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HomeMy WebLinkAboutCouncil Information Memorandum 11-21-2007I DUMMY CITY OF PLYMOUTH COUNCIL INFO MEMO rp) November 21, 2007 UPCOMING MEETINGS AND EVENTS Nov & Dec 2007, & Jan 2008 Official City Meeting Calendars ........................................... Page 1 Tentative List of Agenda Items for Future City Council Meetings ....................................... Page 7 INFORMATION News Articles, Releases, Publications, Etc ... News Release —Comprehensive Plan Update on Dec 5 ......................................................... Page 8 Article - Electronics Recycling Halted at Mega Mall, Star Trib............................................ Page 9 Article — Edina Residents See Red Over Murky Water, Star Trib........................................ Page 10 PlymouthMarket Trends...................................................................................................... Page 13 CORRESPONDENCE Letter From Resident RE: Yard Waste Attendant................................................................ Page 14 Letter To Homeowners RE: Prelim Plat for Duke Realty 2007107 ..................................... Page 15 Letter To Homeowners RE: Site Plan Amendment for Messiah United Methodist Church (2007099).............................................................. Page 16 Letter To Homeowners RE: Site Plan Amendment for RJM Const (2007106) .................... Page 17 LEGISLATIVE ITEMS Letter From MFRA RE: Merger With Schoell Madson ..... .. Page 18 OFFICIAL CITY MEETINGS November 2007 Sunday Monday Tuesday I Wednesday Thursday Friday Saturday 1 2 3 Oct 2007 S M T WT F S Dec 2007 S M T W T F S 1 7:00 PM HUMAN RIGHTS COMMISSION, Medicine Lake Room 1 2 3 4 5 6 7 8 9 10 11 12 13 2 3 4 5 6 7 8 14 15 16 17 18 19 20 9 10 11 12 13 14 15 21 22 23 24 25 26 27 16 17 18 19 20 21 22 28 29 30 31 23 24 25 26 27 28 29 30 31 4 5 6 7 8 9 10 DAYLIGHT SAVINGS ENDS - set Clocks back 1 hour 7:00 PM PLANNING COMMISSION MEETING, Council Chambers 7:00 PM PARK 8 REC ADVISORY COMMISSION (PRAC), Council Chambers 11 12 13 14 15 16 17 VETERANS DAY (OBSERVED), City Offices Closed 530 PM SPECIAL COUNCIL MEETING- Water and Sewer Comp Plan, Medicine Lake Rom 7:00 PM REGULAR COUNCIL MEETING. Council Chambers 7:00 PM ENVIRONMENTAL QUALITY COMMITTEE (EOC), Medicine Lake Rooms A 8 8 18 19 20 21 22 23 24 6.00PM YOUTH ADVISORYCOUNCIL, C..—(Chamber. THANKSGIVING HOLIDAYCit ( Y Offices closed) THANKSGIVING HOLIDAY (City Offices closed) 25 26 27 28 29 30 6;00 PM SPECIAL COUNCIL MEETING- 7:00 PM PLYMOUTH ADVISORY Cdy Manager Annual Performance Review, Medicine Lake Room TOO PM REGULAR COUNCIL MEETING, Council Chambers COMMITTEE ON TRANSIT (PACT) , Medicine Lake Room A modified on 11/19/2007 Page 1 OFFICIAL CITY MEETINGS December 2007 Sunday Monday Tuesday Wednesday Thursday Friday Saturday Jan 2008 % ` Nov 2007 S M T W T F S S M T W T F S 1 2 3 1 2 3 4 5 4 5 6 7 8 9 10 6 7 8 9 10 11 12 11 12 13 14 15 16 17 13 14 15 16 17 18 19 18 19 20 21 22 23 24 20 21 22 23 24 25 26 25 26 27 28 29 30 27 28 29 30 31 2 3 4 S 6 7 8 200 PM 5.00 PM OLD FASHIONED CHRISTMAS - Plymouth Historical Society Building Truth in Taxation Heafin 7:00 m. 9 p Council Chambers - CHANNUKAH BEGINS AT SUNSET 7:00 PM PLANNING COMMISSION MEETING, Council Chambers ER ANNUAL :00PM, e Room F 9 10 11 12 13 14 15 7.00 PM TRUTH IN TAXATION MEETING CONTINUED (IE NECESSARY), Council Chambers 5:30 pm Council Study Session Multiple Animal Licenses, TIF, Outlots Metlicine Lake Room 7:00 PM ENVIRONMENTAL QUALITY COMMITTEE (EQC), Medicine Lake Rooms A & B 7:00 PM PARK & REC ADVISORY COMMISSION (PRAC), Council Chambers REGULAR COUNCIL MEETING, Council Chambers 16 17 18 19 20 21 22 7:00 PM PLANNING COMMISSION MEETING, Council Chambers 23 24 25 26 27 28 29 CHRISTMAS EVE, CHRISTMAS DAY, City Offices closed City Offices closed 30 31 New Years Eve Event Plymouth Ice Center 6 - 9pm modified on 11/19/2007 Page 3 OFFICIAL CITY MEETINGS January 2008 Sunday Monday Tuesday Wednesday Thursday Friday Saturday 1 2 3 4 5 Dec 2007 S M T W T F S NEW YEAR'S DAY (City Offices closed) 7:00 PMPLANNING COMMISSION MEETING, Council Chambers 1 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 6 7 8 9 10 11 12 7,00 PM REGULAR COUNCIL MEETING, counnl cnambers 7:00 PM ENVIRONMENTAL QUALITY COMMITTEE (EQC), Medicine Lake Rooms A & B 7:00 PM PARK & REC ADVISORY COMMISSION (PRAC), Council Chambers 13 14 15 16 17 18 19 Board & Commission Interviews 6:30 pm Medicine Lake Room 7:00 PM PLANNING COMMISSION MEETING, council Chambers 20 21 22 23 24 25 26 MARTIN LUTHER KING7.00 JR. BIRTHDAY (Observed) - City Offices Closed PM REGULAR COUNCIL MEETING, Council chambers 7:00 PM PLYMOUTH ADVISORY COMMITTEE ON TRANSIT (PACT) , Medicine Lake Room A 27 28 29 30 31 Feb 2008 s ,I T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 l8 19 20 21 22 23 24 25 26 27 28 29 modified on 11/19/2007 Page 5 Tentative Schedule for City Council Agenda Items December 3, Truth in Taxation Hearing, 7:00 p.m. Council Chambers December 10, Continued Truth in Taxation Hearing (if necessary), 7:00 p.m. Council Chambers December 11, Special, 5:30 p.m., Council Chambers • Discuss reports received on multiple animal licenses, tax increment financing, and outlots 0 View Hilde Performance Center plans December 11, Regular, 7:OO p.m., Council Chambers • Consider adoption of Comprehensive Plan. City of Plymouth. (2005050) • Adopt 2008 Budget, Levy, and CIP • Recognition of the 2007 Citizens' Academy graduates • Approve 2008 Amusement Licenses • Approve 2008 Target and Trap Shoot License • Approve 2008 Gasoline Service Station Licenses • Approve 2008 Tobacco Licenses • Approve appointment of Health Officer • Adopt utility rates for 2008 • Set January 22, 2008 as date of project hearings for 2008 street. reconstruction/mill and overlay projects January 8, Regular, 7:00 p.m., Council Chambers • Appoint 2008 Deputy Mayor • Appoint 2008 City Council Secretary • Designate 2008 Official Newspaper • Appoint 2008 Official Depositories January 15, Special, 6:30 p.m., Medicine Lake Room • Board and Commission interviews January 22, Regular, 7:00 p.m., Council Chambers • Project hearings on 2008 street construction/mill and overlay projects Note: Special Meeting topics have been set by Council; all other topics are tentative. Page 7 City of Plymouth News Release For Immediate Release November 19, 2007 Contact: Steve Juetten, 763-509-5401 Planning Commission Set to Consider Comprehensive Plan Update on Dec. 5; Plymouth City Council to Review All Elements of Plan on Dec. 11 The update of Plymouth's primary long-term planning tool, the Comprehensive Plan, will hit a milestone in December. The Planning Commission will hold a public hearing on all elements of the plan on Dec. 5. The City Council is set to review the proposed plan on Dec. 11. Both meetings will start at 7 p.m. and be held at Plymouth City Hall, 3400 Plymouth Blvd. Following City Council review, the plan will be forwarded to neighboring communities for a six month review period. After that, the Metropolitan Council will review the plan with an eye toward ensuring that Plymouth is complying with key regional plans. The December meetings will culminate more than two years of analysis and citizen participation. Community Development Director Steve Juetten notes that along with the public, various citizen boards that work on parks, housing, transit and environmental issues have reviewed draft chapters of the plan. In addition, the City Council and Planning Commission publicly reviewed and discussed each draft chapter individually at study sessions and regular meetings. Both the City Council and Planning Commission took public comment throughout the update process. At the December meetings, the Planning Commission and City Council will consider the document as a whole. Once the plan is adopted, it will serve as the blueprint for development and redevelopment through 2030. The next overall review and possible update will not occur for ten years. State law mandates that while comprehensive plans address planning for 20 years, they must be reviewed and updated, if needed, every ten years. A comprehensive plan provides a long-range vision for community growth and change. It also details the public infrastructure needed to serve the community. Consequently, comprehensive plans are a collection of detailed plans that address land use and various public facilities. These component plans include: land use; housing; surface water; transportation; parks, trails and open spaces; water supply and distribution; sanitary sewer; and public facilities. Both the Dec. 5 and Dec. 11 meetings will be televised live on cable television channel 16 in Plymouth. M Page 8 Electronics recycling effort overwhelmed by public, forced to halt operations at megamall , Star Tribune A three-day effort in Bloomington to collect electronics for recycling was halted today because of an overwhelming response from the public. In the 19 hours that items were received at a parking lot across from the Mall of America starting Friday, more than 1 million pounds was collected, said an official with Materials Processing Corp. (MPC) of Eagan. The material filled 86 trucks, leading MPC officials to reluctantly decided that that was all they could handle. At 5 this morning, an hour before Day 2 of the effort was to begin, 20 cars were! waiting in line to drop off electronics. When the operation was halted, some people in line were turned away. Looking ahead, Todd Schachtman, president of global sales for MPC, said the company is handing out written material on other free dropoff sites, and the mall is considering a similar event tied to Earth Day (April 22, 2008). PAUL WALSH Page 9 Edina residents see red over murky water littp://www.startribune.com/106/v-print/story/I558036.Inml StarTribune.com MINN EAP 0LIS -ST. PAUL, MINNESOTA Edina residents see red over murky water Aging pipes and warm weather have combined to color tap water in houses. Some residents say they're afraid to use it to cook or bathe. By Mary Jane Smetanka, Star Tribune Last update: November 17, 2007 — 10:09 PM At first, the water on the 4000 block of Edina's Lynn Avenue was yellow. Julie Banker apologized to guests, explaining that the toilets had been flushed. Then Nan Schwappach's water turned brown, and last spring she started taking showers at her health club. Up and down the street, laundry was stained with what looked like rust spots. The problem ebbed and flowed all summer, but the topper may have come one day in September, when Tara Bizily turned on the faucet and what looked like muddy water poured out. It was so bad that she took a picture. "It was definitely brown and it had tiny things floating in it," she said. Aging cast-iron city water pipes and an unusually warm summer appear to have created the problem in the Morningside neighborhood, in Edina's northeast corner. Next spring, the city will begin scouring rust from the inside of pipes and reline them with cement or plastic, starting with the area around Lynn Avenue. Within two to three years, all of the 4.1 miles of old cast-iron pipe in the neighborhood should be done, said Wayne Houle, the city's director of public works. The city has budgeted $1.4 million over three years for the job. "All indications from the [state] Department of Health and our experts here is that the reddish color, even though it is high in turbidity and high in iron, is still safe water," he said. Water is 'perfectly acceptable' For now, the city has been opening hydrants in the area to flush water pipes, and residents say that has improved water quality. And the winter should bring a reprieve: Once water temperatures at the source -- the Mississippi River -- dip below 50 degrees, the problem should be gone, or mostly gone, until next year. But Houle admitted the problem could return in spring. Enough residents complained that earlier this month the Edina City Council called in a phalanx of experts. Two engineers testified that the water was safe to drink, though it might fail aesthetic standards for clarity. Morningside gets its water from the city of Minneapolis. Chris Catlin, Minneapolis. superintendent of water plant operations, told the council that water leaving Minneapolis' Page 10 I of 3 11 / 19/2007 8:53 AM Edina residents see red over murky water littp://www.startributie.coin/I06/v-print/story/I 558036.1itnil treatment plant "is very high quality, and we're very proud of that. Unfortunately, that doesn't end the story." Edina has old water mains made of untreated cast iron. Rust that can harbor non -disease -causing bacteria formed on the inside of pipes, Catlin said. While that's "not terribly sanitary," he said, it does not cause disease. "Ninety-nine percent of the time this is of no consequence to anyone," he said. "The water just goes by and what's transmitted in these pipes is perfectly acceptable." But sometimes chemicals that are added during the water treatment process make the water more acidic, loosening deposits in the pipes and sending them into people's homes, Catlin said. This year, some homeowners in Minneapolis as well as Columbia Heights, another city with old water pipes, have reported yellow, red or brown water. "This year has been rougher than most," Catlin said. "From a real solid health standpoint... the water leaving our plant is meeting all the requirements and actually at the users' tap, it's meeting all the regulations." But, he said, the discoloration is "a concern and we want to get it remedied." Eager for a fix Catlin said that for about a decade, Minneapolis has been relining its aging water pipes with cement. This year, it shared the contractor with Columbia Heights, and Catlin said the same could be done for Edina next summer. The work can be done only in warm weather because during repair, homeowners get their water through temporary pipes laid on top of the ground. If the work were done in the winter, those pipes would freeze. Residents are eager for the problem to be fixed. Though the city has offered a free rust remover for laundry, residents say some stains have proved impossible to get out. Many have spent hundreds of dollars installing water purification systems and replacing water heaters, washing machines and coffee makers. Banker wouldn't use the water to even cook pasta, and she took her two smallest children to her parents' house in Plymouth for baths. Like Schwappach and Bizily, she faults the city for not planning ahead to deal with aging pipes. "I understand it's below ground and people don't see it so they don't think of it ... but in the hierarchy of needs, this seems to be at the top of the list," Banker said. Bizily, a physician, said that when she and her husband moved into their house two years ago and noticed the discolored water, neighbors said they'd had it for "eight, nine and 10 years." She bought bottled water, then began driving to her sister's house in Minneapolis once a week to fill water jugs. When her parents came from Duluth for visits, they routinely brought along a 5 -gallon jug of water. Bizily's 2 -year-old son bathes in the water, and she is expecting her second child in December. As a doctor, she said, "my main concern with the water all along was health Page 11 2 of 11/19/2007 8:53 AM Edina residents see red over murky water and safety." littp://www.startribune.coiWI06/v-pi-int/story/i 558036.fitml She and Banker paid to have the water tested. Although a high coliform bacteria count turned out to be caused not by the water but by a contaminated faucet, Bizily was unnerved that on her block, the water was low in chlorine. "You do not have the disinfectant there, so it's a prime system for bacterial growth," she said. No one has been sick, she said, though some neighbors say iron in the water has left them constipated. City engineers say chlorine is higher now after pipe flushing, and they have pledged to retest the water when the water temperature drops. "Maybe I've been more cautious than I need to be, but I don't want to find out later that there was something in there that we didn't know about that's causing a problem," Bizily said. "We joke about moving, but this is the house we bought to raise our children in. "To be honest, if I came in and turned on the water and saw it was yellow, I wouldn't bid on the house." Mary Jane Smetanka • 612-673-7380 Mary Jane Smetanka • smetan(@startribune.com © 2007 Star Tribune. All rights reserved. Page 12 3 of 3 11/19/2007 8:53 AM MEMO CITY OF PLYMOUTH 3400 PLYMOUTH BOULEVARD, PLYMOUTH, MN 55447 DATE: November 27, 2007 TO: Laurie Ahrens, City Manager FROM: Jan Olsson Appraiser Supervisor SUBJECT: Plymouth Market Trends The City of Plymouth is experiencing a sluggish real estate market in the residential sector. The number of foreclosures is up but not drastically like in other communities such as Brooklyn Center and Brooklyn Park, where it has become the norm. The statistics in Plymouth indicate that property owners are opting for quick sales or short sales rather than face the possibility of foreclosure. Property owners read the headlines and assume that every property is over assessed. We are finding that the 2007 assessment values are (in most cases) in line with the current market; except for townhomes and condominiums. The heavy saturation of townhomes and condominiums has affected that market with lower sale prices and incentives to buy; similar to the apartment market a few years ago. The 2007 estimated market values were set from sales occurring in 2006 when sales were at the end of high appreciation. The 2008 estimated market values (based on sales from 2007) show areas where values have remained flat or have even depreciated. The adjustments in the assessing office for the 2008 assessment are based on neighborhoods, types of housing and location. There will be no general market increase against all residential market values. This past season we have spent the majority of our time looking at the allocation between land and building values. The land continues to appreciate while some of the building values are depreciating. There will be areas in Plymouth that increase in value, some that remain flat and some that decrease in value. As stated in the first paragraph, Plymouth is in good shape compared to some neighboring jurisdictions. Our assessment values are based on the market and we will continue to watch that market closely. Page 13 From: Judith Olson [mailto:wonderwomantoo@msn.com] Sent: Mon 11/19/2007 8:15 PM To: Kelli Slavik Cc: Sandy Hewitt; Jim Willis; Tim Bildsoe Subject: Kudos To Our Plymouth Yard Waste Attendant / City Ambassador!! Ms. Slavik and Council Members: I am a Plymouth resident who makes extensive use of our valuable Yard Waste Facility throughout the year. I am extremely impressed with the excellent job that our Yard Waste Attendant does. He is always friendly, helpful and creative as can be seen by his "artistic gardening touches" showing us all what you can do with Mother Nature's "recycled materials". As an Ambassador for the City of Plymouth, our Yard Waste Attendant meets and greets an enormous amount of the City's residents throughout the season aiding in the attraction of people to the City of Plymouth and giving the City a touch of humaness. Who is this friendly face? A number of us would like to know more about our trusted helper. I would like to nominate our Yard Waste Attendant to be featured in our "upcoming" Plymouth newsletter as a "special interest story" so that the public that he serves can get to know him and give him a "public job well done" recognition. It would be fitting to feature this story as the Yard Waste season comes to an end in 2007 with the enormous mounds of leaves and brush that would provide an impressive photo background for his story and which are his "office environment" when on the job. Please add your official voice to many of our "individual Thank You's" and feature this gentleman in our upcoming newsletter. Thank you. Sincerely, Judith M. Olson 4605 Weston Lane N. Plymouth, MN 55446 (P) 763.559.8317 Page 14 Y of Plymoutn Adding Quality to Life November 21, 2007 SUBJECT: PRELIMINARY PLAT FOR DUKE REALTY (2007107) Dear Property Owner: Pursuant to the provisions of the Plymouth Zoning Ordinance, this letter is to inform you of an application by Duke Realty, under File No. 2007107, requesting preliminary plat approval for the roughly 20 -acre site located at 975 Nathan Lane. The requested preliminary plat application would plat the site to a lot/block status, replacing the current lengthy metes and bounds legal description. There would be no physical changes to the site as a result of the platting. Hennepin County records indicate your property is within 750 feet of this site. You are hereby notified of, and cordially invited to attend a Public Hearing to be held by the Plymouth .Planning Commission at 7:00 p.m., on Wednesday, December 5, 2007, in the Council Chambers at Plymouth City Hall, 3400 Plymouth Boulevard. The public will be invited to offer questions and comments concerning this application at that time, or feel free to call the City Planning Department at (763) 509-5450 for more information. INFORMATION relating to this request may be examined at the Community Development Information Counter (lower level), on Mondays and Wednesday through Friday from 8:00 a.m. to 4:30 p.m., and Tuesdays from 8:00 a.m. to 6:00 p.m., except holidays. Sincerely, Barbara G. Senness, AICP Planning Manager 2007107propnotice 3400 Plymouth Blvd • Plymouth, Minnesota 55447-1482 • Tel: 763-509-5000 • www.d.ptymouth.mn.us Page 15 f : City of lymouth Adding Quality to Life November 21, 2007 SUBJECT: SITE PLAN AMENDMENT, CONDITIONAL USE PERMIT AMENDMENT AND VARIANCES FOR MESSIAH UNITED METHODIST CHURCH. (2007099) Dear Property Owner: Pursuant to the provisions of the Plymouth Zoning Ordinance, this letter is to inform you of a request by Messiah United Methodist Church, under File No. 2007099, for a site plan amendment, conditional use permit amendment, and variances to allow a 15,430 -square foot church expansion for property located at 17805 County Road 6. Hennepin County records indicate your property is within 500 feet of the site of this proposal. You are hereby notified of, and cordially invited to attend a Public Hearing to be held by the Plymouth Planning Commission at 7:00 p.m., on Wednesday, December 5, 2007, in the Council Chambers at the Plymouth City Hall, 3400 Plymouth Boulevard. The public will be invited to offer questions and comments concerning this application at that time, or feel free to call the City Planning Department at (763) 509-5450 for more information. INFORMATION relating to this request may be examined at the Community Development Information Counter (lower level), on Mondays and Wednesday through Friday from 8:00 a.m. to 4:30 p.m., and Tuesdays from 8:00 a.m. to 6:00 p.m., except holidays. Sincerely, Barbara G. Senness, AICP Planning Manager 2007099propnotice 3400 Plymouth Blvd • Plymouth, Minnesota 55447-1482 • Tel: 763-509-5000 • www.ci.plymouth.mn.us ,�+v Page 16 .� City of lymouthA Adding Quality to Life November 21, 2007 SUBJECT: SITE PLAN AMENDMENT AND INTERIM USE PERMIT AMENDMENT FOR RJM CONSTRUCTION. (2007106) Dear Property Owner: Pursuant to the provisions of the Plymouth Zoning Ordinance, this letter is to inform you of a request by RJM Construction, under File No. 2007106, for a site plan amendment and interim use permit amendment to allow a parking lot expansion for property located at 5455 State Highway 169. The parking expansion would be used by the adjacent property to the south located at 9600 — 54`1' Avenue North. Hennepin County records indicate your property is within 500 feet of the site of this proposal. You are hereby notified of, and cordially invited to attend a Public Hearing to be held by the Plymouth Planning Commission at 7:00 p.m., on Wednesday, December 5, 2007, in the Council Chambers at the Plymouth City Hall, 3400 Plymouth Boulevard. The public will be invited to offer questions and comments concerning this application at that time, or feel free to call the City Planning Department at (763) 509-5450 for more information. INFORMATION relating to this requestmay be examined at the Community Development Information Counter (lower level), on Mondays and Wednesday through Friday from 8:00 a.m. to 4:30 p.m., and Tuesdays from 8:00 a.m. to 6:00 p.m., except holidays. Sincerely, Nk)'m 5thw " Barbara G. Senness, AICP Planning Manager 2007106propnotice 3400 Plymouth Blvd • Plymouth, Minnesota 55447-1482 • Tel: 763-509-5000 • www.ci.Plymouth.mn.us Page 17 ;FranB Boos 3oclates, Inc. Engineering • Planning • Surveying iy�-c A' DATE: 16 November 2007 Nw � 1 TO: Our Valued Friends and Clients �9?Opp FROM: Jeff Roos, President SUBJECT: McCombs Frank Roos and Schoell Madson Join Forces We are happy to announce that McCombs Frank Roos Associates, Inc. and Schoell Madson, Inc. have formally merged their firms as of today. The result is a new company with considerable professional resources in the areas of planning, engineering, surveying, landscape architecture and environmental design. Jeffrey Roos, President of McCombs Frank Roos, and Dana Swindler, CEO of Schoell Madson both commented that the main purpose of merging two companies was to provide better services to clients and greater opportunity to employees. Mr. Roos said, "MFRA has been emphasizing the concept of value-added services in which our designs improve the return on investment to our clients. When we looked at Schoell Madson, we saw the same client advocate attitude and knew they would be a good tit. The economy will rebound, and we will be in a position to help clients jump-start new projects and get on the recovery track." Dana Swindler agreed and said, "I'm very optimistic about the future of our industry and this company. There are great opportunities out there and we will help our clients find them." The new company will go forward as McCombs Frank Roos Associates, Inc. It now boasts a staff of over 80 professionals and specialized technicians in three offices, Plymouth, Forest Lake and Elk River. The new firm can take on projects of greater size or complexity. Contacts are Dana Swindler or Bill Weber at 763-476-6010. 14800 28th Avenue North • Suite 140 • Plymouth, Minnesota • 55447 phone 763/476-6010 • fax 763/476-8532 E-mail: mfra@mfra.com Page 18