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04-16-84 agendaHOUSING AND`REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 17 Agenda April 16, 1984 Housing and Redevelopment Authority Commissioners City of Richfield SUBJECT: Information concerning MHFA Financed Housing Proposal at the Portland Avenue Development Area (PADA) Dear Commissioners:-- - On April 2, 1984, the HRA, City Council, Planning Commission, and Community Services Advisory Commission met in a study session to consider housing development within the area of Legion Lake known as PADA and the impact housing may have on park development. A number of issues were discussed. Staff was directed to evaluate these issues and answer questions raised during the session. The Mayor requested staff to make a recommendation to the four groups within a month. This letter responds to the issues related to developing housing. It provides some initial responses and proposes a modification to the PADA housing proposal which may make it more acceptable.. If the modification is acceptable to the HRA, and staff determines it is feasible, the $4,000,000 in bonding authority>for financing housing may be retained and. affordable family housing may be built. Some of the major issues discussed April 2, included: -The proposed. density of the PADA development 12.5 to 15 units/acre was thought to be too high; -A need for another comprehensive plan of the Legion Lake area to determine appropriate park uses and whether additional new housing on the fringe of Legion Lake would be desirable. (The Setter, Leach and Lindstrom study supported housing adjacent to Portland Avenue. However, this study has. been questioned as to its comprehensiveness.) -Utilizing the authority granted to the City/HRA by MHFA to issue up to $4,000,000 in tax exempt housing mortgage revenue bonds during 1984. -Relocating the housing proposed for the PADA project to another site (s). Discussions with MHFA and bond counsel have resulted in the determinations indicated below. MHFA indicated that: -there is no flexibility with the September 1, 1984 reporting deadline to the MHFA which requires confirmation of our intent to issue bonds before the end of 1984. September 1, 1984, is it; or the bonding authority is lost. HRA Letter No. 17 -2- -the PADA housing program may be modified through an amendment process provided our bond counsel determines that modifications to the program submitted to MHFA (for which bonding authority was granted) would comply with state law and not affect the tax exempt status of the bonds. -there is some flexibility in site selection for utilizing the $4,000,000 .since there are no specific rules or administrative guidelines that prevent changing sites. Followup discussions. with our bond counsel further clarified MHFA comments. Bond. counsel determined. that the PADA housing program could be modified without affecting the integrity of our application if these conditions were met: -The percentage of HRA and City contribution to the project (ie. "non-bond proceeds") must be the same or greater than in the original application. The application indicated. an amount equivalent to 29.$2 percen~..~ ~h~__ issue, or approximately $.1.2 million was to be contributed .._ The contribution sources included tax increment from the. proposed project, the land write down to the developer, the developer and lender contribution and expenses incurred by the HRA in assemblying the site and establishing project feasibility. Each of these are indicated as sources. of contribution to the PADA project. -The program's purpose remains the same. as originally presented. The bond proceeds would. be utilized to finance mortgages for first time homebuyers. The units constructed would have an estimated maximum sale price of $72,000. Buyers would have annual incomes in the $25,000 to $35,000 range. With a clearer understanding of what modification may be made to the PADA program while still retaining the authority to issue bonds, it is appropriate to evaluate possible alternatives to the PADA site. As discussed during the study session, there are seven sites of one acre or more which are vacant or underutilized which have development potential. During the study. session someone indicated an eighth site should be considered; another part of Legion Lake. Staff has identified a ninth alternative. The ninth alternative will•be discussed as anew concept following a brief review of the sites identified April 2. The review which follows is a comparative analysis of PADA and the alternative sites. PADA The site is 3.2 acres in size, is located adjacent to an arterial street, is isolated and development will have minimal impact on adjoining uses, is readily available for development at minimal acquisition cost, but requires modification of the Comprehensive Plan , rezoning from single family to mu ti- amily an a housing design sensitive to airplane noise. This development would be compatible with the already exist- ing development adjacent to Portland Avenue. It is located in noise zone 3 which is suitable for family housing. The need for a Legion Lake park master plan has been identified as first priority in the process to determine if housing should be located at the proposed site. HRA Letter No. 17 -3- 66th and Cedar The site is approximately 2.9 acres in size. It is in noise zone 2, closer to the airport than-PARA. This zone had been deemed as an inappropriate location for family housing by the Metro Council and MN Pollution Control Agency. Their guidelines discourage housing which would have outdoor activity space for families. At a density of 10 units/acre, the number of units would approximate. 29. This would produce a tax increment smaller than that which would be generated by the three development concept proposals already discussed by the HRA. A high tax increment is needed. to help finance redevelopment activities north. of 66th Street adjacent to Cedar Avenue. Because of these conditions, this site is not suitable for family housing. 16th and 77th The site is about 1 acre in size. It is in noise zone 1 and is located directly under a high airplane noise flight pattern. There is no direct public access. The most reasonable access would be through park land. Soil conditions are questionable. The Comprehensive Plan and zoning ordinance would. have to be amen rom sing e= family to multi-family. This site is not appropriate for family housing.. Itis availablility for purchase is not known. 77th and Colfax The site is about 2.75 acres. It is not adjacent to an arterial street. It is within the ILN study area. A portion of the site may be needed to resolve traffic circulation problems in the area. The highest and best use of the site may be development of greater intensity than family housing, such as apartments or commercial uses. Staff believes the commercial environment of the site is not conducive to housing and marketing ownership housing at this location may be difficult. Finally, the avail- ability of this parcel for purchase is not known. 77th and Emerson The site is approximately 1.1 acres, and is not adjacent to an arterial roadway. The development of this parcel should be related to a higher density comprehensive development concept which reflects its proximity to I494 and 135W. This site is also within the ILN study area. Its availability for acquisition is not known. 35W and I494 The site is about 11 acres. This site is not appropriate for family housing as the highest and best use would be commercial and/or office and multi unit housing at greater densities such as 30 to 40 units per acre. The site is presently for sale at seven dollars per square foot. It is within the ILN study area. HRA.Letter No: 17 -4- 62nd and Queen The. site. is approximately 1.4 acres. It has no access from a public street and questionable soil conditions. This is the lowest parcel in the area and collects run off water which flows to a-catch basin at the north edge of the property. Commercial and residential uses abut this parcel with. no contiguous rights-of-way. The Comprehensive Plan would need to be amended. The zoning is multi-family.. This parcel. does not have an environment suitable for family housing because of its close proximity to both commercial development and Highway 62. -The availablity of this parcel. for acquisition is not known. Taking site characteristics into consideration, it is understandable why PADA has been identified. as the most desireable site for developing family housing. It is the largest parcel which is readily available, it is already owned by the city and HRA; it is adjacent to uses that. are likely to remain after park development. (ie. The American Legion and Funeral Home) and it has been evaluated for soil, water, and topographic conditions and found buildable. Because PADA is one continuous site (versus a number of smaller sites), there are economies to be achieved in the cost of acquisition and building construction. The coordination of construction and the marketing of the completed project is also. more efficient. This is not meant to infer that there are not other sites where family housing would be-suitable. An eighth site on another portion of Legion Lake was mentioned April 2; a ninth alternative site could be considered., a limited number of smaller scattered sites (sites less than one acre in size)-could be considered for combining into a project and a combination of the six less desireable sites. mentioned above could also be considered. A question was raised about the possiblity of relocating to another area of _ Legion Lake adjacent to 66th Street. Some concerns about.a 66th Street location .include: -Conflict with present. park uses such as swimming pool, ice arena parking, and archery range. -Neighbors. adjacent to an alternative site will likely be as concerned as neighbors to PARA. -The vista of Legion Lake from 66th Street would be blocked. -Soil. conditions at other locations are unknown.. -relocating the housing development means 3.2 acres of potentially prime Land would be lost from the proposed 105 acre park development, whereas only approximately 2 acres of marginal park development land would be lost at the PADA site since the balance is already a residential use. -the requirement to modify the Comprehensive Plan and rezone regardless of the location adjacent to Legion Lake. HRA Letter No. 17 _5_ A limited number of smaller sites (sites less than one acres) could be considered for combining into one scattered site multi. unit development for families. Concerns with this approach are: -there are not enough readily identifiable sites to develop approximately 40 units of housing. -the efficiency of building on one site would be Lost, thereby increasing the cost of each housing unit and perhaps missing the moderate income target of the program. -no site negotiations have been initiated and the availability of land for purchase is unknown. -the smaller sites are likely already developed with housing and it would be difficult to secure the amount of tax increment a project such as PADA generates to meet the requirement of the bond application. -there are not enough funds to acquire enough sites to accomplish a 40 unit type. project. -there is not enough time to pursue the acquisitions, modifications to the comprehensive plan, rezoning requests, and other procedures which would likely be required and still keep the revenue bond allocation. Some combination of the six larger,. Tess desireable sites could be made to produce a project, however, for the reasons discussed above, it would be a .less desirable alternative for both the city and potential homebuyers. Other ' communities could perhaps provide more suitable sites with the bonding bonding authority we did not use.. There remains a ninth alternative that the staff is presently investigating. The concept includes utilizing__the DADA site with another site. PADA would be developed jointly with the site adjacent to 66th street and Rae Drive. Vo- tech is presently constructing a twin home on the site occupied by 920 West 66th Street. The HRA has authorized the acquisition of 910 West 66th Street. Staff did negotiate a purchase price for 1016 West 66th Street, but the HRA , recently decided not to proceed with this acquistion. And the HRA has authorized negotiations for acquiring 901-03 Rae Drive. By assembling these four parcels into a 1.25 acre site, eight new twin home type units could be constructed. (Contractors other than Vo-Tech may be involved in construction). When combined with the two units now being developed 10 units~of ownership housing for first time home buyers would result. The resultant density would be eight units/acre. By developing 10 units on 66th Street, the PADA development could be reduced to approximately 30 units instead of the proposed 40 to 48 units. The PADA density would be reduced from 12.5 to 15 units to 9.~ units per acre. The result would be two family housing developments with a a duplex type density. Atypical block with single family detached housing would have a density of five to six units/acre. The feasibility of this concept would be determined by responses to the following concerns: -whether the "non bond proceed" contribution to the bond issue would drop below 29.82 percent HRA Letter No. 17 -6- -what affect utilizing CDBG funds to acuire the property at 66th Street and Rae Drive would have on marketing units to moderate income families with tax-exempt mortgages -the cost implications of developing housing on more than one site -whether this modified project can be developed in time to meet the MHFA deadline of September 1, 1984. To retain the MHFA bonding authority and provide for the construction of new affordable family housing there appears to be only two options; pursue PADA as originally proposed or further evaluate the potential of the two site concept at PADA and Rae Drive and pursue it if feasible. The pursuit of either of these options will require the comnittment of additional resources. For the PADA project as originally proposed, this intially includes the administra- tive costs necessary to prepare for amending the comprehensive plan and rezoning the parcel, completing the development guide and site survey, soliciting development proposals,. preparing development plans, and preparing bond documents. If the Rae Drive concept is added, the additional resources,. would include CDBG funds already budgeted for acquisition; 901 - 03 Rae drive and 1016 West 66th Street would be acquired. Because of the additional resouces needed, it would be important to proceed only if the HRA strongly supports this concept.. It is clear that in selecting a course. of action, there remains a number of persons, members of the City Council, Planning Commission and Community Services Commission-that will have. to be convinced that housing at PADA will not jeopardize-the development. of arecreationai area at Legion Lake, and that the benefits of affordable housing for young families is important to Richfield. It is recommended that the HRA adopt a motion directing staff to proceed with an evaluation of the PADA/Rae Drive concept. Respectf y ubmitted, .~! John G. Cartwri t Executive Director JCG/eja HOUSING AND REDEVELOPMENT ":AUTHORITY = '" .Office of Executive Director HRA Letter No. 16 Agenda April 16, 1984 Housing and Redevelopment Authority Commissioners City of Richfield Subject: Public Hearing, Disposition of Property,: Market Plaza Site Dear Commissioners: The "Contract for the Sale of Land- for Private Development's between the Housing and Redevelopment Authority (HRA), City of"° Richfield (City) and Market Plaza. Corporation (Developer), which was executed on March 26, 1984, states the HRA's intent to sell, and the Developer's intention to purchase, the property bounded by Lyndale Avenue, 66Th Street, Graham Avenue and 65th Street (excluding the Wend~y's parcel) for construction of a mixed user project. This pubic hearing_is being held because of thgse intentions. ~ - The Developer and< co~-developers, Knutson Construction: - Company, and~E.S. Plesko-and Associates, Inc., have proposed a:c~ develop 136 condominium units for persons age 55 or older: ,,: 162°<. rental apartment units and 70,000 square.. feet 'of office/ret`a`il` space.. The project will have a market value of $21.2 million.--:. upon completion.. The area within the L/H/N project was ~. designated for commerical and/or multi-family ..use in March, 1979, by both the HRA and the City Council. The HRA presently owns the most westerly third of the block. Title and possession of Mr. Strom's property, excluding Wendy's parcel, will be conveyed to the HRA on July 20, 1984. Negotiations with Mr. Helicher, the owner of the balance of the property, are. presently underway. This hearing is required by state law. Accordingly, an advertisement announcing the hearing on the sale of this land for Monday, April 16, 1984, was placed in the Richfield Sun. It is recommended that the HRA adopt the attached resolution authorizing the sale of this land for redevelopment. Respectfu bmitted, John G.~ Ca twright Executive D ector HOUSING AND REDEVELOPMENT AUTHORITY RESOLUTION N0. RESOLUTION AUTHORIZING THE SALE OF LAND FOR REDEVELOPMENT WHEREAS, on October 15, 1975,. the Housing and Redevelopment Authority in and for the City of Richfield adopted, and has subsequently amended, the Lyndale-Hub-Nicollet Commercial Improvement Program, and has determined that properties within the project area were deteriorated and deteriorating within the meaning of Minnesota Statutes 1982, Section 462.421, Subdivision 11; and WHEREAS,. the Housing and Redevelopment Authority has determined that the acquisition of the lands described in Exhibit A is consistent with and necessary to the implementation of the Lyndale-Hub-Nicollet Commercial Improvement Program and the accomplishment. of the objectives for which the Program was established; and WHEREAS, the Housing and Redevelopment Authority in and for the City of Richfield did on March 26, 1984 authorize the execution of a document .bearing such date and entitled:. Contract for the Sale of Land for Private Development, which contract provides. for the sale-and- conveyance of all of the lands described in Exhibit A•, and WHEREAS,. on April 16, 1984, following published notice a public hearing on the sale. of the lands described. in Exhibit A was held and all persons interested in the proposed sale and appearing at such hearing were given an opportunity to be heard;. and WHEREAS, the Housing. and Redevelopment Authority in considering the sale has. taken into consideration thee-estimated fair. market and rental value of the cleared Land as determined pursuant to Minnesota Statutes 1982, Section 462.541 for proposed uses in accordance with the redevelopment plan. NOW, THEREFORE, BE IT RESOLVED, by the Housing and Redevelopment Authority in and for the City of Richfield that the sale of the lands described. in Exhibit A in accordance with the terms and conditions of the Contract for the Sale of Land for Private Development is hereby approved and authorized and that such contract is in all respects confirmed and ratified. Adopted by the Housing and Redevelopment Authority in and for the City of Richfield. this 16th day of April, 1984. Thomas E. Harms, Chairman ATTEST: Joan Helmberger, Secretary i • ~~ Exhibit A 1 of 10 TRACT 1 TRACT 1: All that part_of the following described premises lying Easterly of the center line of Graham Avenue as deeded to the Village of Richfield in Deed recorded in Book 2052 of Deeds, page 639;-That part. of Government Lot,2 described as beginning at the intersection of the center line of West 65th Street with the Westerly line of Government Lot 2, which is the Old Military Reservation line; thence Northwesterly 114.6 feet along the said Military Reservation. line to Judicial. Landmark. No. 11 set pursuant to Torrens Case No. A-2547; thence. North. along a line extended to Judicial Landmark No. 9 set pursuant to Torrens Case No. A-2547`to the intersection of said line. with the Southerly line of Tnlest 65th Street, which is the Southerly line. of premises conveyed to the Village of Richfield. in Deed recorded in Book 2053 of Deeds, page 131; thence. Northeasterly along the Southerly line of West.. 65th Street, which is the .Southerly line of the premises conveyed- to the Village of Richfield. in said deed., to the.. East line of Government Lot 2; thence South along the East Tine of.Government Lot. 2 to the center line of-West 66th. Street; thence Westerly along the center line of .West. 66th Street to the place of beginning; all. in-Section 28, Township 28, Range 24, according to the recorded plat thereof, and. situate in Hennepin County; Minnesota, Being registered land. as is evidenced by Certificate of Title No. 610215.. Exhibit A _ 2 of 10 TRACT' 2- TRACT 2: That part of Government hot 1,, Section 27, Township 28, - Range 24:, described as beginning at th e Southwest corner of said Government Lot`1; thence East along the South li . ne of said Go~rernment Lot 1 a distance of 64.8 feet; thence North, parallel. with the West line`of s _ aid Government Lot l and its- extension North, to the Southerly line of Register d L e and Survey Number 1318; Files of the. Registrar of Titles,. County of Hennepin; thence Southwesterl a y long the Southerly line ®f said Registered Land Survey Number 1318 to th W e est line of said Government Lot 1; thence South along said 6!lest line to the paint of. beginnin a d t a g, n si u te in Hennepin County,. rii,nnesota. Being registered: land"as is evidenced by Certificate of fiitle No. 605235. __ • Exhibit . 3 of 10 TRACT 3~ TRACT 3: That part of Government Lot I, Section 27, Township 28, Range 24, described. as beginning at a point on the .South line of said Government Lot 1 distant. 64.8 feet East from the Southwest corner of said Government Lot 1; thence East along said South line.a distance of 88 feet; thence North, parallel. with the West line of said Government Lot 1 and its extension North, to the Southerly line. of Registered. Land Survey Number 131.8', Files-of the Registrar of Titles, County of Hennepin; thence Southwesterly along the Southerly line of said Registered Land Survey Number. 1318- to its intersection with a line-drawn North.,.. parallel.. with the West line of said Government Lot 1 and:-its extension.North, from the point of beginning; thence South along the last described parallel line-to the point of beginning. That. the East boundary line of said tract has been judicially determined and Judicial Landmarks sea pursuant. to Torrens Case No .. .1.7641,; and, situate in Hennepin. County,~~Minnesota. Being registered land as is evidenced by Certificate of. Ti le No. 4413.44. Exhibit. A 4 of i0 TRACT 4 TRACT 4: Parcel l: That ..part of Government Lot 1, Section 27, Township 28, Range 24, commencing at a point, which point is marked by Judicial Landmark,: and is located 256..6 feet East and 33 feet North of .the Southwest corner of Government Lot l; thence North parallel with West line of said Lot 90.7 feet to a point marked.. by Judicial Landmark; thence at right angles East 229.2 feet to the point of intersection with the Westerly line of Lyndale Avenue, which point is marked by .Judicial Landmark; thence-Southwesterly along-said line of Lyndale Avenue 95.5 feet to the point of intersection with the North line of West Sixty-sixth Street, which point is marked by Judicial Landmark; thence West. along said line I95.7.feet to the point of: beginning. • Parcel 2;: That part of Government Lot 1, Section 27, Township 28, Range 24, described as beginning at a line of $aid Government Lot l; distant 152~8Onfeet EastSofth the Southwe t corner of said Government Lot l° along the South line of said Government Lot l atdistancesofrly 103.80 feet.; thence Northerly parallel with the test line •. said Government Lat I,, a dis ance of 2.29.60 feet; thence- atf ,.._ a right angle Westerly 2.20 feet; thence Northerly deflecting to the•right: 89 degrees 38 minutes a distance of 104..07 feet to the Southerly line: of Registered Land Survey Number 1318; Files of Registrar' of~ Titles; County of Hennepin; thence Westerly along i.ast:said Southerly line to an intersection. with a line drawn Northerly from the point of beginning and parallel. with. the West line of said. Government Lot '1; thence Southerly along last said parallel line to the. point of beginning. That the- East line of said: tract has been judiciallydetermined. and marked. by Judicial Landmarks set pursuant to Torrens Case Nos. 10017 and 17641 and the West line of said tract has been judicially determined and Judicial Landmar':s set pursuant .to Torrens Case ~~o. I,7641, according to tr:~ Government Survey thereof. Parcel 3: A11 that part of Government.. Lot 1, Section 27, Township 28 North, Range 24 P7est of the Fourth Principal Meridian, described as followse Commencing on a line parallel to and. 256..6 feet East of the West line of said Section 27 at a point therein which is 123.7 feet North along :;aid line from the South line of said Government Lot 1, which. point is marked by a Judicial Landmark; thence North along said parallel Line a distance of 105.9 feet; thence East a distance. Exhibit A 5 of 10 of 306.5 feet, mare or less, to an intersection with the Westerly line of Lyndale Avenue, which point of intersection is determined by returning to the. point of beginning. of said line and continuing North along said parallel. line a distance.. of 103 feet; thence South. 82 degrees 56 minutes East 141.7 feet; thence North 82_degrees, 34 minutes East to the West line of Lyndale Avenue; thence Southerly along said latter line, 115 feet to said. point: of termination of the North line of the land now_beng-described; thence. Southwesterly along the Westerly line of said-Avenue a distance of 11.3.4 feet, more or less, to a Judicial Landmark located in said. line at a distance of 95.5 feet Northeasterly along said line-from a Judicial Landmark. placed at the intersection of the Westerly line of'said Avenue and. the North line of West ,•66th Street; thence West-229.2. feet to the point of beginning, according to the. Government. Survey thereof.- Parcel. 4:_ Tract. D, Registered. Land-Survey No, 1318, Files of Registrar of Titles, County of Hennepin.. All. situate in Hennepin County, Minnesota. Being registered land as is evidenced by Certificate of Title No. 594262.... `Ehhibit ~ 6 of 10 TRACT 5 '- TRACT 5: - That part of Government Lot One (1), Section Twenty-seven (27), Township Twenty-eight (28) R e , ang Twenty-four {24), described as follows: Commencing Two Hund d Tw - re enty nine and &/10 (229.6) feet North. and Two Hundred. Fifty-six and.. 6/10 (256..6) feet E t as from.. the Southwest corner of Lot One (1), thence North One Hundred Three {103) feet, thence: South Eighty-two (82) d egrees Fifty-six (56) minutes East One Hundr~d.Forty One and 7/1.0 (.141. ?} feet . .; two (82}• degrees Fft thence North Eighty- y-six (56}.minutes East One. Hundred: Forty One and?/l0 (141.7) feet; thence North Eighty-two (82) degrees, Thirty four (34) mi nutes East to center line. of Lyndale Avenue, thence Southerly along the e c nter line ®f Lyndale. Avenue One: Hundred. Fifteen (115) feet, thence West Three Hundred Si x and S/1.0 (306..5) feet to beginning,. and: situate in Hennepin County,. Minnesota. Being registered .land as is evidenced by Certificate of -Titre No: 1.08791a • Exhibit ' 7 of 10 TRACT.6 TRACT 6 ; Tracts. B and C, Registered Land Surve No. part of Tract B,- Registered Land Survey No.1318' exceat that lying easterly and northerly of the following3describedbed as line. Beginning at the. Southwest corner of Tract A, Registered. Land Survey No. 131.8;- thence-southerly along the southerly e:cten- sion of the. westerly line of Tract A, a distance of 8.62 ____ feet; thence .easterly deflecting to"the left 82 degrees 13 minutes 28 seconds to the easterly line of said Tract B and there terrinating. Being registered Land as is~evidenced by Certificate of Title No .. 579217.: (also covers other" land.) Exhibit =~ • 8 o f 1.0 - TRACT 7' TRACT 7 : Tract E, Registered Land.SurveY ~o. 131.8, Files of .Re ' of Titles, County of Hennepin, State of Minnesota.. g~strar Being registered land as is evidenced by Certificate of Title-No. 472315. E:~h ib i t 9 of IO TRACT 8 TRACT" 8 That part.. of Government.. Lot 1, Section 27, Township 28, Range 24, described as beginning at a point. in the South line of said. Government. Lot 1, distant 256.6 feet East of.~ the•Southwest corner of`said Government Lot 1; thence Northerly parallel with the West line of said Government Lot 1, a. distance of 229.6Q feet to the a right angle Westerl 2.2.0 feep~int of beginning; thence at to the right 89 degrees 38 minutes thandstance~ofyi04f7efeetg to the Southerly nine of'Registerad Land. Survey No. 1318, Files of the Registrar of Titles,. County of Hennepin; thence Easterly along said Southerly line of Registered Land Survey No. 1318,.. Fires og the Registrar of Titles, to its: intersection with a line. drawn Northerly~framfthennepin, point. of beginning and parallel. with the tdest.line of said Government Lo.t l., thence Southerly along said. last parallaT line to the point of beginning, according to the Goverment, Survey thereof.... .The West line of said tract has been judicially determred. and marked b.y Judic:ial. Landmarks set pursuant to Torrens Case. No, 17641.,• and. s:i.tuate in Hennepin County, ,•tinnesota.. Heing registered Land as. is evidenced by Card°~cate of Tztlz iio . 541218. • TRACT 9 . Exhibt.A 10 of 10 .TRACT 9 That tract of land lying between the southesl li followingdeserbed parcel: Y ne of the • Tracts B and C, Registered Land.Survey No. 13.18 eX ...part of Tract B,. Registered Land Surve No, cept that lying: easterly and northerl o y 1318 described as Beginning at the Southwest cornerhoffTractlAg Resiszbed Liner Survey P1o. 1318; thence southerly along the southerlereed Land of the westerly line of Tract.A Y -tension thence easterly deflecting to thealeftt82cdearees613~mit~ 28 seconds to the easterly Line of said Tract B and t notes terminating. here and the northerly line of:the following described • That. Dart of Government Lot One Pareel_. (Z7} .. Tocrnsni~ T:._ent !:L) • Sec ian~'haenty-Seven Y-Eight f23) , FtanQe Twenty-F.ou.r (24) described as foll.oc~s: Commencing Two Hundreri Twenty-Nine •and 6/1,~ (22? . 6 } feet vor~r. and. Two Hundrs M. - tS/i0 (?Sn ..o) feet Easta frc:n t. e d rif ~I Si:; and . Cr.- (1) , the `~ Svuth:vest corner of Lot- nce :forth- One- Hundr•`c Three (I03) zees, thence C+^ J~` = ie::t:--T:•ro (82) degrees rift= ." drzC1= ar;..r-One:. anc 7 I-Six (56) minutes East -ch`-. -~.. /10 (141.7) feet; thence- Nor~h . _..o (32} degrees Thirty-your. (34) minutes Bast to cen;.zr Linz of. Lyndale Avenue, certar 1i.;Q thence Southerly along the •- of-Lyndale avenue One Hundred Fifteer. (115.) °e- thence t~zst Threz- Hu:Zdrad Six and 5/10 (3.06.5) to beai =:Z_: c, •