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October 24, 2016 Page 3 State Rules Governing Completion of an Environmental Assessment Worksheet (EAW). Due to its size (over 375 attached units), State Rule 4410 requires preparation of an EAW to evaluate and identify existing environmental conditions and identifies the impacts of this proposed development with regard to land use, soils, fish/wildlife, historical property, water resources, sewer, water, and transportation infrastructure and any potential noise, odor, light, or visual impacts. As part of this document, a full traffic study is being prepared that evaluates 10 intersections and associated roadways. Completion of this document is led by the city, and the recommendations from it will be critical to informing the design and preliminary plat and PUD preliminary development plan. Minnesota Pollution Control Agency. Upon analysis of the property through the purchase, a Phase I and Phase II Environment Assessment were completed and identified several sources of contamination on the property, which will need to be properly handled and remediated through the process established by the Minnesota Pollution Control Agency. Hennepin County Transportation. Kenzie Terrace is a County Road and coordination with their plans and needs regarding changes or upgrades to Kenzie Terrace is required. Minneapolis Park and Recreation Board. The land under which Stinson Parkway is built is considered MPRB parkland, not right-of-way. Therefore, special review and provision must be made for any upgrades or impacts to Stinson Parkway, given its designation as parkland and the MPRB jurisdiction. Mississippi Watershed Management Organization. This development will be subjected to the rules of the MWMO and the city regarding pollutant loading reduction, discharge rates and volumes, and flood elevations. State Statute Governing Manufactured Home Park Closure. The closure of manufactured home parks are subject to statute related to the closure and removal of the manufactured homes. A precise procedure must be followed regarding the closure of the park, starting with a nine month notification (commenced on June 15). COMPREHENSIVE PLAN GUIDANCE The enclosed exhibit summarizes the land use guidance in the city’s Comprehensive Plan for this area. The Comprehensive Plan’s Land Use Plan discusses the following items related to the site at 2501 Lowry Avenue: • It acknowledges Lowry Grove as a source of affordable housing in the community • It recognizes its age and condition • It states that any changes in land use would be initiated by the landowner, not proactively by the City. • It states that any change in land use would require proper notification and provision for re- location under state statute. • It states the importance of provision of affordable housing in this area to the community. • It outlines a general vision, should the property re-develop, that includes a mix of multi- family housing (“townhomes and condominium apartments”)