 N ~ __ -- N J~~ _~ ~;~; -~', ~~ --~~__~ ,o ~ ,~~ ~~ ---~ ~J ~ rt J . / ~ Oo - i°~ '~ O ~~Q ~ ~~ a~ '1 ~ Q 1 ~~-~ /__ ,( N i a .a E U i v ~o ~~^ ~^ ^ .1.L1 ~ o ~o~ iii ol~ioi `~~~ _TTT~ ^(^ i D I ~~ ^~^^~~ _111 ~~ Q Iq IoloL~ip ~ 1 _ _ ! _ _l._ .1_ . L .~ ~ anuany iue ~8 r - - i - - r- ~- ~---- ~- ~-- ~ ~- °I°-°-°-°i°~°I I' ~ - ^-a ~^ ~^ ~^ ~^ -^ anuany xe~~o~ ~ ^ 0 0~ ^ 0~ I Flo ~o-ol olo io, L~1-_.L~L~~ anuany duo nQ oo~a~l l oI ~~° ~o ~° j °~I ~:r::~ ::.:::. .:: :: :.-fir ~ ~---~-~--1r.~ J ~ 1 ~~ fi ._l .L L J ae ;vos~u~~; "- - - - a ~_ _ 7rt~ ~:, 1~j ~ // lq i ~ ~ ~~ ..'. ~r -i ,oJ i 1 Q - ~~ ~ i ~~ I i ~- ~--..-.-~- ---} I EXHIBIT~A ~-- - I I i IN ~ r ----1 i ~ ~ ~I ~ 0 ~ ~ _~ ~~~ "~ j ~ ~ i i o i ~ ~ . a O ., O i i1 i Q~D~DIDI II ~ ~Q Iololo~p - -1 L 1J 1 -- - 1 _ ~ 1_ . L ~ J anuany tue ~8 T T r- -1- ~ T- ~ T- T ~ c,~aD~ ~; p p p D D o D I I I ILI I I I ~ i- I DID ~D~ ~~ ct~t~ Iplp~p ~D ~p ~ ~L1~~ ~~~L~~~ anuany xe~~o~ '~~D DT ~ p D~D~ D 0~ ~ID~D~~ ~DIoIDID~a~DID~ i11~ L~~~~~~~ anuany iuo nQ T.TT.-] f TT~TTT~ ~I°E°1~1 ~ ^lo~^ io ~o ~^ ~o~ ~ ~~r~'~~ ~ ~~c~ ~ oho ~o I --- 1 a }= ~-.~,.-a- -~ I EXHIBIT) ~-- - 0 r ----~ ( I 0 ~ -~ V ri, i ~ Q i ~' _ j ~ I ;; __~1__~ D~I r~_~~~a O I O ~O \~ -II .yl '~'lJ l: i a~o~C7,q! ~~ ~ ~Q,Q~p~p~Q 1 .L 1.___1 1 _ ... 1 _ ~ ~ _ L _1._ J anuany due ~8 T T r- -1- -1- ~-- -~ -~- ,-- ~ ~L+a^~ ~ p o 0 0 ~o 0 0 I I I I = C~~o ~t7 i~ ~ p ~ [~ ~ o~ o ~ o ~ a ~ o anuany xe~~o~ :.: ~ .. ~::''::':.~~:`:~. :::~:=:::::::.anuany luo n -- ~ " any~~i~i~~~. ~ :::::::::.:...::::........ - - - 1 ~~: :::~=:~ ..:::..::..::..~~. I E HIB~-~ T~ ~ -~ ~--- - a N~_0 ~ ^! N I d ~L -~ I ~a~ ~Dlj j ~ ~ ~i % ~ O ~I ~ ~ I -- -, .,,7 '~o~ EXHIBIT A ATTACHMENT B: Solar Transit Studv A solar transit Yeas used to plot all objects on the horizon as viewed from the west windows of 7617 Emerson .venue. This is simply a transit which can site the altitude and the azimuth or bearing angle of any object to the east, south andJor west of a given location. °uiidings and evergreen trees have been plotted 1n dark hatching, while deciduous trees have been plotted with small .dots. The proposed office towers appear between 45 degrees and 72 degrees west of south from this location. The path of the sun is overlaid on this plot to indicate the obstruction of the sun tby hour and month) by these objects surrounding t~ e site. (Mazda, The Passive Soiar Enerq)r Sook, pp. 325-327) 5A 120 105 75 60 45 30' bearing 90' East I ~ 11 n6~ ~M , 1 •kqy ~ i~ 10 AM . ~,0 ' ~ ~~ / 2 PM F- I 9 AM !T~ $e 2j 3 PM 8 AM `~ ~ ~ '~2 / / PM I 2~ ~ j 8 AM \ I i \ / 9 PM , i i `~ `l ~I 1 ~ i ~o• id CO ~d (d 0~ 1~ M a 0' South 90 West 44° NL~ ,~ sa~6u~ apn~i~~s ao ~ ° 'o o s ~ ° 0 EXHIBIT A Q r, -- - - ~ - ~ a ~ .} . L N ~ J f a :~: a ...::.:. :••..;.;:~:•:•;•~•... ~=~=~ ....... ... . a N J •:::::::•:•e1i . : ::::::: ::: : : : : : '::~:::~:~::::: • . ~ ::::::. :< ~ .: o : : : : : : : ~. . `~ : ~ .•:•. .~.•.~ >•',,..:::: ••~~~ f . ..•.•.•.•:.•.•.•.•.• ... . ••:•: .... .•.•.•.•.• .•:•:•:•:-:•:•:•:•:•:• a :::::::i~.• :::::::::::~• .~.=. • G: . . ~:::.:o..:.: .:.:.•Q.:.:.. . ::~. . . -,,_ . ~ , ~ : ~3 :::: : ~:: :::.::: :~~:~~ ~= ~_. ::~::::~ ~~~' .. ,._.. • N. .• a~ c`a ~ ~ V, ~ ~ c N L ., ~ c c° ~ : ~ /' ~ ~ ~ e a 0 0 r . .... ..... . .... :~ :~:g: ~ :: ::~:: O `O 319 ~~~ o~ ~n r.• 0 N 3 / L.-~ V ~O ~n ~ :D n ~~ ~~ r .. ~' 0 >~ 'i N i ~ .~ v N W O r= ~~ ~v / EXHIBIT. A ATTACHMENT C: Minneapolis/St Paul Climate Data Attached are the 30-+~ear averages of Minneapolis/St. Paul- Climatological data from NOAA. This is included to provide immediate reference to the average sky conditions, as .well as temperature and other climate information. EXHIBIT : A `Y/ ~ '~~ NORMALS, MEANS, AND EXTREMES 1dINNEAPOLIS - ST. PAUL. MINNESOTA LATITUDE: 44 °53'N LONGITUDE: 93 °13' N ELEVATION: FT. I rdl 834 les ll 838 TIME IONE: C ENTRAL NBAN: 14922 Ia1JAN FEB MAR APR MAY JUNE JULY AUG SEP OCT NOV DEC . YEAR TEMPERATURE °F: Normals -Daily Maximum -Daily Minimum 19.9 4 2 36.4 8 5 37.5 20 8 56.0 3 69:4 4 76.5 83.4 60.9 77.0 59.7 41.1 26.7 54.2 -Monthly . 11.2 . 17.5 . 29 1 6.0 46 0 7.6 58 5 57..7 1 66 62.7 73 1 60.3 70 -50.2 ' 39.4 25.3 11.7 35.2 . . . . . .6 60.6 49.5 33.2 19.2 44,7 Extremes -Record Highest -Year 46 58 1944 60 1981 63 1966 95 1960 96 1978 100 1956 104 1941 102 1947 96 69 75 63 104 -Record Lowest -Y 46 -34 -28 -32 ? 18 34 43 39 1976 26 1953 15 1944 -17 1962 -29 JUL 1941 ear 1970 7965 1962 1962 1967 1945 1972 1967 1974 1972 1964 1983 -34 JAN 1970 NORMAL DEGREE DAYS: Heating Ibase 65°F1 1668 1330 1110 570 238 41 12 16 160 488 954 1420 8007 Cooling Ibase 65°FI 0 0 0 0 36 134 263 190 28 11 0 0 '662 X OF POSSIBLE SUNSHINE 46 52 58 55 56 60 64 71 68 61 55 39 40 57 MEAN SKT COVER Itenthsl sunrise -sunset 46 6.3 6.2 6.7 6.6 6.4 6.1 5.2 5..3 5.5 5.8 7.1 7.0 6.2 MEAN NUMBER OF DAYS: ~ _ c / Sunr;se to Sunset ./! ]jf\~~ -Clear -Partly Cloudy 46 46 8.4 7.3 7.6 6 8 6.9 7 6 6.8 7 9 7.0 9 1 7.5 10 1 10.4 11 10.4 10.1 10.3 5.5 6.1 97,3 ! __ -Cloudy 46 15.3 . 13.6 . 16.4 . 15.3 . 74.8 . 12 4 .5 9 1 11.1 9 5 8.6 11 3 7.2 13 5 6.8 7 6.5 100.6 17. 18.4 167.4 Precipitation .O1 inches or more 46 8.8 7.5 10.3 10.2 11.3 12.0 9.7 9.9 9.4 8.1 8.2 9.1 114.6 Snow,Ice pellets 1.0 inches or more 46 3.2 2.7 3.0 0.8 0.1 0.0 0.0 0.0 O.x 0.7 1.B 3.2 lq 9 Thunderstorms 46 O.x 0.2 0.9 2.5 S.3 7.7 7.6 6.5 4.1 1.9 0.6 0.2 37.6 Heavy Fog Visibility 1/4 mile or less 46 1.2 1.3 1.2 0.4 0.6 0.6 0.4 0.7 0.9 1.0 1.2 1.4 11 0 Temperature °F -Maximum 90° and above 25 0.0 0.0 0.0 0.2 0.6 2.4 6.5 4.0 1.0 0.0 0:0 0.0 14.7 32° and below 25 24.7 18.5 9.9 0.4 0.0 0.0 0.0 0.0 0.0 0.0 6.4 .22.1 82,2 -Minimum 32o and below 25 30.8 27.1 25.9 11.4 1.2 0.0 0.0 0.0 0.6 7.2 22.1 29.7 155.9 0 and below 25 15.0 8.6 2.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 B.0 34.2 AYG. STATION PRESS.Imbl 12 988:1 987.7 984.5 984.5 983.3 982.7 984.7 985.3 986.1 986.0 986.1 987.1 985.5 RELATIVE HUMIDITY 1X1 Hour OO 25 71 73 72 67 67 73 75 76 79 74 76 75 73 Hour 06 Focal T;mel 25 73 75 76 75 76 79 BO 63 B5 B1 80 77 7B Hour 12 25 66 65 62 53 52 55 54 56 59 59 65 70 Hour 18 25 67 65 62 52 50 53 53 56 61 62 69 71 60 60 PRECIPITATION finches]: Hater Equivalent -Normal 0.62 0.85 1.71 2.05 3.20 4.07 3.51 3.64 2.50 1.85 1.29 0.87 -Maximum Monthly 46 3.63 2.14 4.75 5.40 6.03 7.99 7.10 9.31 7.53 5.68 5.15 4.27 29.37 -Year 1967 1981 1965 1975 1962 1975 1955 1977 1942 1971 1940 1982 AUG 1977 -Minimum Monthly 46 0.11 0.06 0.32 0.59 0.61 1.06 0.56 0.43 0.47 0.01 0.02 T i -Tear 1959 1964 1956 1952 1967 1973 1975 1946 1940 1952 1939 1943 DEC 1943 -Maximum in ?4 hrs 46 1.21 1.10 1.66 2.23 3.03 2.94 4.12 7,36 3.55 2.95 2.91 2.47 7.36 -Year 1967 1966 1965 1975 1965 1984 1949 1977 1942 1966 1940 1982 AUG 1977 Snow,Ice pellets -Maximum Monthly 46 46.4 26.5 40.0 21.8 3.0 1.7 3.7 30.4 33.2 46.4 -Year 1982 1962 1951 1983 1946 1942 1959 1983 1969 JAN 1982 -Maximum in 24 hrs 46 16.5 9:3 13.7 13.6 3.0 1,7 3.0 16.2 16.5 16.5 -Year 1982 1939 1952 1983 1946 1942 1977 1940 1982 JAN 1982 HIND: Mean. Speed Imphl 46 10.4 10.5 11.3 12.3 11.2 10.5 9.3 9.2 9.9 10.5 10.9 10.4 10.5 Prevailin Direction through 1963 NH NH NH NH SE SE S SE S SE NN NN Fastest Obs. 1 Min. NN -Direction l!!1 5 29 34 27 19 -speed IMPH1 5 31 35 32 41 31 01 35 20 22 33 32 30 O1 -year 1980 1984 1982 1984 1984 1980 1980 1983 1960 1981 1982 1984 JUN 1980 1!!I See Reference Notes on Page 66. Page 3 as ~- EXHIBIT AI ~~'~1~ M. SUSAN UBBELOHDE Assistant Professor School of Architecture University of .Minnesota 89 Church Street, SE Minneapolis, MN 55455 (612) 376-6776 or 373-2198 P.O.Box 14220 Dinkytown Station Minneapolis., MN 55414 (612) 331-8001 EDUCATION University of Oregon Master of Architecture, 1981 University of Michigan Bachelor of Science in Architecture, 1979 Oberlin College Bachelor of Arts in Urban Studies, '1975 TEACHING Assistant Professor of Architecture, School of EXPERIENCE Architecture, University of Minnesota, 1985- present. Assistant Professor of Architecture, School of Architecture, Florida A&M University, 1983-1985. Duties included both teaching responsibilities and development of the Architectural Technology Laboratory and related funded research proposals. --~---- --- Teaching responsibilities have included a re- structuring of the Environmental Technology sequence as well as teaching design studios, including the following courses: ARC 2681 Environmental Technology 1 (Introduction) ARC 3682 Environmental Technology 2 (Thermal, Passives and Mechanical) ARC 4683 Environmental. Technology 3 (Lighting, Acoustics, Water and Waste) ARC 5684 Environmental Technology 4 (Field Analysis) Ubbelohde r EXHIBIT AI ~v ~~~ 2 ARC 5675 Graduate Environmental Technology ARC 3324 Architectural Design 3.1 ARC 3325 Architectural Design 3.2 Assistant Professor Architecture, School of Architecture, Tulane University, 1981-1983. Duties included primarily teaching responsi- bilities with a small research component. Teaching responsibilities were evenly divided between $uilding Technology lecture courses and design studio. Responsibilities included thesis advisement of fifth year students (9} and graduate _ students (2), as well as special study students (4), an introductory studio course for high school students; and development of the following special studios for third, fourth and fifth year students: Climate Responsive Design in 4 Climates: A Bagel Factory, Fall 1981. Daylighting: Analysis, Redesign and Design, Spring 1982. Solar Access in New Orleans: An Arts Campus, - _ .. __ . _ __ _ _ Fal l 1982. . Louisiana Historic Houses: Analysis of _ Climate Response, Spring-1983. Graduate Teaching Fellow, Department of Architec- ture, University of Oregon, 1980-1981. --- =- .. - ._. ~T PROFESSIONAL M. Susan Ubbelohde, Consultant, Minneapolis, MN EXPERIENCE Microciimate, acoustical and daylight design con- s~lting. 1986-present. Barrett Daffin Carlan, Architects, Tallahassee, E Designer/draftsman, 1984-1985. _~,:. Loisos/Ubbelohde Consultants, Tallahassee, FL Acoustical, thermal and daylight consulting. _ Partner, 1984-1985. Department of Architecture, University of Oregon, Eugene, OR Graduate Assistant, Passive Solar Curriculum Development Grant funded by the U.S. Department of Energy, 1980-1981. Ubbelohde EXHIBIT AI ~~~~ 3 John Meadows, Architect, Eugene, OR ' Planning Assistant, "East Campus Housing Framework for Development" for the Housing .,Department, Uni- versity of Oregon, 1980. University of Oregon, Eugene, OR (1979-1980) ADP Network Services, Ann Arbor, MI (1978-1979) Oberlin College, Oberlin, OH (1975-1975) Computer operations staff. Architecture and Art History Libraries, University of Michigan, Ann Arbor, MI Assistant Librarian, 1975-1979 FUNDED RESEARCH Graduate School Faculty Summer Research Fellowship, University of Minnesota, 1986 Funding to complete research on thermal comfort and architectural design in Greek island towns. Florida A&M Faculty Research Award, 1984 Funding to continue investigation of the climate responsive design of two New Orleans house museums. - Solar and Daylight Access in Louisiana, Louisiana Department of Natural Resources, 1982-1983. Principal Investigator. Development of a manual and a set of workshops conducted throughout the state of Louisiana for architects and urban planners on the design and _ - _______ _ legal issues involved in solar access and daylight access for a hot humid climate. ACSA/DOE Passive Solar Curriculum Development Project, U.S. Department of Energy, 1980-1981, Research Assistant. A project to develop a course material package for architecture students which integrates daylighting and passive heating and cooling calculation pro- cedures with a generic design process.. This volume was one of three evaluated in a subsequent ACSA program. Daylight in Office Buildings, National Endowment for the Arts, Student Design Fellowship, 1981.. Development of the daylighting performance of terminal project design, including use of the lighting lab and Artificial Sky at the University of Washington Department of Architecture, Seattle. Ubbelohde EXHIBIT A I ~`~ /~~ 4 PUBLICATIONS "Oak Alley: The Heavy Mass Plantation House." Eleventh National Passive Solar Conference Pro- ceedings, American Solar Energy Society, 1986. "The New-School of Architecture Building at Flo- rida A & M University." Eleventh National Passive Solar Conference Proceedin s. American Solar Energy Society, 1986.. "Institutional Support of the Studio/Lecture Model" with J.S.. Weeks. Eleventh National Passive Solar Conference Proceedings American Solar Energy So- c,ty, 1986 _ "Experiencing Daylight: A Tour of New Orleans Architecture,° with C. Benton and J. McBride. Proceedings of the ACSA Annual Meeting, 1986 "Energy Pitfalls and Interpretive Opportunities in Regional House Museums" with E. Cizek and G. Loisos. ..Building Redesign and Engergy Challenges Conference, American Institute of Architecture. ]984. Solar and Davliaht Access in Louisiana, with M. Kuluz, Louisiana Department of Natural Resources, 1983. _ - _ "Passive Cooling and Solar Access in Subdivision Planning: A New Orleans Case Study" with M. Kuluz.~ First international Passive and Low Ener Alter- natives Conference, Pergamman Press, 1982. °The New Orleans Shotgun: Design Strategy for Variable Climate Response." Seventh National Passive Solar Conference Proceedin s American Solar Energy Society, 1982. Inside Out with G. Z. Brown and J. S. Reynolds. John Wiley and Sons, Inc., New York, 1982. "An Approach to Teaching Calculation Procedures for Passive Design" with G. Z. Brown and J. S. Reynolds. Sixth National Passive Solar Confer- ence. Proceedings, American Section, International Solar Energy Society, 1981. Design Procedures for Davlioht;-,,, and Passive Heating and Cooling with G. Z. Brown and J. S. Reynolds. ACSA/DOE, 1981. Ubbelohde ~~~~d EXHIBIT AI 5 INVITED "Music and Architecture" Keynote Speech, Upper PRESENTATIONS Midwest Chapter of the Acoustical Society of Ameri- ca, May 1986, Minneapolis, MN "Music and Architecture: Room~Acoustics and Composition Through History" ACSA Symposium "Teaching the Technical," January 1984,.Washington, D. C. "SBSE: A Case History" ACSA Symposium "Teaching the Technical," January 1984, Washington, D. C. "Why Are You Taking Latin if You Want to Learn French: Thoughts on Teaching Energy and Architec- ture° --~ - - ~- Society of Building Science Educators Session, ACSA Annual Conference, March 1984, Charleston, S.C. "Old Houses Work: Passive Cooling Methods and. Retrofitting with Modern Technology," with E. Cizek. tallier House Museum Seminar, April 1983, New Orleans, LA. Educational Issues Panel Member, International Daylighting Conference, February 1983, Phoenix, az. "Subdivision and Passive Solar Design in Southeast Louisiana," Conference on the Design of Solar Homes in Louisiana. The University of New Orleans, October 1982, New Orleans, LA. Climate Responsive Design Panel Member. Seventh National Passive Solar Conference, Amenean Solar Energy Society; August 1982, Knoxville, TN. 'Teaching Passive Design in Architecture," Symposium on Energy in the Architectural Curricu- lum, Southeast Regional ACSA and the South Atlantic ASC/AIA, February 1982, Atlanta, GA. Educational Issues Panel Member, Sixth National Passive Solar Conference, American Solar Energy Society, September 1981, Portland, OR. Ubbelohde ~~_~~ EXHIBLT AI 6 PROFESSIONAL Chair, Educational Session, 2nd International SERVICE Daylighting Conference (to be held November 1986, Long Beach, CA) Chair, Education Session, 11th National Passive Solar Conference, ASES (to.be held June, 1986, Boulder, CO) Co-Chair, Education Session, 10th National Passive Solar Conference, ASES, October 1985, Raleigh, NC Chair, Society of Building Science Educators (SBSE), 1984-1985. Course Material Exchange Coordinator, SBSE, 1983- present. Article reviewer for Passive Solar Journal. Technical book reviewer for John Wiley and Sons, Inc. Member, American Solar Energy Society Member, Acoustical Society of America, Upper Mid- west Chapter -::_ ; Juror, Passive Solar Residential Design`Competi- tion, sponsor Louisiana Department of Natural Resources, March 1982. Staff, Solar Energy Center, University of Oregon, 1980-1981. UNIVERSITY Library Committee, head, School of Architecture, SERVICE University of Minnesota, 1986-present. Scholarship Committee, School of Architecture, University of Minnesota, 1985-present. Admissions and Standards Committee, School of Architecture, University of Minnesota, 1985- present. _. ,, Faculty Senate, Florida A&M University, 1983-1985. Energy Conservation Committee, Tulane University, 1981-1983. r: Ubbelohde EXHIBIT AI 7 HONORS Progressive Architecture Research Citation, January 1983. Passive Curriculum Development Project. ACSA Design Charrette, Philadelphia, 1981. Project: "Energy Efficient Design and Urban Architecture." American Institute of Architects National Scholarship Recipient 1979-1980. Women's Architectural League of Michigan Scholarship Recipient 1979: - - Phi Kappa Phi 1979 Phi Beta Kappa 1975. REFERENCES G. Z. Brown Department. of Architecture University of Oregon Eugene, OR 97403 (.503) 687-5647 John S. Reynolds _.. Department of Architecture University of Oregon ,. Eugene, OR 97403 ~ ""~ (503) 686-3656 Charles C. Benton - - Department of Architecture - -- Wurster Hall - - University of California Berkeley, CA 94720 (415) 642-0669 . ~~ =~z Ubbelohde S . Kunde Co . Rt.l~ Box 218 ^1. Branch, MN 55056 October 10, 1986 Lidy Flom City of Richfield 6700 Portland Ave. So. Richfield MN EXHIBIT B Lidy, this is a brief outline of my talkon 10/9/86. Ur'~an forest requirements. 1.Air 2.Water 3.Growing space Stress factors result when. these factors change. Root systems 1.Moisture and nutrient uptake 2.Structural support 3.Root systems may extend to 7 times the width of the crown. 4.Often root systems will form common roots to protect against drought or stress. Soil requirements l.Moisture holding required 2.Adequ~te drainage required 3.Air infiltration a.Provides for breakdown of organic matter b.provides for ease of movement of the roots 1.Ninety percent of an oaks root system are contained within one foot of the surface. Climate 1.Trees are often placed in stress conditions a .?3irch given as example Stress factors involved in construction 1.Excavation- actual loss of root system 2.Loss of drainage 3 . Temperature and climate ch tinge 4.Cut and Fi11 procedures S.Soi1 compaction .L J 1 L ~~ S. Kunde Co. EXHIBIT B Methods to minimize stress factors l.pre-construction trimming and. root pruning 2.Timelf.riess of construction a.Avoid May and June activities which wound trees b.prefer dormant season for trimming 3.Loss of drainage- addressed in design change ..Temperature and climate change- addressed by recommendation fdr plantings to shield oaks 5•Pre-planning for: a.Sidewalk construction b.Tunneling for sewer and utilities in certain areas c.Utilities corridor should be used 6. Spec ifications with penalties designed to encourage compliance G OI ~ ~~`'~~ EXHIBIT B I ~~ ~~ S.Runde Co. Rt. 4 Box 218 North Branch ~iN 55056 ?ast .cork experience and contracts. 1. Currently consulting :cith the following cities. 6~ork includes Oak wilt disease control and management, aerial photcgraphy, interpretation, mapping, inventory, pre-development planning to minimize disease problems and construction damage, tree appraisals, inspections, root graft disruption, planting recommendations. North Oaks Burnsville ~vyoming Tonka Bay Circle Pines Lino Lakes Fcrest Lake 2. Past and present contracts with the following. Department of natural Resources. Department of Agriculture. University of Minnesota. 3. Metropolitan Waste ir'ater Management Commission, Brooklyn Park Segment C.A.B. Interceptor, through Orr-Schelen-Mayeron and associates. Consisted of monetary valuation of over 500 trees, development of project specs dealing with shade trees, recommendations to minimize construction damage and disease, and outlined :says to protect high value trees. 4. Member of the State Shade Tree Advisory Committee. 5. Professional organizations. Society of American Foresters. American Forestry Association. Minnesota Society of Arboriculture. Kunde EXHIBIT C ~~~~ PRESENTATION TO THE ILN RAC. MEETING ON 9 OCTOBER 1986 NOISE AND AIR QIIALITY REVIEi~i Dr. David Braslau, President David Braslau Associates, Inc. SLIDE ~1 Air Quality/Noise Review Process SLIDE ~2 ILN Development Plan SLIDE ~3 Projected Traffic Volumes (Phase d) SLIDE ~4 Projected Traffic Volumes (Phase 1, STAGE 1) SLIDE ~5 Air and Noise Receptor Site SLIDE ~6 Historical Trends in Carbon Monoxide Concentrations SLIDE ~7 Maximum Annual Observed CO Concentrations (1982) SLIDE #8 77th Street Segments used in Air and Noise Analysis SLIDE ~9 Air Quality Analysis Assumptions SLIDE X10 Projected Air Quality (Carbon Monoxide Concentrations) SLIDE Ali Noise Analysis Assumptions SLIDE X12 Projected Noise Levels SLIDE X13 Effects of Noise Barriers and Buildings on Noise Propagation EXHIBIT C ~~= ~~ AIR .QUALITY/NOISE REVIEW PROCESS Documentation Reviewed ILN Redevelopment Study - BRW CDR Environmental Assessment Worksheet - CDR/Richfield Noise and Air Quality Analysis - Strgar-Roscoe-Fausch Cloverleaf Project Proposal - Korsunsky Krank Erickson EAW Agenda Materials (1/27/86) - Richfield ILN Project Tech. Memo. No. 5 - BRW Strgar-Roscoe-Fausch staff BRW staff City of Richfield staff MPCA staff '^:G ^ ^; --~----; ~ -~;_~ _ __ 'n,^'~p n _ i ^' ^ ^ ^ - - - ---- ------- ---^ ^;R ^ ' I ~ - - -~, _ Q o_o_a_-o 0 o!a, ;, -r ;a^^~^~^^~^, .L - _ - _~ ~I^ .~ - ~~ - ^ ~ - ^ ^ - 'o'o _n _^_o - - n a ------ ^ ^ ^ ~ ^ ^ G _ ~ I ~ ~ a ^ ~^ ^ ^.^ ^ O L7 ^ ^ - i ^ ^:D ^ ~ ^ ^ ^:^ ^ ^ .^ ~ ~ ~ i~ ---- ~.,. ^ 'r~~ i; - - - - - - - - - ---- - y...-..-.:..:...~. ;~'~~.~+~rsirsJsisrssi'~issaa s.,~- ^ ~: ;; ! • 1 N ------- __ ^ooa^^ ~ ^^^aaa^.. ccaaa ^oaa : G^^:^^ ^^^~,ooa' i ^a ^ o oQ O ----~------; --~_-_ _ ~ ~__' ~' -- _1 ^c^ ^ ^cCn^!G^ .Qr~^^~^^al^a' o a ^ ^ ^^~ -------- ii-- ----- - '~-- --- ----- '-' - ___ _i ~` ---- -- i ~~^.^~aiaGn^n ii^^^^~^^^^ ~ ~,----.--- --, .-Q ----I,---,- ,o.-,.+ .:~;~ Ala^aa ^'^~ Ica cGO^. as^-o^ '°`a[]^p (~~- _ 1 -__-~.----I t_- - - - - .` .~ - - ^ ~ ^ G C ^ ^ ^ ^ - - ----~--- rr__ - o - ~,,--__-_ -_ a -_ , ..-~- _~. _ -- - - ~ ~~ --------=II----~~-----~~~' O ~c^ ^^^a~~ n ~) _ -------I t--- - ~' T_ '// ~~" ----- --___- ~ : ~_ , _ -~ 1 i %' i _~ .-, ~~ i U ; i~~~ -~ -~~--J-----'/ 1~ ~!il', -- ~_ ~ --, I I r-----~~ --_ __ EXHIBIT C ~~~ s s v 0 = v .; -= _~ O C _^ ..>~ ~~~.++ 1~.~ 0 U 00 > > a ~ ~ m m i. ~ m ~ n ~ y o od vo A ~ ~ U~ d~ o ~ n as da C m E a~~ m d~~~ ~ n m i E Z E n ~ < ° ~ c c a m ~ °c u Envn m > ~ ii aErnE ,`~~ j ~~ ~ s' O C C 0 ~ W :: y > m ~ N C E C vi N a C c ~; O i ~ o c a 0 s> m 3 _rn J d m ~ a a N Y o ~ . ~ ~ Q. o a 3 n Q ° ~ ¢ m z nE I~ T S_ C 1= ~, n c ~ c c~ c c ~ ~.Q ~ ~ p~ (ZS ~ o ~ ~~ Q ~ o~~ ~e~ ~z r~1 ^^~+i W ^O W ~ ~., ~~~ - ......~~...~. i~ - L -- -- - -~ .. - _ ._. - --- }-- / I °I °~ QiDi ~ + -F -r InlojolQ,. . 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I I l w~~ D ~° ~°'~ ~~r-; o! ^ l a l ^ io j° j^ i~ .i i ~ Q Di ~ 0 0 ~.' ---r---~ ~iC~ ~ I ~ ---- ~~ ~ ~ !d o o ~~ ~ °~ '~ '-,aal / °' ,-- , --- -; -r of o ! I~ j~*jt~ ~~ I 0 . I }- -~- ~- ~~- -4- ~ o to lo!o!a!a _ I L _I_ _L .l_ _ rpaa, ~'~DID lO w, w ~Q~o o a~ or I Ola Ioloj Dlo ! L.L.1_.L.L.1. T T ~ olalo la a o in E-.4-.4-. ir.~.1.._i I olo I olo jo I LJ_ L ~ L -! r ~~ ~ - --~ ~ _~n -~ I~~~ I N o~~~ pl r '~ _x i ~~~ I ~ I D ~ ~! 01 i 0o i _~ ~~~2. ~ ~ I ~~ ~~ Iz E c 1 - ~ c3i-`- '~ ~Zr?C / ~ / h - ^ % / .~: EXHIBIT C ~~ 'j~~ o o M m n ~~` - ~ o ;F r ~~ :8 ~ L ® ~ Z _ :r a .~ 4~ Z~~ a~~ F~1 ~ v 1 0 m G _c m U 0 _~ ~~ o ~~ ~~ ~~ 00 ~ ~~ ~ T ~ r ^~~ W ~~ ~~~ LL~--~~ rAACC~L. _. .o o I.~II ^~ o io n io a ~° ~a ~,,~I~ ~ - ~ _ ~-.~.r-~ I~-----i_ r EXHIBIT C ~~ ~c~ - - - - - ~- - - -1-~ - - - -~ I ° ~ a ~ ~ I, Lp_L° ia_1_aL~~~. ~ ~- - ~. i~I°I°I°I~ I°I°I°I°I°PP 1 ~ ~ !°I°!°Ipl! l°IOlnlol°~~ i c(- T ~ r T -r T T _.~_~. 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QOO ~r of - i ~~ i I - +--~--+-~-f-~+-~~- ~lo lolal °Ia j ..L.L.~.L.L.~. T.~.T_.~.T_. ~ . olo!° I° I° I° ~~ Iola j° o-o II ----~ oe: O~ n ~w~~o3 -r _ ~ i~ % :$ o _ .~ ® ° s ~~ z o / ~ .i„~. c~ _ ~ ~~ ~ o ~ ~ ~ _.~ ~ ~oo ~ ; ^ a ~' i ~ 't7 ~ ~(I~ J ..~.......-r-•-~ -- nua \ ~ U e z~ ~ - ~ ~~ ~ U I i ~ ~ _ ~ ---~ '1 ~iG~ I ~j~o. +r ~ - o~ ~~ L . X I I ~ ~ I ~ I I ~i ~ ~ ~ 1~ ~ ~ I 3 ~ o o~ 'O O ~~ ~ C~ aol , ~ T ~- ° j° ~'' .~' j ~~'i~-------~ ~ I ~~ i ~ I - j/ i ~ 1 c ~ ~ -~-+ -°~~ j~ C~ A m m N • ~zco / = - - -~- ~ - ~ ~.(~ cam. ~ C -_ .~'~ I LLfL~tl. \~ I ~ ~ - - i 1 I u ~~ l STRUCTURE ~ ~ ~"1 Receptor Site i I .+f I ~ • \ h SERVICE sr~ i ~ COURT ~/ \ -~- £ ~i ---_ ~ {~ ~ ~ ~~~ ~ /~ '~ ~ ~ J FOUttTAIE~ ' ~,~. '~I ~ = ~ ~ -'~ ~ HOTS ~ ~~ ~ ~ i \ .' f ~ _ I - ~~ - _ ` SURFACE P 300: CARS :~ _ _ ~ ~ \ ~ J~~~ l I II .\ v+[sr ~srn srnerr +rr~esr4rE tir+~w~r .w Location of Receptor Site for both Air and Noise Analysis CDR INVESTMENTS ~ ~ NORTH RICNFlELD, MINNESOTA KORSUNSKY KRANK ERICKSON ARCHITECTS INC. r EXHIBIT C ~~/ ~i r i'ING TRE~S TO REMAIN ~ ~`~. i ~~ --' ~~ ,, r 5 :; ,~ i t _: a 1 s g 3 I ~~ ~~~ Figure 3-16 EXHIBIT C NUMBER OF CARBON MONOXIDE VIOLATIONS, 1977-1983 . ,.~ O .~ O_ O 7 Z 1977. 1978 1979 1980 1981 1982 1983 `Preliminary evidence indicates there may have been one exceedance of standard 7/20/83. Source: State of the City 1983, City of Minneapolis, January 1984. Historic Reduction in Carbon Monoxide Concentrations in Minneapolis (similar decreases in concentration have.~been experience at most continuous monitors in downtown Minneapolis and St. Paul) -48- T~~ -d' EXHIBIT C MAXIMUM OBSERVED VALUES AT MPCA CONTINUOUS MONITORS - 1982 Site 1-Hour CO (ppm) 8-Hour C0 (ppm) 7th & Hennepin (Mpls) 14.6 g,3 3rd Ave. & 4th St. (Mpls) 12.5 5.6 Portland at E. 18th (Mpls) 19.8 7,7 10th & Minnesota (St.Paul) 9,7 6,g 4th St. & Wabasha (St.Paul) 15.5 7,5 Snelling at University (St.Paul) 21.8 14.2 MPCA Air Quality Standard: 30.0 ppm 9.O ppm The above. values are the maximum observed concentration for the entire calendar year 1982 at each of the sites. It can be seen that the only violation noted in 1982 was at the intersection of Snelling and University Avenues in St. Paul. This level has since dropped to just over.-9 ppm, and measures are being implemented to reduce this even further through improved traffic flow. EXHIBIT C ~`~ J~ -J M ,~ I ... . y~ ~ ~~~ ~ ~SIT~-SOUNDRIES i ~ ~ ~ `~~ ~Ij ,~,~ . . ~'~~ ~~ i _ ~; %, ,, :, -~~. ,, . _` i~/ _ / \ • ~ , • /~/ ~ . '• c~ ~/ ~~ ~~\ ,,\ ` w~~ PROJECT~~S1 RECEPTOR SITE O ~ ~~ ! ( (_, ~~ ~ ~ ~ Q a ~ o ,~ M 2 ~ o ~ i ^ E~?TING TR I _,' 3 7`O' REMAIN P ~ K~0 CAR~~ STORIES ~~ I I L~\ ~ i i I I _. NTI~TATE i-1d•frYAY 191 egments used in the Noise and Air Quality Analysis ~STRGAR-KOSCOE;-EAUtiCII.INC. C.D.R. OFFICE AND HOTEL FIGURE 2 ///''' cON~(~i Tlh(: f N(.Wf f p\ • I ENO ~(lpyf yOp• D E V E L O P M E N T NOISE AND RECEPTOR LOCATION t70 TwRVE OARS CEaTEp.~ssoo w~rr~n e(vo AIR QUALITY ANALYSIS MIMME TONR• MINMESOT• )S)YI is~r(~rsoo~o C.D.R. INVESTMENTS COMMISSION NO. O a 5 0 6 3 3 OFFICE Bl ~= u HOTEL EXHIBIT C ~/ ~'~~~ s i i TABLE 3 TRAFFIC DATA FOR AIR QUALITY ANALYSIS C.D.R. .OFFICE DEVELOPMENT 1 Hour 8 Hours Cruise ~ Cold % Col Roadway Segment Lane Sueed G/C~ 1987 Starts 1987 Start West 77th 1 EB 30 318 15 137 15 t wB 30 776 15 335 15 West 77th 2 EB 30 522 15 29.9 15 2 WB 30 729 15 299 15 West 77th 3 EB 30 407 15 274 15 3 WB 30 0.47 501 15 274 i5 West 77th 4 EB 30 0.65 243 15 316 15 4 wa 30 704- 15 316 15 West 77th 5 EB 30 349 15 316 15 5 WB 30 713 15 316 15 West 77th b WB - LT 30 0.18 1.94 15 9 15 Entrance Inbound 30 149> 15 10 15 Entrance Outbound 30 0.35 378 95 25 95 I-35W 50 1,908 5 1,235 5 I-494. 50 1, 903 5 1, 195 5 Ramps 30 1 , 605 5 725 5 *180 second signal cycle, 4 phase operation. Source: Noise and Air Quality Analysis, CDR EAW Strgar-Roscoe-Fausch - 10 - f EXHIBIT C ~~~~ CARBON MONOXIDE PROJECTIONS FOR CDR DEVELOPMENT (at receptor site east of-77th Street/Emerson Ave.) 1987 with Development 1-Hour CO (ppm) Background 6.2 Roadway 17.1 Total 23..3 8-Hour CO (ppm) 4.0 1.9 5.9 MPCA Standard 30.0 9.0 Note: Roadway concentrations are added to the background to yield the overall concentration. The predicted 1-hour level is conservatively high, since no level this high has been measured recently in the Twin Cities. Source of the data is the Noise and 'Air Quality Analysis, CDR EAW prepared by Strgar-Roscoe-Fausch EXHIBIT C ~~~~ f jT i t l I f f_ TABLE 1 TRAFFIC DATA FOR NOISE ANALYSIS C.D.R. OFFICE AND HOTEL DEVELOPMENT (Auto/Medium Truck/Heavy Truck) Roadway 1985 Segment Time Existing 1/W. 77th Day Night 2/W. 77th Day Night 3/W• 77th Day Night 4/w. 77th Day , Night 5/W• 77th Day Night 1987 Without Development 2054/42/21 974/20/10 1812/37/19 977/20/11 1229/25/13 642/13/7 1042/21/11 554/11/6 1266/27/14 460/10/6 W• 77th LT Day Night Site Inbound Day Night Site Outbound Day Night 35W Day Night 494 Day Night Ramps Day Night 6288/27b/346 3030/133/166 9218/405/506 4444/405/506 1323/58/73 607/27/33 6737/296/371 3245/143/178 10078/443/554 4759/210/262 2833/124/156 650/28/36 W. 76th Day 1601/33/16 Night 733/1b/8 Emerson Day- 407/8/4 Night 196/4/2 w• 77th Day 136/3/1 Night 68/1/1 Source: Noise and Air Quality Analysis, CDR EAW Strgar-Roscoe-Fausch - 6 - 1987 With Development 2122/34/22 1056/21/12 2427/50/35 1169/24/12 1762/36/18 827/ 17/9 1837/38/19 835/18/8 2060/43/21 1065/22/11 188/4/2 230/5/2 289/6/3 353/7/4 733/15/8 237/5/2 6945/305%382 3345/147/184 10390/457/571 4906/216/270 2921/128/161 670/29/37 EXHIBIT C ~~ ~ca~~ 1 S~ t i TABLE 2 PREDICTED TRAFFIC NOISE LEVELS (dBA) C.D.R. OFFICE AND HOTEL DEVELOPMENT DAYTIME COiJDITION L/10 L/50 1985 (Existing Geometrics) 66.1 (1) 63.3 1987 Without Development 73.3 71.1 1987 With Development 73.4 71,2 WITH 12' WALL 67.5 65.0 19$7 With Development and 3 Foot Berm (2) 73.4 71.1 Minnesota State Standards for Noise Area Classifications 1 65.0 60.0 NIGHTTIME L/10 L/50 63.5 59.9 70.5 67.5 70.6 67.6 64.6 61.4 70.5 67.5 55.0 50.0 (1) Underlined values indicate state standard is exceeded. (2) Berm would be located adjacent to West 77th Street on the northside of the street and adjacent to the existing homes along Emerson Avenue. Source: Noise and Air Quality Analysis, CDR EAW Strgar-Roscoe-Fausch - 7 - v -r-t 0 3 co .,~ 0 .,~ .,~ b ro a~ .,~ .n a~ .,~ 0 ro u.a 0 U N .r., 3 0 m U v x CJ~ A I ~' c -~ - ~ EXHIBIT C ~ ~ ~ a~ a~ •~ ~ ~ ~ ~ a~ ~ v c7 bD .r., b .~, .r., v H H ~~'~ ~ ~ ~ EXHIBIT CI ~~/~~ i 1 }; i I 1 L SERVICES IN TRANSPORTATION ENVIRONMENTAL ANALYSIS TRANSPORTATION ECONOMICS - DAVID BRASLAU ASSOCIATES, INC. Minneapolis Technology Center 1313 5th. St. S.E. Suite. 322 _ Minneapolis, MN 55414 EXHIBIT CI ~~' ~ / }- a t DAVID BRASLAU ASSOCIATES, INCORPORATED was established in 1971 in response to the needs from clients in both the public and private sector for problem evaluation and mitigation within increasingly complex environmental regulations, and a better understanding of Costs and benefits within a framework of increasing costs and limited resources. The objective of the firm is to .assist clients in minimizing costs, solving or eliminating problems, or implementing plans and design which function effectively and according to desired re- quirements. _. .__ The firm, through its staff and associates, offers a spectrum of services in transportation, transportation economics and environ- mental. analysis. Associates cover fields such as business, natural sciences and regional economics, ensuring an interdis- ciplinary approach where required. _ The offices of David Braslau Associates .are located in the Minn- eapolis Technology Enterprise Center near the University of Minn- esota, Minneaools. The extensive libraries, and research and computer facilities of the University provide support for staff and associates of the firm. Braslau 3 i 3 1 EXHIBIT CI services Offered in TRANSPORTATION PLANNING AND ANALYSIS Traffic flow studies for developments and communities Traffic and transit forecasts Trip generation for rural, urban, and downtown developments Transportation control strategy planning and analysis Transportation related studies: - Transportation economics - Transportation energy studies - Transportation environmental studies Urban and intercity freight flow analysis Multimodal transportation system studies Aviation/airport systems planning (~4here necessary, the firm works together with the Transpor- tation staff of the Civil Engineering Department of the Uni- versity of :Minnesota, as well as other transportation engi- neering consulting firms to ensure accurate and comprehensive analyses) Braslau ~~ ~~~ * EXHIBIT CI 3 i Services Offered in ENVZRONMENTAL ANALYSIS/ASSESSMENT/MITIGATION ENVIRONMENTAL NOISE Prediction and monitoring of environmental noise Mitigation through design, planning and operational techniques Vibration analysis and mitigation AIR QUALITY Prediction and. monitoring of airborne pollutants Transportation emissions and air quality impact studies Mitigation through design, planning and operational techniques METEOROLOGY/WIND EFFECTS _ Analysis of micrometeorology and wind patterns Prediction of wind impacts on structures and pedestrians Mitigation through design and planning `~ ENVIRONMENTAL ASSESSMENTS/IMPACT STATEMENTS f Project planning for environmental compatibility Environrrerrtal -Assessment Worksheets (EAWs} ~.~ Environmental Impact Statements (The firm works with natural and physical scientists at the _ University of Minnesota when necessary to ensure state-of-the-art treatment of critical environmental issues) Braslau d t 1 ~. t f ,_ EXHIBIT CI Services Offered in TRANSPORTATION ECONOMICS STUDIES FOR THE PRIVATE SECTOR Freight and distribution cost analysis Fleet life-cycle cost analysis Plant and warehouse location studies STUDIES FOR THE PUBLIC SECTOR Project Cast/Benefit and Cost/Effectiveness Studies Infrastructure Life-cycle cost studies Investment allocation studies Socioeconomic impact studies of transportation systems Role of Transportation in Regional Economies (The firm works with analysts from the School of Business and Management and the Department of Agricultural and Applied Economics o.f__the University of Minnesota to ensure high- quaiity and state-of-the-art analysis) ~~'~~ Braslau ~. EXHIBIT CI Selected Projects Completed in r I i TRANSPORTATION PLANNING AND ENVIRONMENTAL ANALYSIS Transportation Contol Plans for: - Twin Cities Metropolitan Area (Metropolitan Council) - Duluth (Arrowhead Regional Development Commission) These studies required an evaluation of automobile and transit movements within the metropolitan area, and area-wide as well as intersection-specific analyses. The purpose was to develop a State Implementation Plan to meet requirements of the Clean ~ Air Act Amendments of 1977) Transportation/Air Quality Studies for: - Minneapolis City Center (Oxford Development Corporation) - Radisson Downtown Hotel (Carlson Companies) - Norwest Center (Westford Development Corporation) - Lincoln Center (The Lincoln Property Company) ~ The studies required development of forecasts and an analysis of vehicle flows within the Minneapolis Central Business District. Modelling of vehicular speed,. emissions, and geo- metry was used to derive air quality impacts. Where necessary, changes in traffic patterns and roadways were recommended to eliminate potential problems. !_ Transportation/Energy Studies: - Twin Cities Sports Facility Sites (Sports Facility Commission) - Total Cost/Total Energy of U.S. Commodity Flows (U.S. Depart- ` ment of Energy) .The first study required development of a traffic flow energy model and detailed traffic data along routes to and from the stadium sites. The second employed the concept of propulsion as well as "embodied" energy in fleets and infrastruture to j yield a comparison of the nations energy resources. Other Planning Studies: - Traffic Flow Analysis for Burnsville High School - Rama Placement and Operation (Travelers Insurance Company) - - ::umerous noise and air quality assessments for transportation projects - The first two projects required an analysis of project vehicle flows and existing and proposed roadway geometries and capa- cities, yielding a recommend traffic operations plan. The _ numerous environmental studies made for transporation projects have included local and rural roads, interstate highways, and airports. Braslau ~- EXHIBIT CI Selected Projects Completed in TRANSPORTATION ECONOMICS t Total Cost; Total Energy Study of U.S. Commodity Movement (U.S. Depar~ment of Energy} ~s GG This study required the cnliection of transportation cost data for a variety of modes, and the optimization of transport costs for selected shipments to evaluate alternative consume- _ tion levels of various types of energy resources. _ Transportation Costs Impacts on Location of a Direct Reduced • Iron Processing Facility (Upper Great Lakes Regional Comm.} Detailed costs of 13 production processes at 8 locations were developed to identify-the optimal location for a facility in the Upper Great Lakes Region. Truck Life-Cycle Cost-Analysis _(K&vv' Trucking) Capital and operating costs over different routes between the Twin Cities and Ancnoraae were estimated on an annual basis to identify which routes would be most cost and energy effective. Socioeconomic Impact of Aviation on Selected Minnesota Commun- ities (Minnesota Department of Aeronautics) This two-year study employed surveys and input-output analyses to identify the direct and indirect contribution of aviation to selected regions of Minnesota. Highway Investment Allocation Strategies_ (Minnesota Department of_ Transportation and Civil Engineering, Univ. of Minnesota} - The purpose of this study is to assist the Department of Trans- portation in the allocation of highway funds for rehabilitation - and maintenance of highways within the state. Transportation Costs^for a Minimill in NE Minnesota (Natural Resources Research Institute) Preliminarycost data obtained from the School of Business and Management of the University of Minnesota for shipment of _ finis:ned steel products to markets in the United States were reviewed and used as part of a proposal to the Arrowhead Re- gional Development Commission to develop a detailed transport distribution cost model for a minimill in the region. Braslau i i T 1 L E i EXHIBIT CI ~!~`""r~ KEY STAFF AND ASSOCIATES Dr. David Braslau, ?resident, is the responsible officer of the iir:n, and has had extensive experience in the private and public sec~or, including teaching at the University of Minnesota. A res;::-~e retailing his background is enclosed. Dan riealy provides services in computer programming and analysis. rie bolts a degree in economics from the University of Minnesota, and is expecting his M.B.A. in Management Information Systems in 193. associates at the Jniversity of Minnesota with whom the firm. wo"s include: Dr. Yorgos Stephanedes - Transportation Planning and Analysis ~ Dr. Wilbur Maki - Regional Economics Dr. Frederick Beier - Business t~Janagement and Transportation Dr. 3erry Fruin - Commodity Transportation The firm works with a number of other University staff and other specialized consulting firms where required. Braslau {- RESUME Dr. David Braslau, President David Braslau Associates, Inc. - 1313 Sth Street S.E. Suite 322 f Minneapolis, MN 55414 Telephone: (612) 331-4571 t } f QUALIFICATIONS SUM.*~SARY EXHIBIT CI ~~~ ~p Dr. 3raslau has had extensive and broadly based experience in the field of transportation analysis, planning, and design, and has been innovative in the application of engineering and economics to transporta*_ion problems. Specific skills cover applied mathematics and comput°r analysis, applications of models for forecasting, simulation, and ) optimization, and engineering analysis related to transportation and other infrastructure elements. { He has teaching experience at the university undergraduate and graduate level, and has presented seminars for local groups and ~ at national meetings. Dr. Braslau has also had extensive experience in business and project management, and has worked successfully with business, government, and university personnel to address a variety of I issues. EMPLOYMENT HISTORY ~ 1971 - present President, David Braslau Associates, Inc. ~- President, Regional Econometrics, Inc. (since I98B) Management and project direction in transportation studies, _ environmental analysis, and regional economic studies. De~:elopment of economic data bases and application in the _ si:«ulation of regional economies. Development of models for comparing cost and energy consumption r in ~- n~<nsporration. Completed parking and traffic flow studies with an evaluation of associated environmental impacts. Completed studies requiring the use of linear and interger pro- granrn`ng methods for cost and energy minimization. Prepared forecasts of passenger and freight movements at the local, regional and .state level. Braslau j } 3 .~id'Ji 3raSl3u ?aQ° 2 EXHIBIT CI ~`~ (~/ E:pioyment History, cont.. Prepared forecasts and demand analysis studies for airports and airport svstems. ..o:^peted a comprehensive two-year study on the socioeconomic iTpacr of aviation. ( 1983 - 1984 } Research Associate, Minerals Division, Natural Resources Research Instit•~te, University of Minnesota, Duluth, Minnesota. Temporary assignment to evaluated research needs in minerals and mineral economics for northeast Minnesota. 1966 - 1971 ~ Assistant Professor of Geophysics, University of Minnesota, Min- neapolis, Minnesota. - : - - - _ - Teaching and research in .geophysical methods and participation in the new transportation program in Civil Engineering. .. 1965 - 1966 Post-doctorate Fellow, Department of. Civil Engineering, Northwes- tern University, Evanston, Illinois. ? Research in field theories and micromechanics. "- 1964 - 1965 Physicist (half-time during dissertation work at Berkeley), Phy- sics International Company, San Leandro, California. Research and development in material behavior and large scale computer simulation. 1961 - 1964 - _ Research Assi-scant, University .of California, Berkeley.- Teaching in surveying and basic civil engineering practice. EDUCATION ~_ Ph.D. Engineering, University of California, Berkeley, 1965 M.Sc. Ci~~il Engineering, Massachusetts Institute of Techno- logy, 196Q _ _ B.Sc. Civil Engineering, Massachusetts Institute of Techno- logy, 1956 ~- US-USSR Exchange Program, Moscow State University,. 196Q-1961 ` Braslau EXHIBIT CI ~~ _ ~a~,~ic 3raSi3'1 Pane 3 education, cont. i MIT-E^:~ Exchange Program, Swiss Federal Institute of }; Technology, 1956-57 PROFESSIONAL REGISTRATION Professional Engineer (Civil) in :4innesota, Registration Cumber 9725. _ - PROFESSIONAL- SOCIETIES - - - - . - - National Association of Business Economists American Society of Civil Engineers American Association for the Advancement of Science Acoustical Society of America Air Pollution Control Association _ U.S. Naval Institute Transportation Research Board Institute, Transportation Engineers s ' AWARDS AND HONORARY SOCIETIES I_ _ Academic Scholarships, MIT Chi Epsilon Honorary Engineering Fraternity, MIT -Graduate Fellowship, University of California Berkeley Post-Doctorate Fellowship, Northwestern University,(1965)~ NASA Ames Summer Fellowships (1968-1969) - Signa XI OTHER ACTIVITIES Served as Chairman of the National Airside Committee of ASCE (1974-1981} Chaired and participated in other professional groups and committees. - Served as chairman of the Minnesota Governor's Trail i Advisorv Committee (1974-1978) - Technical Program Chairman, Acoustical Society of America annual me~_ing, 1984. s '_ _ Braslau ~~ HOUSING AND REDEVELOPMENT AUTHORITY HRA LETTER N0.3h November 17, 1986 Issue Statement: Authorization to enter into a contract for relocation consulting services for housing and economic development activities. Background: In August, 1986 the HRA authorized staff to request proposals for relocation consulting services. It was anticipated this specialized service would be required for the following projects: -Fraser-Whitbeck development site; 2500-2516 West 66th Street; -ILN Redevelopment Plan implementation, Phase I, Stage I -Graham Avenue Development area; (if needed) In September, proposals were solicited from four known firms located in the Twin Cities Metropolitan Area. The two largest, Federal-State Relocation Consulting Service Inc., and Von Klug and Associates, responded. Following a review of their written response to the solicitation, personal interviews with each. firm were conducted by staff. Recommendation: It is recommended that the HRA authorize the Chairperson and Executive Director to enter into a Contract with the consulting firm of Von Klug and Associates for relocation services. Basis of Recommendation: 1) Von Klug and Associates provides a greater depth of professional staff (five experienced business and residential consultants versus two at Federal State) which allows the HRA more flexibility to draw on a pool of professionals to handle both workload and problem solving. 2) Von Klug and Associates more effectively delineated their communication and technical skills, demonstrating their concern for relocation clients and the importance of thorough and accurate claims. 3) Von Klug and Associates overall cost per project was slightly less even though their hourly rate is $60/hour versus Federal State's $40/hour. Some examples: Project Von_Klug Federal_State Fraser-Whitbeck $ 2,200 $ 2,700 ILN $40,600 $49,960 Graham Avenue $17,600 $18,000 4) von Klug and Associates and city staff are confident they would enjoy a good working relationship. #~ ~ Alternative Recommendation: ----------------- Both firms are respected for their work. Federal-State has been the contractor relocation firm working with the HRA since 1978. The HRA could select Federal-State and staff would proceed with the required work on that basis. Not identifying a contractor would prevent several projects from proceeding on schedule. Decision Mode- Relocation services are required to be available by statute and will likely be needed soon for the Fraser-Whitbeck site and Hampton Inn area project before the end of the year. A selection in November is thus appropriate. Respectfully submitted, Ja D. Prosser Ex utive Director JDP/eja ~~ .~, ~- HOUSING AND REDEVELOPMENT AUTHORITY HRA Letter No.35 November 17, 1986 Issue_Statement: Authorization to acquire 6514 Irving Avenue and 6632 Fifth Avenue as sites for 1987 Vo-Tech projects. Background: The HRA and Vo-Tech have been cooperating on housing projects since 1977. The project at 7245 Humboldt Avenue has been completed, and the renovation project at 6820 12th Avenue will be completed in July, 1987. The staff is now proposing to acquire two more properties (6514 Irving and 6632 Fifth Avenue) for projects that will begin in May, 1987. Both of these properties have back of the lot, substandard houses that will be demolished and new or renovated housing will be placed on the sites. For the site at 6514 Irving Avenue, a Richfield area house, possibly being relocated because of park or economic development activities, would be moved to the site and renovated. The second project would be initiated on the Vo-Tech campus. as new construction. The new structure would be designed to fit the property located at 6632 Fifth Avenue after the present dwelling is demolished. Once construction was completed, the house would be moved to the site and placed on a permanent foundation. Both projects would occur simultaneously with completions anticipated in the Spring, 1988. To initiate the project, staff would utilize $35,000 of COBG Year XI funds, and $70,000 of COBG Year XII funds to acquire and clear the two parcels. These funds have been budgeted for-the activities described here. The remaining costs of the projects will be recovered when the renovated properties are sold. Both properties are owner occupied and have been offered to the HRA through the Voluntary Acquisition Program. The property at 6514 Irving Avenue has an assessor's estimated market value of $46,500, and an independent appraiser value of $49,000. The property at 6632 Fifth Avenue has an assessor's estimated market value of $44,600, and an independent appraiser value of $46,000. In both instances, staff has negotiated the purchase of the property for the assessor's market value, i.e., $46,500 and $44,600 respectively. Authorization to acquire would be contingent on: -verification of marketable title, -the sellers entering into the purchase agreement based on the prices stated in this letter. The Planning Commission has determined the acquisition and disposition of these properties to be in conformance with the Comprehensive Plan. '~ ~ Recommendation: It is recommended that the HRA adopt the attached resolution which authorises the Chairperson and Executive Director to enter into a purchase agreement and other actions necessary for the HRA to acquire the property at 6514 Irving Avenue for $46,500 and the property at 6632 Fifth Avenue for $44,600. Basis For Recommendation: 1) The property owners are interested in selling to the HRA through the voluntary Acquisition Program 2) Vo-Tech, in cooperation with the HRA, is interested in initiating two projects in 1987 3) CDBG funds have been budgeted for this purpose. Alternative Recommendation: --------------------------- The HRA can choose not to acquire these properties. However, staff has few alternates and the alternates will not be less costly to acquire. If the HRA does not want to continue the working relationship with Vo-Tech, other communities may take advantage of the opportunity. If the HRA fails to authorise and acquire at least one property before the end of the year, the $35,000 CDBG Year XI funds must be returned to Hennepin County for use by other communities. Decision Mode: If the HRA authorises acquisition, title work should be completed shortly thereafter and the property at 6514 Irving would be acquired by the end of November, 1986 which would be appropriate timing for the spending of C06G funds. The property at 6632 Fifth Avenue would be acquired soon thereafter at the convenience of the owner. Demolitions would be scheduled for late December or January. Respectf ly submitted, Jam 0. Prosser Ex tive Director JOP/eja ~~~~ ~~ HRA RESOLUTION N0. Authorizing the Acquisition of 6632=5th Avenue and 6514 Irving Avenue WHEREAS, the Housing and Redevelopment Authority (HRA) in and for the City of Richfield acquires property, relocates occupants, and builds and rehabilitates structures for residential purposes; and WHEREAS, the HRA desires to acquire the real property at 6632-5th Avenue South, legally described as: Lot 9, Block 2 McCutchan's Portland Ave. Park, Hennepin County; and WHEREAS, the HRA desires to acquire the real property at 6514 Irving Avenue South, legally described as: Lot 4, Block 13 Fairwood Park First Addition, Hennepin County; and WHEREAS, the owner of 6632-5th Avenue, Harriet M. Ramsey has volunteered to sell her property for $44,600; and WHEREAS, the owners of 6514 Irving Avenue South, Brad and Karen Ammann have volunteered to sell their property for $46,500; and WHEREAS, the Planning. Commission has found the acquisition of these parcels for residential purposes to be consistent with the Comprehensive Plan; and WHEREAS, Community Development Block Grant (CDBG) funds will finance the acquisition of these parcels. NOW, THEREFORE, BE IT RESOLVED by the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota: That the HRA Chairman and Executive Director are authorized to take necessary actions to purchase the property located at 6632-5th Avenue for $44,600 and 6514 Irving Avenue for $46,500 utilizing CDBG funds. Passed by the Housing and Redevelopment Authority in and for the. City of Richfield this 17th day of November, 1986. Thomas E. Harms, Chairman ATTEST: Joan Helmbesger, Secretary 6632 5th Ave. So. ~~~ Rear View Front View 6514 Irving Ave. So. ~`~~~ Rear View Front View i .~:. ~ HOUSING AND REDEVELOPMENT AUTHORITY HRA Letter No. 34 Agenda November 17, 1986 -~~ Issue Statement: Information update and discussion of the proposed development concepts for the Graham Avenue Development Area (GAD) in the LHN. Back~c round At the October 20, 1986 meeting, the HRA supported the proposed evaluation criteria as developed by staff. It was anticipated that the HRA would receive additional information about the Tushie/Derrick and Walker proposals in November and possibly schedule public meetings for December, 1986. The "recommendation" section of this letter will suggest a revised schedule. A list of items that staff has sought information on during October and November follows: 1) Analysis of marketability of Tushie/Derrick and Walker proposals; 2) Traffic analysis, particularly as it relates to the Tushie/Derrick proposal; 3) "Line of Sight" analysis (evaluating building heights of proposals in relation to existing development) and evaluating the potential of moving buildings closer to Lyndale Avenue and away from existing uses; 4) Additional rental. and development cost information from Walker.; 5) Tax Increment cash projections and the use of tax increment; 6) Written evidence of tenant interest in Tushie/Derrick proposal At the time this letter was being prepared, not all the information above was available. -This letter discusses the information presently available. Marketability: Maxfield Research Group, Inc. of draft form, an initial analysis proposal. The firm does market residential and commercial real one area of specialization being elderly. Minneapolis has prepared in of the marketability of each research consulting on estate development proposals with housing alternatives for the Regarding the Walker proposal, Maxfield reviewed the Walker Market Study, prepared in April, 1986, the anticipated market for elderly housing in the Richfield area, and the impact of concentrating seniors at 66th Street and Lyndale. Their fiindings: -There is a demand for market rate senior rental housing, supporting 150 to 200 units depending on rent levels and marketing effort. -$600 per month rents (or more) will appeal to seniors who desire some level of support service and can afford rents somewhat higher than those in the general market. -A Walker project, given some overlap among seniors purchasing at Woodlake Point or renting at Market Towers, would serve another distinct target market. -Existing or planned senior housing developments in the Richfield area will not compete directly with the type of housing proposed by Walker. -Demand to purchase and rent senior units developed in the 1980's will continue well into the next .decade. -Concentrating seniors near 66th Street and Lyndale would be preferable for social interactions and delivery of services. -Concentrated high rise development and intensive land use is a problem but is not related to concentrating seniors in a particular area. A draft memorandum discusses the Maxfield analysis of the Walker proposal and accompanies this letter. The summary sections start at the bottom of page 4 and continue to page 6 of the report. Regarding the Tushie/Derrick proposal and a preliminary proforma, Maxfield made the following findings: -The site plan is well thought out with each building use integrated nicely -The retail and office space rent projections appear slightly high for the market area -The lower cost, $369 per month, rental units appear possible because of their reduced size (sq. ft.) and cost of construction ($30,000 per unit). The need has been demonstrated for this type of opportunity -Parking space rent projections may be over estimated and ramp parking versus surface parkin-g may often compete -It appears the various uses could be absorbed in the market place and will not compete with the Market Plaza project at 66th Street and Lyndale. A draft memorandum discussing the Maxfield analysis of the Tushie/Derrick proposal accompanies this letter. Traffic The city staff has conducted a preliminary traffic analysis of the three development proposals. The method used in this analysis was to estimate the amount of traffic which would be generated by each proposal on an average day using Institute of T°Tansportation Engineers (ITE) rules of thumb. The estimated traffic from the existing uses was also calculated and subtracted from the figures for the new proposals to come up with the amount of new traffic generated by each proposal. This new traffic was then assigned to the various streets based on the curb cut locations for each use and based on the assumption that the ~~ ~~~aC percentage of traffic coming and going in the various directions will be similar to the existing traffic in the area. (25°6 coming from or going to the north, 20~ coming from or going to the south, 23~ coming from or going to the east, and 32~ coming from or going to the west). .Staff then added the new traffic and the estimated traffic from the Market Plaza development, to the existing traffic levels on the various streets. It was then determined if the design capacities of the various streets would be exceeded on a daily basis. Based on this preliminary analysis, the Trestman Shaller and Walker proposals would not result in Lyndale Avenue or 66th Street being over its design capacity. The Tushie/Derrick proposal may result in a portion of Lyndale Avenue (from Lakeshore Drive to 67th Street) being over its design capacity. If left turn lanes were constructed at the Lakeshore Drive and Lyndale Avenue intersection, the design capacity would not be exceeded. The design capacity of Lakeshore Drive may be exceeded with the Walker and Tushie/Derrick proposals. If on-street parking is prohibited on Lakeshore Drive to maintain two lanes in each direction, its design capacity would not be .exceeded. A table showing the existing traffic volumes, projected traffic volumes, and estimated design capacities of the various streets is attached for your information. Additional traffic analysis by consultants would be needed concerning peak hour traffic volumes, level of service, and turning movements to determine if there would be any problems and if additional signals or other intersection improvements such as turning lanes would be necessary. EXISTING AND PROJECTED AV~RAGE DAILY TRAFFIC VOLUMES TRESTMAN TUSHIE DESIGN STREET --------------------------- EXISTING ----------- SHALLER - WALKER DERRICK CAPACITY? l. Lyndale Ave. Between ---------- --------- --------- ---------- 66th St. & 67th St. 17348 18043 19093 20591 28000 ?. Lyndale Ave. Between 67th St. & Lakeshore Or. 15760 15934 16984 19003 17500 s. Lyndale Ave. North of 66th St. 18152 18369 18916 19500 28000 ~. Lyndale Ave. South of Lakeshore Dr. 14605 14779 15217 15683 17500 ~. Lakeshore Drive Between 66th St. & Lyndale Ave. 5984 5984 8172 9324. 7500/175003 ~. 66th St. East of Lyndale Ave. 16466 16666 17169 17706 28000 . 66th St. West of Lyndale Ave. 23217 23495 24195 24940 28000 All volumes include estimated increased volumes due to the Market Plaza Development design Capacities are based on the following capacity guidelines contained in a 1976 Hennepin County Report: .. Total_~ 2 Lanes 4 Lanes 4 Lanes It should be volumes on a anes undivided with turn lanes noted that design particular street at an acceptable level. 3. First number is capacity and the second number is parking prohibited) ~~ v Ca~acity_(V_ehicles/Day) 7500 17500 28000 capacity is only one method of analyzing traffic. could exceed these guidelines and still operate for a two lane roadway (on-street parking allowed) capacity for a four lane roadway (on-street "Line of Sight" Representatives of Tushie/Derrick and Walker have received building elevation drawings of existing buildings adjacent to the development area. A "line of sight" analysis will be prepared from the information to determine if and where conflicts exist. Rental_Pro_forma-Walker Walker continues to work on .cost estimates for their .proposal. It appears with minimal land cost and a city developed parking ramp, that construction costs, level of service, and rents will continue in the same range as when a similar project was proposed in April, 1986. (i.e., $550 to $600 base rent) Tax Increment Estimates of'tax increment generated by each proposal and the amount available to assist the project as necessary is still being prepared. Bond Counsel and Hennepin County has indicated that in order to make the tax increment project consistent with existing state law, those portions of the site within the LHN district would have to be removed and a new district developed to encompass the entire site. Market Interest~_Tushie/Derrick Written evidence of tenant interest in the Tushie/Derrick proposal still has to be secured. Recommendation: It is recommended that the HRA proceed with a schedule as follows: December 15, 1986; HRA reviews each proposal according to the evaluation criteria established. January 19, 1987; HRA holds public information meeting and finalizes recommendation. During the interim period between the December and January meeting, staff reviews the proposals with adjacent property owners to solicit any additional comments. Basis o_f Recommendation: ---------------- 1. The proposals appear marketable. Thus, the HRA may not be able to make a decision to support one proposal over another based on marketability. ~°~ 2. Preliminary traffic analysis indicates a Walker proposal will not exceed the design capacity of the existing roadways. Although the Tushie/Derrick proposal appears to exceed design capacity, it also appears that the proposed mixed use might be accommodated with minor roadway improvements. A detailed traffic study will be required for the selected proposal. The information already assembled suggests the proposals are feasible. 3. Several key pieces of information need refinement, particularly; -rents -tax increment -parking -"line of sight", etc. 4. The opportunity to have adjacent property owners review the proposal should be scheduled to occur when sufficient information has been secured. This is anticipated following the December HRA meeting. Alternative Recommendation: --------------------------- Select a developer based on the information now available. Decision Mode: Proceeding as indicated may still make it possible to select a developer by January. Respectfully submitted, Jam D. Prosser Exe tive Director JDP/dh °~ . ~~.FT C®PY F'~ ~SI~SS~~ November 6, 1986 MEMORANDUM T0: Bruce Palmborg City of Richfield, Minnesota FROM: Lee A. Maxfield Maxfield Research Group, Inc. RE: Analysis of Additional Senior Housing Development at 6bth and Lyn dale ~i~ ~~ Maxfield Research Group, Inc. has examined the April 14, 1986 Walker Manage- ment, Inc. market study and mail survey submitted to the City of Richfield. We have also reviewed the Quality Decisions, Inc. analysis of the Walker data, This memorandum summarizes our evaluation of the market study and survey and also examines the timing of this proposed development in relation to the ab- sorption of units at Woodlake Point, Market Towers and other nearby competitive senior developments. We have also commented on the effect of a high con- centration of seniors in the 66th and Lynda le area, Market Study/Mail Survey Evaluation In April 1986, Walker Management, Inc. submitted a market study to the City of Richfield for Z00 rental units for seniors, The proposed project location is the intersection of Lyn dale Avenue and Lakeshore Drive, approximately one block south of 66th Street. -Our review of the Walker report is organized according to the individual sections of the report. Market Area/Demographics - The market area used in the report is an accurate definition of the primary draw area for a project at the subject site. Inclu- sion of interviews with social service workers and community leaders would have been helpful to further delineate and substantiate the primary draw area and the relative importance of Richfield and south Minneapolis to the demand for - • ~~~-~ ~~~C~ Mr. Bruce Palmborg November 11, 1986 City of Richfield Page 2 senior housing at the subject site. Based on our knowledge of the area how- ever, demand would come primarily from Richfield with additional demand from south Minneapolis and, to a lesser extent, east Bloomington. The 1990 forecasts of senior population and households in the market area seem reasonable, although no data sources are cited in .any tables. Our review of U.S. Census and Metropolitan Council data for a comparable market area (they never listed the exact borders for their market area) concur with the figures presented in the Walker report. Income Patterns - Recent household income data by age of householder is diffi- cult to obtain with any degree of accuracy. The Walker report addresses income and affordability through the use of 1980 census data (incomes for 1979) but fails to relate this data to proposed rents at their project. In reviewing the census data, we feel there are a sufficient number of households that can afford market rate senior housing depending on actual rent levels established. Because proposed rents are never discussed, it is impossible to relate market area senior household incomes to the affordability of a specific project. The income section begins with a review of three hypothetical budgets for senior households assembled by the Department of Labor's Bureau of Labor Sta- tistics (BLS). There are several problems with the use o€ this data. First., the BLS budgets were assembled based on surveys of seniors and thus represent existing use of income rather than how expenditures would change for households living in senior housing. Most seniors live in a single-family home they own free and clear, and have different expenditure patterns than seniors in congre- gate housing offering services. Second, an adjustment was made using the Con- sumer Price Index (CPI) to bring the budgets to 1985 levels. The budgets are broken out by type of expenditure, however, inflation and spending patterns have affected each expenditure differently. It is unclear from the table if the overall CPI change was applied equally to each category or if different rates of change among categories was taken into account. This could affect the proportion of income and dollar amount spent on housing in 1985. The income data presented in Exhibit VII of the Walker study reveals that a high proportion of Richfield seniors could have afforded market rate senior housing in 1979. They said that 61.6 percent of all senior households had incomes above $15,000 in 1979, and could therefore afford senior housing. The report does not relate how these income levels have changed vis a vis housing costs since 1979 nor does it relate income levels to rents at their proposed project. Incomes of senior households have also increased significantly since 1979. We feel comfortable that incomes are sufficient for a large number of seniors to be able to afford market rate congregate housing. The market area includes a portion of south Minneapolis where overall household incomes are slightly higher than in Richfield. This tends to support the idea that many seniors in south Minneapolis would also be able to afford market rate senior housing, although the Walker report refers only to Richfield seniors' incomes. The income analysis also does not assess the equity that most seniors have Mr. Bruce Palmborg November 11, 1986 City of Richfield. Page 3 through home ownership. Even with lower incomes, many seniors have consider- able assets with which they can afford senior housing, and this was not addressed in the Walker study. Housing Resources for the Older Person - The Walker report correctly identifies three market rate senior housing developments in the market area, all of which are for-sale developments. There are no senior rental projects in the market area leaving a gap in the range of options available to area seniors. The nearest senior rental building, Edina Park Plaza at 76th Street and York Avenue in Edina is a luxury project with very high rents beyond the reach of the gen- eral market. Market Towers, in the same area as the proposed Walker develop- ment, is a new general market rental building with a large proportion of reser- vations from seniors. Market Towers does not offer services and would thus appeal to a younger senior market than the proposed Walker project, if the service package at Walker's building is similar to other buildings they own or manage. Market Towers is not addressed in the Walker report probably because that project had just started its marketing program when the Walker study was in progress. Although not a senior development per se, Market Towers will satisfy some of the demand for alternative housing among seniors. Demand Analysis - The Walker report estimates demand for their proposed project based on a target penetration rate of 3.7 to 4.0 percent of senior households qusiified by income and not currently residing in senior housing. Once again, the income used in this method does not address affordability since rents of the proposed project are not presented. Also, the report does not say whether the penetration rate is attainable or how it relates to absorption of units at projects in other, market areas. Will this penetration rate require an extreme- ly intensive marketing effort? How is the penetration rate affected by per- ceived value of the project? What common areas and services will be included? The price/value perception of the project by area seniors will be critical in achieving the penetration rate shown which is, in turn, affected by the market- ing program. Despite these issues, our own independent analysis of demand for senior rental housing at the subject site reveals demand for 200 to 210 market rate senior rental units through 1989 from market area seniors, less the number of senior (over 65) households who will move to Market Towers or to other projects out- side the market area. We-feel comfortable that 150 units of market rate senior rental units could be supported at the subject site, a smaller number than Walker is proposing. Given an intensive marketing program, a wider market area because of Walker's reputation and longer absorption time, 200 units is not unreasonable. Richfield Housing Survey - In December of 1985 a mail survey was conducted by Walker in conjunction with the City of Richfield to determine housing needs and preferences among seniors in south Minneapolis and Richfield. Based on the questionnaire design and methodology, it is difficult to ascertain the true interest in senior housing from all residents of the market area. The two major problems with the survey are 1) methodology and 2) analysis of results. ~~ ,~ i _ ~~ /(/ ~~~~ ~~... ~' a '-,. Mr. Bruce Palmborg November 11, 1986 City of Richfield Page 4 An equal number of surveys were sent to Richfield and south Minneapolis seniox households, although Richfield seniors comprised only 40 percent of the total market area household base. Thus, the survey was skewed towards. Richfield residents. Standard procedures in survey form construction were not followed resulting in a poorly designed questionnaire. In question 1, for example, not all of the alternative housing types are presented to the respondent, such as a general market condominium or townhouse. In addition, the higher cost of apartments or condominiums for seniors is not mentioned. This could influence the respondent to choose one of the senior housing alternatives without a true picture of senior housing. A similar problem exists with question 15, which asks the respondents' interest in retirement housing. Does the respondent know what "retirement housing" is or does it simply sound good? Other questionnaire .problems include the order of questions and improper re- sponse choices. In question 9, for example, if someone earned $15,000 per year they may check the $15,000 to $20,000 category rather than the $10,000 to $15,000 category, skewing the income data upward. The proper alternatives would be $10,000 to $14,999, $15,000 to $19,999, etc. - The analysis of the data presents an even greater problem. Although the data is broken. out by interested respondents in addition to the total surveys re- turned, it is not broken out by respondents interested in moving immediately or within 3 or 5 years. Their survey showed that older respondents are more like- . ly to have a short term interest in moving. Also, these respondents will like - ly have lower incomes, prefer smaller units and have greater interest in ser- vices. These are the persons who will make or break this project since they are interested in moving during the rent-up period of the proposed project. By not separating this group from the total, the picture of senior housing painted from the results of all interested respondents is not accurate for this target market. An example of this problem is question 17, on unit size. Two-thirds of interested respondents (regardless of timing of interest) stated they pre- ferred a two bedroom unit or larger when in reality most potential residents of senior housing prefer one bedroom units. As interested respondents age, as their health deteriorates, and as many become widowed, when they are ready for the move to senior housing, a smaller unit is acceptable. Cross tabs of the data should have been run based on short term interest and income, yielding the number of respondents who are willing and able to move to senior housing in the short term and what type of housing they desire. Summary - We agree with the Walker study's contention that there is demand for market rate senior rental housing at the subject site. A development of 150 to 200 units could be supported depending on rent levels, marketing effort and the absorption time deemed acceptable. The survey showed strong interest in senior housing, even taking into consideration problems with questionnaire design and survey methodology. The survey does not, however, present an accurate view of the type of senior housing preferred by the target market. No where in the Mr. Bruce Palmborg City of Richfield y° ~~~/ ~~ ~' ' November 11, 19;86 t Page ~ 5 report does Walker present their housing concept, i. e. unit mix/ sizes/rents, common area services and amenities to be included. A survey with an interest question regarding the specific concept by Walker would have provided a truer test of acceptance among market area seniors. As an example, their survey showed that 47 percent of all interest in the project came from persons under 65,.typically not the market for senior housing. Also, only 16 percent of alI interested respondents could afford rents above $600 a month, likely rents at a senior project. uality Decisions Review - Quality Decisions, Inc. study presents additional analysis of the Walker Richfield survey data but again fails to address a spe- cific concept for a specific target market. They re-interpreted Walker's data without using proper cross tabs to assess interest among the target market. Their market interviews resulted in obvious misconceptions of the senior market which makes us question whether they interviewed the correct people. The ten persons interviewed included a druggist, owner of a local restaurant and a local banker as well as Richfield residents and others providing services to Richfield seniors. .These persons felt that Richfield seniors were moderately well off and that although most stayed in Richfield, eight of the ten said most Richfield seniors were snowbirds. Seven of the ten favored the proposed Walker project and "generally, subsidization, meals, and attractiveness were mentioned most frequently as preferred criteria for the project." Most also felt appro- priate rents "should be moderate, i.e, from $400 to $600 per month." Timing of Walker Development The proposed Walker development will appeal to seniors who desire some level of support services and can afford xents that are somewhat higher than those at general market apartment buildings. These will be seniors who are not concern- ed about retaining equity in their new housing and do not wish to own their unit. Woodlake Point appeals to younger seniors who want to own their housing while Market Towers attracts seniors who want to rent and who do not need or want any support services. While there will be some overlap of interest among seniors, the three projects generally have distinct target markets. The 1986 sales pace at Woodlake Point indicates that all units should be sold by late 1987, prior to the opening of a new senior project in the area. Mar- ket Towers is experiencing a rapid lease-up and should be filled by late spring or early summer 1987. This would leave the proposed Walker development as the only new building with available units by the time it opens. Other senior projects in the south metro area includes Becketwood and Nokomis Square in south Minneapolis, Edina Park Plaza and 7500 York in Edina and Gideon Pond in Bloomington. Mount Olivet Lutheran Church is also planning a small senior building in south Minneapolis not far from the church. None of these ~~lS~C~ Mr. Bruce Palmborg November 11, 1986 City of Richfield Page 6 projects will be directly competitive with the proposed Walker development. Edina Park Plaza and Becketwood are luxury projects beyond the reach of the general market. Nokomis Square is nearly sold out and along with Gideon Pond,. and the proposed Mount Olivet project, have a neighborhood orientation. The sponsorship of Becketwood by the Episcopal Church, by Mount Olivet of its pro- ject and Gideon Pond by Presbyterian Homes may attract some seniors living in the Richfield market area, however this should not have a major impact on the demand for senior housing developed by Walker. They have a very strong name in senior housing in their own right. Turnover at Lakeshore Drive and Woodlake Point can be expected to reach 10 per- cent annually by 1990 primarily due to deaths of residents or moves to nursing homes. The growing senior household base in the market area will provide addi- tional demand, however, allowing for quick resales at these projects well into the next decade. Concentration of Seniors at 66th Street and Lyndale There is no reason to think that a high concentration of seniors at 66th Street and Lynda le Avenue will have any negative effect on Richfield, to the contrary there are two benefits of such a concentration. First, social interaction among seniors will be enhanced. Friends who desire to be near each other will have several types of housing to choose from, all within walking distance. Second, delivery of goods and services specifically needed by seniors will be more efficient if senior housing is located close together. This will be even more important as current senior residents in the area age and need more nurs- ing care, assistance with chores, etc. In addition, a high proportion of Richfield seniors remaining in their single- family homes does not allow for housing turnover. Neighborhoods that were populated at one time by growing families now consist largely of empty-nesters and seniors. The addition of more multifamily units for seniors will help to free up single-family homes for young families and the most logical place for additional senior housing in Richfield is in the 6bth and Lynda le area. It is an ideal location providing convenient access, transportation. and a variety of neighborhood services, retail stores and restaurants. Given the available sites in Richfield, this is the most appropriate for senior housing. The one negative aspect relates more to development issues rather than concen- tration of seniors. High rise development at the subject site may block the views from units in nearby buildings, affecting the value of these units. This is a problem in any area where there is intensive land use but is not an issue regarding concentration of seniors. .s ~. .t ~'~-`I Q ~~ ~R ~~ '~~ w November 6, 1986 MEMORANDUM T0: Bruce Palmborg City of Richfield FROM: Lee A. Maxfield Maxfield Research Group, Inc. RE: Tushie-Derrick (Lyn dale Partners) Development Proposal We reviewed. the proposal and proforma for the Tushie-Derrick development at Lake Shore Drive and Lynda le Avenue South in Richfield. Having reviewed the proposal for this five story mixed use development consisting of office space, retail space, medical space, a new VFW, and housing, we have the following comments. The site plan is well thought out and each of the uses is integrated nicely into the overall development concept. The provision of two levels of under- ground parking as well as surface parking for the retail and office users, and the staggered set backs and changes in elevation of the building create visual interest in the development itself. Although the development proposal indicates that a substantial portion of the space is pre-leased, including the VFW, the medical space, and a portion of the retail space, the rents charged for office space,. $13.75 per square foot net, and rents charged for retail space, $13.00 per square foot net, are at the top of the market in the Richfield area. These rents are comparable but slightly below the $14 to $16 rents charged at new buildings along the Interstate 494 strip, and are similar to many of the older buildings in the Southdale area where rents are anywhere from $10 to $13 per square foot. Although operating expenses are not quoted in the proforma, it would be assumed that they would be similar to operating expenses at other buildings in the area, generally $4.50 to $5.50 per square foot. The retail space at $13 per square foot is also comparable to other quality retail space in the area. Since the office market is very competitive at the present time, and will be so for the next two or three years until the excess inventory of space is absorbed in the marketplace, concessions from this rent level will likely be made by the developer. With concessions, the quoted rents in the proforma may be high. 3 ... .y ~~-~ ~b ~~~'? Mr. Bruce Palmborg City of Richfield ~~ wt E `, November 6, 1986 Page 2 The 48 units of lower cost rental housing at $369 per month for 540 square feet (1987 rents) will provide needed lower cost housing for seniors in Richfield. The Walker survey indicated a substantial number of seniors with lower incomes interested in senior housing who would likely qualify for these rents. In addition, the interviews by Quality Decisions, Inc. of people knowledgeable of seniors in Richfield substantiated the need for subsidized housing in the com- munity. On a per square foot basis, these rents are competitive with other new apartments; the smaller size of the unit brings the rent down to below market levels. The proforma indicates construction cost of $30,000 per unit for these apartments. Although these costs are lower than the cost for market rate apartment units being built today, typically $40,000 per unit, the smaller size of the proposed apartments accounts for the reduced construction cost. One concern we do have with the proforma is the inclusion of 48 garages at $40 per month for each of these subsidized units. It is unlikely that all 48 resi- dents will have cars, and in addition it is unlikely that they would be able to afford $40 per month rent for their car considering they are only paying $369 per month for their apartment. It is more likely that one-half to two-thirds of the apartment residents would need garage parking. The 48 garage stalls at $40 per month also appear to be double counted since the proforma also indi- cates 500 garage spaces being leased at $35 per month. It is not clear if the 500 parking spaces include the 48 spaces for the residents, but if they do then these 48 spaces have been double counted. We are also uncertain as to which tenants will be parking in the underground parking ramp, since there are also 278 surface parking stalls. It is likely that retail customers and patients of the medical clinic will use the surface parking as long as it is available. The underground space would then be used by tenants and employees in the building. Our experience with other ramps is that as long as there is street parking or surface parking available at no cost customers and employees will do anything possible to avoid parking in a ramp, even if there is a minimal charge for parking. The developer must be careful to address this issue, or parking revenue shown in the proforma will not be realized to its fullest extent. On the surface, the Tushie-Derrick proposal addresses defined needs of the community for an additional office and retail space as well as subsidized hous- ing, Although we have not done an extensive market study on the demand for retail and office space in the area, given the amount of space that is appar- ently pre-leased and the lack of available, quality office space in the area, it is likely that these uses will be absorbed. The retail space will be com- peting with the space available at Market Plaza across 66th Street, however that project is now leasing and by the time the Tushie-Derrick project is com- pleted, the Market Plaza space should be leased. Our major questions about the Tushie-Derrick proposal involve lease rates for office and retail space that are close to the top of the market in the south suburban area and the level of usage of the parking ramp given a large number of surface spaces available on site.