Master site plan and/or site plan illustrating exact dimensions and number of parcels for the specific site being submitted for certification

• Minimum of 20 contiguous developable acres

• Master site plan provided, which clearly delineates Lot 9 as a 114.4-acre site being proposed for certification
• Business Park Development Study

Aerial photograph illustrating the specific site being submitted for certification as well as the surrounding properties

• Aerial photo of the Sparta South Pointe Business Park has been submitted which highlights the surrounding uses, including an industrial operation toward the west and sparse residential toward the eastern and southern borders of the site

ALTA Survey (American Land Trust Association) inclusive of site being submitted for certification

• ALTA survey covering the entire site was performed in August 2017 and produced during the field investigations
• ALTA map
• Details document

Floodplain map (FEMA-produced FIRM map)

• No part of the site may be located on (or directly adjacent to) a floodplain

• FEMA-produced FIRM map submitted (January 2017)
• No part of site is on or directly adjacent to a floodplain

Flight path specifications (if site is within 2 miles of an airport)

• Documentation (letter or map from FAA) indicating any restrictions related to airport proximity

• Not proximate (within 2 miles) of any airport; nearest airport is small, military and ~6.0 miles northeast of site
• FAA letter

Ownership – entire site must be wholly controlled by a single owner with documented willingness to sell to an industrial user

• Site is wholly owned by the City of Sparta
• The intent to sell has been documented (March 2017).
• Documentation of past transition of ownership has been produced.

Asking price – current asking price for sale or lease of the land must be indicated

• Documentation of asking price on a per-acre basis

• Asking price for the land is stated as $15,000/acre.

Topography – no significant topography issues that could present major obstacles to industrial development of the site

• Topographic map with clearly defined contour intervals of 2’ or less

• Current topographic map of the Sparta South Pointe Business Park has been produced
• Site presently slopes slightly downward from south to north of the property with the high point (880’) and low point (824’), which results in an elevation change of approximately 55 feet (excluding an isolated mound at the south boundary of the site)

Easements – site not intersected by utility or any other easement that would prevent development of 20 contiguous acres of the site

• Maps of all utility infrastructure directly proximate to (or intersecting) the site

• ALTA survey covering the entire site was performed in August 2017 and produced during the field investigations highlighting all easements on the site
• Easement No. 9 and No. 11 on the ALTA survey were blanket easements and further investigation revealed that Easement No. 9 expired in 1966. Easement No. 11 allows the Monroe County Telephone Company (MCTC) to install an underground telephone line on the property, but stipulates that MCTC must remove or move any line on the site within 10 days’ notice from the owner if the site is to be commercially developed. No telephone line was found on the site.

Wetlands – demonstrate that a user can utilize 20 contiguous acres that are not affected by wetlands

• Wetlands delineation study was conducted (March 2017) by the Department of Natural Resources and provided during the field investigations
• The study highlights a small wetland (Wetland 1) situated along the northern boundary of the site, which could potentially be completely avoided in development of the site.

Environmental assessment – no known environmental impediments to immediate industrial development

• Phase I within the past 2 years; Remediated sites provide completed. Phase II and documentation of liability protection

• Phase I ESA completed July 2016; de minimus finding of a REC (full oil drum on ground next to barn).
• Documentation regarding the removal of oil drum has been provided and no further investigation is warranted at this stage.

Geotechnical

• Minimum of 5 soil borings (for 20-acre site); no presence of sink holes or limestone caves; suitable water content/water table depth

• Initial geotechnical study completed in August 2016 included 10 soil borings dispersed across a larger area ~180 acres, inclusive of the site proposed for certification. Three of those soil borings terminated at auger refusal on weathered sandstone at depths of less than 10 feet from surface, with two as shallow as 3 to 4 feet.
• During field investigation, Deloitte suggested that additional soil borings should be conducted on the 114.4-acre site proposed for certification in order to establish a more thorough investigation of subsurface conditions on the site.
• The City of Sparta commissioned a second geotechnical analysis consisting of 15 additional soil borings distributed across only the 114.4-acre site. Nearly all the additional borings encountered weathered sandstone at depths below surface of less than 10 feet, and in several of these borings, auger refusal was encountered at 3 to 6 feet.
• The significant presence of weathered sandstone at depths of less than 10 feet across multiple areas of the site may significantly increase the cost and timing required for site preparation on the site, particularly if pits or deeper foundations are required.

Archaeological/Historical

• No known archaeological/historical impediments to immediate industrial development

• Archaeological survey conducted in July 2016 by personnel from Mississippi Valley Archaeology Center of proposed business park (including entirety of the site)
• No artifacts were discovered on site and no concerns exist regarding any archaeological or historical impediments

Endangered species

• No known impediments to immediate industrial development related to endangered species

• Endangered resources review completed on July 26, 2016 by the Department of Natural Resources covering the entire area of the business park
• Study indicted no presence of endangered resources within the study area

Fire protection

• Fire Insurance Classification Rating
• Distance to the nearest servicing fire department

• Class 3 rating applies to the community. The site is 2 miles from the City of Sparta Fire Department.

Industrial zoning (or equivalent) currently in place, or zoning change procedure underway as of field investigation

• Zoning certificate and relevant ordinance; or, letter from municipal authorities communicating status of zoning change procedure as of field investigation date

• The Sparta South Pointe Business Park has a zoning of M-3
• The M-3 Manufacturing Industrial Park District is intended for use as industrial park with a detailed master plan and development standards. The permitted uses allow for light manufacturing and heavy manufacturing has been mentioned as a conditional use on the site.

Surrounding area zoning – zoning of surrounding properties compatible with industrial development of site

• Comprehensive Plan of area (if applicable)
• Zoning map of area including site (if applicable)
• Existing/planned zoning of surrounding land
• Codes, Covenants, and Restrictions on site and surrounding sites, as applicable

• A preliminary comprehensive zoning map of the area and surrounding uses was produced by the city
• The residential area to the northeast of the park has also been zoned M-3 and hence will not present a concern for development
• Business park covenants

Proximate electric power infrastructure availability and capacities

• Utility maps indicating location and current size/capacity of proximate transmission lines, distribution lines, and substations; available capacity that could be provided to the site for each of the above

• Xcel Energy provides transmission and distribution-level service to the region
• The city of Sparta is served by two main substations (Sparta substation and Monroe County substation).
• The Sparta substation consists of two 28 MVA transformers and is served by the transmission lines from Xcel Energy
• Xcel Energy can provide service to the business park from the Monroe County substation (~2 miles from the site), which has 22 MVA available capacity and a 12.5kV distribution line that currently terminates across Hwy 27, adjacent west of the site

Detailed description of dual feed potential (current or proposed redundant service)

• Overview (and map) illustrating dual feed electric service routes, including location, size and capacity of each node of delivery (substation, distribution line, etc.)

• There is potential to provide dual feed service to the site from Sparta substation, which has two 28 MVA transformers

Introduction of any proposed improvements to/extensions of electric service to the site

• Cost, timing and funding responsibility of any improvements required to provide proposed service to the site

• An extension to serve the site has been proposed from the distribution line service to the Tyson facility located across from Highway 27 and this overhead extension will utilize the existing easement to cross Highway 27
  • After crossing Highway 27, the distribution line will be situated underground to serve all end users on the business park

Proximate natural gas infrastructure availability and capacities

• Utility maps indicating location and current size/capacity of proximate transmission lines, distribution lines, delivery points, etc; Available capacity that could be provided to the site for each of the above

• The current infrastructure includes a 2-inch line extending along Highway 27 that serves current customers but does have adequate available capacity
• There is another existing 4-inch line along Highway 27 that can be extended to provide service to the site. The 2,700-foot extension will go under Interstate 90 and take about 6 months to complete and the available capacity on this line is between 20-30M BTU/hr

Introduction of any proposed improvements to/extensions of natural gas service to the site

• Cost, timing and funding responsibility of any improvements required to provide proposed service to the site

• An infrastructure project (called Sparta Lateral) has been proposed to completely serve the city of Sparta, which will involve running a high pressure line to the Sparta area from Tomah (slated for construction in 2018)

Proximate water and wastewater infrastructure availability and capacities

• Water – Sparta has six existing wells at a depth of about 165-300 feet (400-1,000 GPM) as a water source and four water towers (three of them at ~600 gallons each and one at ~250 gallons). The available capacity is about 1.4MGPD
• Wastewater – 15-inch gravity from the site to the sand mine where it will feed into a lift station at a distance of about 1.5 miles from the site. The available capacity of the lift station is about 135,000 GPD.
• Supporting stormwater documentation

Introduction of any proposed improvements to/extensions of water and/or wastewater service to the site

• Water – The Idaho booster station has two 12-inch mains to the site (high pressure and low pressure ). The low pressure main can be used to provide water to the site at about 35psi. There is an elevated water tank that can provide 3500 GPM @ 20 psi for fire suppression.
• Wastewater – The capacity of the lift station can be increased to add another 165,000 GPD if required. The wastewater treatment plant has a built capacity of 2.5MGD and is currently utilized at ~60%.