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Home My WebLink About02-11-10 V. a. Hudson Manufacturing1/2212010 Base Value Assumptions -Page 1 EHL~F~ ~ a~ce~r.iar~s oN HSC Site Redevelopment - 2% Inflation City of Hastings Mixed Use Development -Scenario 1 DistrictType: District Name/Number: County District #: First Year Construction or Inflation on Value Existing District -Specify No. Years Remaining Inflation Rate -Every Year: Interest Rate: Present Value Date: First Period Ending Tax Year District was Certified: Cashflow Assumes First Tax Increment For District: Years of Tax Increment Assumes Last Year of Tax Increment Fiscal Disparities Election [Outside (A), Inside (B), or NA] Incremental or Total Fiscal Disparities Fiscal Disparities Contribution Ratio Fiscal Disparities Metro-Wide Tax Rate Redevelopment Maximum/Frozen Local Tax Rate: 97.1220% Pay 2009 Current Local Tax Rate: (Use lesser of Current or Max.) 97.1220% Pay 2009 State-wide Tax Rate (Comm./lnd. only used for total taxes) 45.5350% Pay 2009 2013 Market Value Tax Rate (Used for total taxes) 0.22023% Pay 2009 2.00% PROPERTY TAX CLASSES AND CLASS RATES 6.00% Exempt Class Rate (Exempt) 0.00% 1-Feb-12 Commercial Industrial Preferred Class Rate (C/l Pref.) 1-Aug-12 First $150,000 1.50% Pay 2012 Over $150,000 2.00% 2015 Commercial Industrial Class Rate (Cll) 2.00% 26 Rental Housing Class Rate (Rental) 1.25% 2040 Affordable Rental Housing Class Rate (Aff. Rental) 0.75% Inside(B) Non-Homestead Residential (Non-H Res.) 1.25% Incremental Homestead Residental Class Rate (Hmstd. Res.) 30.0000% Pay 2009 First $500,000 1.00% 115.9210% Pay 2009 Over $500,000 1.25% Agricultural Non-Homestead 1.00% ~ ~ ~ ~ ~ ~ Percentage Tax Year Property Current Class After Land Building Total Of Value Used Original Original Tax Original After Conversion Nap # PID Owner Address Market Value Market Value Market Value for District Market Value Market Value Class Tax Capacity Conversion Orig. Tax Cap. ArealPhasE 1,600,000 100% 1,600,000 Pay 2012 Cll Pref. 31,250 Rental 20,000 415,500 100% 415,500 Pay 2012 Cll Pref. 7,560 C/l Pref. 7,560 2,015,500 38,810 27,560 Note: 1. Base values are for pay 2010. Prepared by Ehlers & Associates, Inc. -Estimates Only C:1Documents and SettingslbkimmellMy DocumentslHastingsHSO Site Redev 01221D.xls 1/2212010 EHL~F~ 6 d45~flCI~TES IN+C HSC Site Redevelopment - 2% Inflation City of Hastings Mixed Use Development -Scenario 1 Base Value Assumptions -Page 2 Property Percentage Percentage Percentage Percentage First Year Total Market Value Market Tax Project Completed Completed Completed Completed Full Taxes ArealPhase New Use Sq. Ft.lUnits Sq. Ft.lUnits Value Class Tax Capacity 2013 2014 2015 2016 Payable Apartments 45 100,000 4,500,000 Rental 56,250 50% 100% 100% 100% 2016 Retail 14,500 80 1,160,000 Cll Pref. 22,450 50% 100% 100% 100% 2016 TOTAL 5,660,000 78,700 ubtotal Residential 45 4,500,000 56,250 ubtotal Commercialllnd. 14,500 1,160,000 22,450 Note: 1. Market values are based upon estimates from Total Fiscal Local Local Fiscal State-wide Market Tax Disparities Tax Property Disparities Property Value Total Taxes Per New Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes Taxes Sq. Ft.lUnit Apartments 56,250 0 56,250 54,631 0 0 9,910 64,541 1,434.26 Retail 22,450 6,735 15,715 15,263 7,807 10,223 2,555 35,847 2.47 TOTAL 78,700 6,735 71,965 69,894 7,807 10,223 12,465 100,389 ~~~«. 1. Taxes and tax increment will vary signficantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted. ~ 1 1 '1 Total Property Taxes 100,389 less State-wide Taxes (10,223) less Fiscal Disp. Adj. (7,807) less Market Value Taxes (12,465) less Base Value Taxes (24,564) Annual Gross TIF 45,330 Prepared by Ehlers & Associates, Inc. -Estimates Only C:1Documents and SettingslbkimmellMy DocumentslHastingsHSO Site Redev 01221D.xls 1 /221201 D 99~~~~0 ~ H ~ ~ R ~~~~~~:~~~t~~~~: HSC Site Redevelopment - 2% Inflation City of Hastings Mixed Use Development -Scenario 1 Tax Increment Cashflow-Page 3 Project Original Fiscal Captured Local Annual Semi-Annual State Admin. Semi-Annual Semi-Annual PERIOD of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax Payment OTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36% 5% Increment Value Yrs. Year Date - - - - 08/01/12 - - - - 02/01/13 - - - - 08101113 - - - - 02/01/14 - - - - 08/01114 - - - - 02/01/15 100% 39,350 (27,560) (1,100) 10,691 97% 10,383 5,191 (19) (259) 4,914 3,996 0.5 2015 08101/15 5,191 (19) (259) 4,914 7,875 1 2015 02101116 100% 78,700 (27,560) (4,467) 46,673 97% 45,330 22,665 (82) (1,129) 21,454 24,318 1.5 2016 08/01/16 22,665 (82) (1,129) 21,454 40,282 2 2016 02/01117 100% 80,274 (27,560) (4,467) 48,247 97% 46,858 23,429 (84) (1,167) 22,178 56,303 2.5 2017 08/01/17 23,429 (84) (1,167) 22,178 71,858 3 2017 02101!18 100% 81,879 (27,560) (4,467) 49,852 97% 48,418 24,209 (87) (1,206) 22,916 87,462 3.5 2018 08101118 24,209 (87) (1,206) 22,916 102,612 4 2018 02101!19 100% 83,517 (27,560) (4,556) 51,401 97% 49,921 24,961 (90) (1,244) 23,627 117,778 4.5 2019 08/01/19 24,961 (90) (1,244) 23,627 132,502 5 2019 02101120 100% 85,187 (27,560) (4,647) 52,980 97% 51,455 25,728 (93) (1,282) 24,353 147,236 5.5 2020 08101/20 25,728 (93) (1,282) 24,353 161,541 6 2020 02101!21 100% 86,891 (27,560) (4,740) 54,591 97% 53,020 26,510 (95) (1,321) 25,094 175,851 6.5 2021 08101!21 26,510 (95) (1,321) 25,094 189,745 7 2021 02/01/22 100% 88,629 (27,560) (4,835) 56,234 97% 54,615 27,308 (98) (1,360) 25,849 203,640 7.5 2022 08/01122 27,308 (98) (1,360) 25,849 217,130 8 2022 02101/23 100% 90,402 (27,560) (4,932) 57,910 97% 56,243 28,121 (101) (1,401) 26,619 230,618 8.5 2023 08101/23 28,121 (101) (1,401) 26,619 243,713 9 2023 02101!24 100% 92,210 (27,560) (5,031) 59,619 97% 57,903 28,952 (104) (1,442) 27,405 256,802 9.5 2024 08/01/24 28,952 (104) (1,442) 27,405 269,509 10 2024 02/01125 100% 94,054 (27,560) (5,131) 61,363 97% 59,597 29,798 (107) (1,485) 28,206 282,208 10.5 2025 08101!25 29,798 (107) (1,485) 28,206 294,536 11 2025 02101/26 100% 95,935 (27,560) (5,234) 63,141 97% 61,324 30,662 (110) (1,528) 29,024 306,852 11.5 2026 08101!26 30,662 (110) (1,528) 29,024 318,810 12 2026 02/01/27 100% 97,854 (27,560) (5,338) 64,955 97% 63,086 31,543 (114) (1,571) 29,858 330,752 12.5 2027 08101!27 31,543 (114) (1,571) 29,858 342,347 13 2027 02101128 100% 99,811 (27,560) (5,445) 66,805 97% 64,883 32,441 (117) (1,616) 30,708 353,925 13.5 2028 08101!28 32,441 (117) (1,616) 30,708 365,166 14 2028 02/01/29 100% 101,807 (27,560) (5,554) 68,693 97% 66,716 33,358 (120) (1,662) 31,576 376,387 14.5 2029 08/01/29 33,358 (120) (1,662) 31,576 387,282 15 2029 02/01/30 100% 103,843 (27,560) (5,665) 70,618 97% 68,585 34,293 (123) (1,708) 32,461 398,156 15.5 2030 08!01!30 34,293 (123) (1,708) 32,461 408,713 16 2030 02101131 100% 105,920 (27,560) (5,779) 72,581 97% 70,492 35,246 (127) (1,756) 33,363 419,248 16.5 2031 08/01/31 35,246 (127) (1,756) 33,363 429,475 17 2031 02/01/32 100% 108,038 (27,560) (5,894) 74,584 97% 72,438 36,219 (130) (1,804) 34,284 439,679 17.5 2032 08/01/32 36,219 (130) (1,804) 34,284 449,586 18 2032 02101133 100% 110,199 (27,560) (6,012) 76,627 97% 74,422 37,211 (134) (1,854) 35,223 459,467 18.5 2033 08101!33 37,211 (134) (1,854) 35,223 469,061 19 2033 02/01/34 100% 112,403 (27,560) (6,132) 78,711 97% 76,445 38,223 (138) (1,904) 36,181 478,629 19.5 2034 08101134 38,223 (138) (1,904) 36,181 487,918 20 2034 02/01/35 100% 114,651 (27,560) (6,255) 80,836 97% 78,510 39,255 (141) (1,956) 37,158 497,180 20.5 2035 08!01!35 39, 255 (141) (1, 956) 37,158 506,172 21 2035 02/01136 100% 116,944 (27,560) (6,380) 83,004 97% 80,615 40,308 (145) (2,008) 38,154 515,136 21.5 2036 08101!36 40,308 (145) (2,008) 38,154 523,840 22 2036 02/01/37 100% 119,283 (27,560) (6,508) 85,215 97% 82,763 41,381 (149) (2,062) 39,171 532,514 22.5 2037 08/01137 41,381 (149) (2,062) 39,171 540,937 23 2037 02/01138 100% 121,669 (27,560) (6,638) 87,471 97% 84,953 42,477 (153) (2,116) 40,208 549,330 23.5 2038 08101/38 42,477 (153) (2,116) 40,208 557,479 24 2038 02101/39 100% 124,102 (27,560) (6,770) 89,771 97% 87,188 43,594 (157) (2,172) 41,265 565,599 24.5 2039 08/01/39 43,594 (157) (2,172) 41,265 573,482 25 2039 02/01140 100% 126,584 (27,560) (6,906) 92,118 97% 89,467 44,733 (161) (2,229) 42,344 581,335 25.5 2040 08/01/40 44,733 (161) (2,229) 42,344 588,960 26 2040 02101141 Total 1,655,630 (5,960) (82,483) 1,567,186 Pr esent Value Fro m 02101/2012 Present Value Rate 6.00% 622,198 (2,240) (30,998) 588,960 City of Hastings G.0 TIF Bond Combined Schedules Levy Collect Payment Year Year Date 2009 2010 8/1/2010 2009 2010 2/1/2011 2010 2011 811/2011 2010 2011 211!2012 2011 2012 8/1/2012 2011 2012 2/1/2013 2012 2013 8/1/2013 2012 2013 211!2014 2013 2014 8/1/2014 2013 2014 2/1/2015 2014 2015 811/2015 2014 2015 211/2016 2015 2016 8/1/2016 2015 2016 2/1/2017 2016 2017 811/2017 2016 2017 211!2018 2017 2018 8/1/2018 2017 2018 2/1/2019 2018 2019 8/1/2019 2018 2019 211!2020 2019 2020 8/1/2020 2019 2020 2/1/2021 2020 2021 811/2021 2020 2021 211 /2022 2021 2022 8/1/2022 2021 2022 2/1/2023 2022 2023 811/2023 2022 2023 211!2024 2023 2024 8/1/2024 2023 2024 2/1/2025 2024 2025 811/2025 2024 2025 211!2026 2025 2026 8/1/2026 2025 2026 2/1/2027 2026 2027 811/2027 2026 2027 211!2028 2027 2028 8/1/2028 2027 2028 2/1/2029 2028 2029 811/2029 2028 2029 211!2030 2029 2030 8/1/2030 2029 2030 211/2031 2030 2031 811/2031 2030 2031 211!2032 2031 2032 8/1/2032 2031 2032 2/1/2033 2032 2033 811/2033 2032 2033 211!2034 2033 2034 8/1/2034 2033 2034 2/1/2035 2034 2035 811/2035 2034 2035 211!2036 2035 2036 8/1/2036 2035 2036 2/1/2037 2036 2037 811/2037 2036 2037 211!2038 2037 2038 8/1/2038 2037 2038 2/1/2039 2038 2039 811/2039 2038 2039 211!2040 2039 2040 8/1/2040 2039 2040 2/1/2041 Par Amount of Bonds 3,045,000 Par Amount of Bonds 2,120,000 Total Sources 3,045,000 Planned Issuer Equity contribution 1,000,000 Total Sources 3,120,000 Total Underwriter's Fee (0.400%) 12,180 Costs of Issuance 32,000 Total Underwriter's Fee (1.500%) 31,800 Deposit to Project Construction Fur 3,000,000 Costs of Issuance 22,000 Rounding Amount 820 Deposit to Current Refunding Fund 3,064,031 Total Uses 3,045,000 Rounding Amount 2,169 Total Uses 3,120,000 -Highlighted debt service refunded with Series 2013 Combined Total Total Combined Annual Principal Rate Interest P & I Principal Rate Interest P & I Total Total 19,031 19,031 19,031 19,031 19,031 19,031 19,031 19,031 19,031 3,045,000 1.25% 19,031 19,031 3,064,031 3.045.000 114.188 3.159.188 51,358 51,358 51,358 51,358 51,358 51,358 51,358 51,358 2.10% 51,358 51,358 51,358 51,358 35, 000 2.75% 51, 358 86, 358 50,876 50,876 35,000 3.50% 50,876 85,876 50,264 50,264 40,000 3.75% 50,264 90,264 49,514 49,514 40,000 3.90% 49,514 89,514 - 48,734 48,734 45,000 4.00% 48,734 93,734 - 47,834 47,834 45,000 4.10% 47,834 92,834 - 46,911 46,911 50,000 4.20% 46,911 96,911 - 45,861 45,861 55,000 4.30% 45,861 100,861 - 44,679 44,679 60,000 4.35% 44,679 104,679 - 43,374 43,374 60,000 4.40% 43,374 103,374 - 42,054 42,054 65,000 4.50% 42,054 107,054 - 40,591 40,591 70,000 4.60% 40,591 110,591 - 38,981 38,981 75,000 4.65% 38,981 113,981 - 37,238 37,238 80,000 4.75% 37,238 117,238 - 35,338 35,338 85,000 4.75% 35,338 120,338 - 33,319 33,319 95,000 4.75% 33,319 128,319 - 31,063 31,063 100,000 5.00% 31,063 131,063 - 28,563 28,563 105,000 5.00% 28,563 133,563 - 25,938 25,938 115,000 5.00% 25,938 140,938 - 23,063 23,063 120,000 5.25% 23,063 143,063 - 19,913 19,913 130,000 5.25% 19,913 149,913 - 16,500 16,500 140,000 5.25% 16,500 156,500 - 12,825 12,825 145,000 5.40% 12,825 157,825 - 8,910 8,910 160,000 5.40% 8,910 168,910 - 4,590 4,590 170,000 5.40% 4,590 174,590 2.120.000 2.013.360 4.133.360 19,031 19,031 19,031 19,031 38,063 19,031 19,031 38,063 51,358 51,358 51,358 51,358 102,715 51,358 51,358 102,715 51,358 86,358 137,715 50,876 85,876 136,753 50,264 90,264 140,528 49,514 89,514 139,028 48,734 93,734 142,468 47,834 92,834 140,668 46,911 96,911 143,823 45,861 100,861 146,723 44,679 104,679 149,358 43,374 103,374 146,748 42,054 107,054 149,108 40,591 110,591 151,183 38,981 113,981 152,963 37,238 117,238 154,475 35,338 120,338 155,675 33,319 128,319 161,638 31,063 131,063 162,125 28,563 133,563 162,125 25,938 140,938 166,875 23,063 143,063 166,125 19,913 149,913 169,825 16,500 156,500 173,000 12,825 157,825 170,650 8,910 168,910 177,820 4,590 174,590 179,180 4.228.516 4.228.516 Annual TIF TIF Revenue Revenue (4,914) (4,914) (9,828) (21,454) (21,454) (42,908) (22,178) (22,178) (44,355) (22,916) (22,916) (45,831) (23,627) (23,627) (47,255) (24, 353) (24,353) (48,706) (25, 094) (25,094) (50,187) (25, 849) (25,849) (51,698) (26,619) (26,619) (53,238) (27,405) (27,405) (54,810) (28,206) (28,206) (56,413) (29, 024) (29,024) (58,048) (29, 858) (29,858) (59,716) (30, 708) (30,708) (61,417) (31, 576) (31,576) (63,152) (32,461) (32,461) (64,922) (33, 363) (33,363) (66,727) (34,284) (34,284) (68,568) (35,223) (35,223) (70,446) (36,181) (36,181) (72,362) (37,158) (37,158) (74,316) (38,154) (38,154) (76,309) (39,171) (39,171) (78,342) (40,208) (40,208) (80,415) (41,265) (41,265) (82,530) (42, 344) (42,344) (84,688) f 1.567.1861 (1.567.186) Levy- Annual Shortfall Shortfall + 5.00% 19,031 38,063 38,063 51,358 102,715 92,887 94,807 92,397 94,696 91,773 93,761 90,480 92,125 93,484 94,547 90,335 91,060 91,467 91,546 91,323 90,753 94,911 93,557 91,679 94,513 91,809 93,516 94,658 90,235 95,290 94,492 2.661.330 2 19,983 39,966 39,966 53,925 107,851 97,531 99,547 97,017 99,431 96,362 98,449 95,004 96,731 98,158 99,275 94,851 95,613 96,040 96,123 95,889 95,291 99,656 98,235 96,263 99,239 96,400 98,192 99,391 94,746 100,054 99,217 794.397 Prepared by Ehlers 1!22!2010 ~~~~~ .~--~ '~ y5r _ - - HYDROGEOLOGISTS ^ ENGINEERS ^ ENVIRONMENTAL SCIENTISTS February 2, 2010 John Grossman Executive Director Housing and Redevelopment Authority 1014' Street East Hastings, MN 55033 RE: Preliminary Environmental Due Diligence and Demolition Costs for 200 west 2nd Street, Hastings, MN Dear John: Per your request, Liesch Companies, Inc. Liesch) has developed preliminary costs for environmental due diligence and demolition at the above referenced property the Property}. It is understood that the City of Hastings the City) is currently pursuing acquisition of the Property. These preliminary costs will assist the City in its acquisition negotiations with the current owner of the Property. Liesch has prepared preliminary costs for the following: • Performance of a Phase I Environmental Site Assessment for the entire Property; • Performance of a Phase II Environmental Site Assessment for the Property; • Performance of a destructive, pre-demolition survey for portions of the existing structure that will be demolished under the direction of the City; • Performance of anon-destructive, pre-renovation survey for portions of the existing structure that will be renovated aspart of re-development; and • Demolition of portions of the existing structure that will be demolished under the direction of the City. Liesch has based its preliminary costs after its review of the following information: • Redevelopment Incentive Grant Application to the Dakota County Community Development Agency prepared by the City; • Select portions of Dakota County environmental files for the Property provided by the City; • Select portions of a Phase I Environmental Site Assessment prepared by URS Corporation for the Minnesota Department of Transportation (MnDOT}; and • Select aerial photos of the Property obtained by Liesch from the City and Google Maps. The following is a brief explanation of Liesch's preliminary cost estimates: Phase t Environmental Site Assessment Liesch estimates a cost of $2,000 to prepare a Phase I Environmental Site Assessment for the Property. Liesch has prepared the cost for the Phase I Environmental Site Assessment assuming it will be prepared in accordance with ASTM Practice 152?-O5. The Phase I Environmental Site Assessment will be prepared for the entire Property. Phase II Environmental Site Assessment Liesch's review of the above listed information identified the following potential contamination that would require further investigation as part of a Phase II Environmental Site Assessment: • Three dump sites on the Property identified as the Hudson Manufacturing Dump, the Hudson Riverfront Dump and the Hudson Incinerator Dump. • The presence of an underground storage tanks}along north side of the northwestern portion of the building. • Hudson Manufacturing manages a wide variety of hazardous chemicals in its manufacturing processes. • Hudson, or similar manufacturer, has been operating at the Property since 1909. www,liesch.com LIE$CH ASSOCIATES, INC, ^ 13400 15TH AVENUE NORTH ^ MINNEAPOLIS, MN 55441 ^ 7631489-3 100 ^ FAX: 7b3l489-3 f 01 John Grossman, Executive Director Housing and Redevelopment Authority February 2, 2010 Page 2 Based on the above, Liesch has developed a range of costs to perform a Phase II Environmental Site Assessment at the Property. This range of costs is $20,000 - $60,000. The lower end cost represents a Phase II Environmental Site Assessment that will provide information defining the presence of contamination. The upper end cost represents a Phase II Environmental Site Assessment that will provide information defining the extent of contamination. Destructive Pre-Demolition Surve Liesch has estimated a cost range of $7,500 to $11,500 to perform a destructive pre-demolition survey for the portion of the building to be demolished as identified on the attached figure. The survey would be completed to define the extent of hazardous materials (asbestos, lead paint, mercury containing materials, PCB containing materials, miscellaneous hazardous chemicals, etc.} required to be removed from the building prior to demolition. The survey will involve investigation of both visible hazardous materials as well as materials inside of structural components of the building to be demolished. This cost is based on the survey being conducted in accordance with MPCA requirements Non-Destructive Renovation Surve Liesch has estimated a cost range of $4,500 to $9,000 to perform anon-destructive pre-demolition survey for the portion of the building to be renovated as identified on the attached figure. The survey would be completed to define the extent of hazardous materials (asbestos, lead paint, mercury containing materials, PCB containing materials, miscellaneous hazardous chemicals, etc.} required to be properly managed during renovation activities. The survey will involve investigation of only visible materials. This cost is based on the survey being conducted in accordance with MPCA requirements. Building Demolition Costs Liesch enlisted the assistance of an experienced demolition contractor to develop preliminary demolition costs, Building demolition costs estimated for the portion of the building to be demolished as identified on the attached figure range from $300,000 to $425,000. This portion of the building consists of 48,000 s.f. of manufacturing and warehouse (single story) constructed in 1974 and 28,800 s.f. of warehouse and basement (three stories) constructed in 1948. The 1974 structure is constructed of 23-foot high concrete tip-up panels and the 1945 building is constructed of brick. This cost was developed after review of aerial photographs of the Property and photographs of the Property from Lock and Dam Road. Attached is a table summarizing the above discussed preliminary costs. Thank you for providing Liesch with the opportunity to prepare these preliminary costs. If you have any further comments or questions or need additional information in the future, don't hesitate to contact me at (763} 489-3136. Sincerely, SStCt S} aNC~ ~ :, LEEK AP UserlerichlHastings HRAIHudsanlPreliminaryGasts www.liesch.com THE LIESCH COMPANIES ^ MINNEAPOLIS ^ CHICAGO ^ LOS ANGELES ^ MADISON ^ MILWAUKEE ^ PHOENIX N~(~ ZZ ~~~ N °o= UN 2 W ~ V ro C .~ m ~a c 0 ~ u a ~ ' f ~ ~ ~ ux ~ ~ 0 0 ~, uouy~y Ve a d c c~ c~ C ~ a ~ a . a ~ ~ ~ ~ m ~ J ~ ~ i ~ ~ ~ _ c a s W z U? a H = z a a i ~ ~ , a ~ w ~ ~ o ~ .~ ~ N ~ ,~ ~ a ~, a . z ~ a ~ ~ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ ~ ~ .a ' E E c ~ a a ~. o ~ a d ~ ~. z ~ ~ ~ , ~ ~ a ~ ~ a ;~ p ~ ~ a ~ ~ C ~ E ~ U ~ ° ~ e ~ ~ ~ [~ ~ ~~ ~ O ~. lm~~a~~r~~~t Mar 31, 2ppd - fieb 12, ~p~ a°~ r"°• MnDoT .~ :--^ `~ `~ ~ `~ ~~~ ~ ~ ~ * ~ ~ ~' 114 end Street West, Hastings, Minnesota 55033 Jan 10 ~ ~= -- ~- ~ - ' Figure ~hydragealagu;s ~ Engine?rs ~ Ewironmenta'~ 5ciertisls Aeriai Top View 1 Minneapolis ~ Chicago ~ l.as Angeles ~ Madison ~ M~~~~aukee ~ Fhaen~~