2015.09.02 EDC Packet - Laserfiche WebLink

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because of company specific needs, like high tech lab or flex space that are not easily found in existing vacant square footage. The industrial market is performing better than the office market, as most available vacant industrial space is older and doesn't meet the more modern, high -finish flex space needs users demand. This, coupled with rising rental rates of existing industrial spaces, has correlated into construction of new speculative space in the Twin Cities. BLOCK B Use Block B is best suited for an office user based upon it having frontage on the 2nd busiest intersection in the metro area. Additionally, an office user will generate a higher market value building, helping to overcome higher development costs that will be incurred by addressing environmental and geotechnical issues. Environmental Old Miller Dump operated in the 1960's, and up to 1,000,000 cubic yards of garbage and demolition materials were placed into a former pond and wetland area. In 2008 the City initiated a dump closure plan for the east side of New Brighton Exchange under an MPCA approved Response Action Plan. Complete removal of the dump was not economically feasible, so the plan consisted of removing and consolidating some of the dump material from the periphery to create clean, developable blocks around the dump (Blocks A, C, D, and F). The dump material not removed from New Brighton Exchange was consolidated on Blocks B and E under a clean cover. The street frontage of Block E was cleaned of dump material, with the remaining portion of this block impacted by dump material and may be used for parking (CSI option deal). Additionally, a landfill gas collection system was constructed to passively vent the landfill gas to the atmosphere, which is produced by decaying garbage in the dump. As part of the dump closure, a stormwater collection pond was also created to serve the surrounding development blocks. The dump presents geotechnical and soil gas vapor concerns for future development. Old Miller Dump continues to decompose and generate landfill gas, which includes methane, an explosive gas that present a risk to future buildings. This is one of the most challenging aspects of developing Block B. The MPCA has become increasing cautious about developing on top of dumps because of vapor intrusion concerns for buildings. Additionally, the dump materials and underlying swamp deposits are not stable and building foundations will have to address settling issues by piling through the garbage to stable soils. Piled foundations and vapor gas mitigation systems within the building significantly increase construction costs. Development of Block B will require MPCA review and approval of a Response Action Plan, which also adds additional costs and time to the development schedule. Barr Engineering staff will provide greater details on the environmental concerns during the meeting.