HomeMy WebLinkAbout#12 - RFP for Purchase of City LandSTAFF REPORT
DATE: February 16, 2021
CONSENT
AGENDA ITEM: Request for Proposals for Purchase of City Land TO: Mayor and Council
SUBMITTED BY: Kristina Handt, City Administrator
BACKGROUND: In 2019 as part of the settlement of the City’s lawsuit against 3M related to PFAS contamination and the impact on the city water system, the City received about 180 acres from 3M in lieu of $1.8 million. The
180 acres are located along Ideal Ave near the public works facility and extends both north and south of CSAH 14. The land is an asset of the city water fund since the lawsuit damages were in the city water fund.
The City Council’s intention has been to sell the land for development. In 2019, the city received a grant from the Washington County Community Development Authority (CDA) to explore concepts for development of the land and what the cost would be to make it shovel ready. That study completed by
HKGI and Focus engineering was shared with the Council in February and June 2020 at work sessions as well as the planning commission in 2020. The city has been receiving numerous inquiries from individuals and organizations expressing interest in purchasing and/or developing some or all of the 180 acres. In order to shorten the length of time between a purchase agreement and development, council directed staff to work on re-guiding the southern portion of the 180 acres. The Planning Commission held a hearing and the Council approved a comprehensive plan amendment to guide the area south of CSAH 14 to Business Park. The cities of Lake Elmo and Oakdale
have been working together on a plan to bring sewer to the site from the Oakdale lift station at Helmo Ave and Stillwater Blvd. The agreement was contingent upon Lake Elmo giving municipal consent for the CSAH 13 Phase 2 road project between the cities and Washington County. That consent was given in
October 2020. The capacity study has been completed and confirms there is capacity to serve this area. We are still reviewing the rate structure information. In addition, the comprehensive plan amendment was submitted to the Met Council in January 2021 and we are waiting to hear back from them on approval.
The next step in the process to develop the property south of CSAH 14, is to issue a Request for Proposals (RFP).
ISSUE BEFORE COUNCIL: Should the City issue an RFP? Are there any changes Council would like to make to the RFP for the sale
of the southern portion of the 180 acres? PROPOSAL DETAILS/ANALYSIS: A draft RFP is included in your packet. It has been reviewed by the city attorney as well since the work session and updated accordingly. None of the substantive issues we discussed with respect to timing, or requirements of the RFP have changed. Key parts of the proposal include not only the price but also how the applicant would develop the property, when it would be developed, what the increased tax value would be and the number of jobs created. Staff is suggesting a minimum purchase price of $4.5 million based upon previous offers and to also set realistic expectations for proposers. Once the proposals are received, staff would review them for completeness and
forward to the EDA for review and recommendation. Then a Council selection would be anticipated in late
May or early June. Offers are required to be valid for 90 days from the submittal deadline in order to
accommodate this schedule. Once a purchase agreement is signed, then the closing must occur within 180 days.
FISCAL IMPACT: Cost to contribute to increasing the size of Oakdale lift station is estimated at $187k to $252k. In addition there will be annual contributions to Oakdale for usage of their system. Once the sewer is brought to the
southern portion there are anticipated city costs of $772,000 in oversizing and lift stations in order to be able to serve the entire 180 acres. At an estimated 426 RECs for all 180 acres, there would be $1,704,000 each in WAC, SAC, and connection charges collected at development. In addition, whatever sale price (minimally $4.5 million) is received for the property would be allocated to the water fund since the land is an asset of that fund. Legal fees and closing costs related to the sale would also come out of the water fund. Overall, it is expected that the tax increase combined with fees and sale price will exceed the costs
associated with sale and sewer service. However, by fund, it is likely the water fund (and general fund through tax value increase) will benefit substantially while the sewer fund may see the need to increase fees or the creation of a special district in order to offset the cost of Oakdale service. Further discussion on
allocation of revenues and expenses can be had before a sale is finalized. OPTIONS: 1) Approve the issuance of the RFP 2) Amend the RFP and then approve the issuance 3) Do not issue an RFP for the sale of the land at this time.
RECOMMENDATION: If removed from the consent agenda: “Motion to issue the Request for Proposals for the Sale of City Land.” ATTACHMENT:
• Request for Proposals for Purchase of City Land
• Phase 1 Environmental Site Assessment, May 2019
REQUEST FOR PROPOSALS (RFP)
FOR
THE PURCHASE OF REAL PROPERTY OWNED BY THE CITY OF LAKE ELMO
FEBRUARY 17, 2021
THE PROPERTY IS COMMONLY
KNOWN AS:
FORMER 3M LAND ON IDEAL AVE, SOUTH OF CSAH 14
Tax Parcel ID 16.029.21.24.0002 (PORTION SOUTH OF CSAH 14 ONLY)
All proposals and other communications must be addressed and
returned to:
City of Lake Elmo Attn: City Administrator 3880 Laverne Ave N, Suite 100 Lake Elmo, MN 55042
PROPOSALS MUST BE RECEIVED NO LATER THAN 3:00 PM LOCAL TIME
ON THURSDAY, APRIL 1, 2021
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REQUEST FOR PROPOSALS
FOR
CITY OF LAKE ELMO
I. PURPOSE OF THE REQUEST FOR PROPOSALS
The City of Lake Elmo, Lake Elmo, Minnesota (the “City”) will accept proposals for the purchase
of City owned property known as the former 3M land located west of Ideal Ave and South of CSAH
14, a portion of Tax Parcel ID 16.029.21.24.0002 (the “Property”). The property for sale is
approximately 75 acres with 55 acres being south of CSAH 14 and north of the railroad tracks and
20 acres being south of the railroad tracks. The City has the right to reject any or all proposals.
Responses to this Request for Proposals (“RFP”) must address each component as set forth
herein. Proposals must be in writing.
II. PROPERTY INFORMATION
The Property is approximately 75 acres and is bisected by the Union Pacific Railroad line. The City
is in the process of re-guiding the property to be Business Park in the 2040 Comprehensive Plan.
The respondent will be required to apply to the City for a rezoning of the Property so that it is
consistent with the Business Park guiding in the 2040 Comprehensive Plan during the development
process. The respondent will be responsible for seeking any land use or other governmental
approvals necessary for its intended use of the Property at its own expense. Municipal water is
currently available to the site. Municipal sewer is expected to be available to the site by 2022.
The property is currently being farmed and has been agricultural for numerous years. A Phase 1
Environmental Assessment was completed in May 2019. A copy is included as Exhibit 3.
A listing of the permitted and conditional uses for properties that are zoned as Business Park in the
City is attached to this Request for Proposals as Exhibit 2.
III. CONDITIONS GOVERNING THE SALE OF THE PROPERTY
A. Offer
All respondents must complete and submit the Offer to Purchase form (attached as Exhibit
1) to the City indicating the amount being offered for the Property. The offer must not be
subject to any type of financing contingency. All offers submitted to the City in response
to this RFP shall remain valid for 90 days from the submittal deadline set forth in this RFP.
This time period may be extended by mutual agreement of the City and any of the
proposer(s). The Property is being sold by the City “AS IS.”
B. Purchase Price
The minimum purchase price for the Property is $4,500,000. The purchase price must be
paid in full to the City either by wire transfer or certified check at closing.
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C. Closing Fees and Costs
The successful respondent will be solely responsible for paying all closing fees and costs,
including, but not limited to, a survey, if desired by respondent, any tests desired by
respondent, title commitment fees, title search and examination fees, any title insurance
premiums or the cost of any endorsements, closing fees charged by the closing company,
any brokers’ fees or commissions, respondent’s attorneys’ fees, the state deed tax, the
cost of recording the deed, and any escrow fees. The City will be responsible for the cost
of making title to the Property marketable and the City’s attorneys’ fees.
D. Commission
The City agrees and acknowledges that it has not engaged the services of any agent or
broker for the sale of the Property. In the event that the successful respondent has engaged
an agent or broker, the respondent will be solely responsible for the payment of said agent
or broker, and said fees must not be deducted from the purchase price.
E. Earnest Money Deposit
Within five business days after all parties signing a purchase agreement, the successful
respondent will be required to deposit 10 percent of the purchase price, as earnest money,
with a title company who will hold the earnest money in escrow. The earnest money will
be applied to the purchase price and will be refundable except in the event of a breach of
the purchase agreement by the respondent.
F. Proposal Submission
To be considered, a sealed written proposal must be submitted by the respondent to the
City either by mail or personal delivery no later than 3:00 p.m. on Thursday, April 1, 2021.
No proposals submitted by electronic mail or facsimile will be accepted. The outside of the
envelope must be marked “PURCHASE OF REAL PROPERTY RFP” and delivered to:
City of Lake Elmo Attn: City Administrator 3880 Laverne Ave N, Suite 100 Lake Elmo, MN 55042
All submissions are subject to the Minnesota Data Practices Act, Minnesota Statutes
Chapter 13. Pursuant to Minnesota Statutes Section 13.591, subdivision 3 (b), data
submitted in response to a request for proposals by a government entity are private or
nonpublic until the time and date specified in the solicitation that proposals are due, at
which time the name of the responder becomes public. All other data in a responder’s
proposal are private or nonpublic data until completion of the evaluation process.
“Completion of the evaluation process” means that the City has completed negotiating the
purchase agreement with the selected respondent. After the City has completed the
evaluation process, all remaining data submitted by all responders are public with the
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exception of trade secret data as defined in Minnesota Statutes Section 13.37. If all
proposals are rejected prior to completion of the evaluation process, all data, other than
the names of the responders, remain private or nonpublic until a resolicitation of the request
for proposals results in the completion of the evaluation process or a determination is made
to abandon the sale. If a resolicitation of proposals does not occur within one year of the
proposal opening date, the remaining data become public.
H. Provision of Contact Information
Those interested in submitting a proposal are encouraged to provide contact information
to Kristina Handt, City Administrator at: khandt@lakelemo.org. This will allow the City to
contact interested parties in the event that there are any addenda or changes to this RFP.
Individuals who do not submit contact information to the City shall be solely responsible for
independently verifying if any addenda or other changes have been issued for this RFP by
contacting the City in writing prior to the submission deadline.
I. Selection
The City will select the proposal that is in the best interests of the City and will support the
best use of the Property in the City’s sole discretion. The sale of the Property is subject to
the approval of a purchase agreement between the successful respondent and the City
Council. The City reserves the right to negotiate with respondents and to reject any and all
offers.
J. Schedule
February 17, 2021 Request for Proposals Issued
April 1, 2021, 3pm Proposals due
April/May 2021(estimate) Economic Development Authority Review of Proposals and Recommendation to the City
Council
May 18 or June 1, 2021(estimate) City Council Selection
K. Questions
All questions or requests for clarification should be submitted in writing via email to
khandt@lakeelmo.org. The City shall not be responsible for the delay in the transmission
of any request for clarification or other communication. The City will make all questions and
answers available to all interested parties.
L. Conflict of Interest
Any respondent who has a conflict of interest or potential conflict of interest shall disclose
the same in its offer. The City will review any potential conflicts of interest in its evaluation
of the proposals.
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IV. SUBMISSION REQUIREMENTS
A. Required Content
At a minimum, the following information must be included in all proposals:
1. Cover Letter
The respondent must submit a cover letter committing the respondent to
purchasing the Property on the terms and conditions set forth in this RFP and
providing information regarding the respondent’s intended use of the Property.
2. Offer to Purchase
The respondent must complete the Offer to Purchase Property form as is with no
changes or alterations (attached as Exhibit 1).
In addition to purchase price, all proposals must include information related to: a. How the property is intended to be developed? b. When does the respondent intend to develop the property?
c. How much will the proposed development increase the taxable value of the property? d. How many jobs (both permanent and construction jobs) will be created by the proposed development? What are the anticipated wages/salaries of those jobs?
V. EVALUATION CRITERIA
The City reserves the right to contact some or all of the respondents to clarify non-material aspects
of their offers. In evaluating the proposals, the City’s selection will be based upon those factors
deemed necessary to promote the best interests and welfare of the City, the neighborhood, and
the community, including, but not limited to, the best use of the Property, change in tax valuation,
and quantity/quality of jobs created.
VI. REJECTION OF PROPOSALS
A. Selection does not Guarantee a Purchase Agreement
This RFP shall not create any legal obligation of the City to evaluate any proposal that is
submitted or to enter into any purchase agreement with a respondent who submits a
proposal except on terms and conditions that the City deems, in its sole and absolute
discretion, to be satisfactory and desirable. All proposals should contain an affirmative
statement regarding whether there is any “conflict of interest” with the City, its elected and
appointed officials, and the respondent.
The City reserves the right to reject any and all proposals received and the right to waive
non-material formalities and technicalities according to the best interests of the City. The
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City reserves the right to select a respondent or multiple respondents for the purchase of
the Property. The City is not obligated to select the proposal with the highest offering price,
as it is considering other factors that are outlined in this RFP in addition to price.
By submitting a proposal, the Respondent acknowledges its understanding of the
requirements of this RFP and agrees to be bound to the same when negotiating the
purchase agreement, if its proposal is selected by the City.
B. No Liability for Expenses or Costs
The City is not responsible for expenses or costs incurred by respondents in connection
with this RFP process and submitting a proposal. This includes, but is not limited to, costs
associated with preparing the proposal and of participating in any site visits, oral
presentations, or negotiations.
VII. SELECTION
A. Completion
The Respondent’s proposal must be complete in order to be considered by the City for
selection. Proposals will be reviewed by the City Administrator for completeness in
addressing the five criteria listed in the submission requirements set forth in Section IV
(A)(1) of this RFP and Exhibit 1.
The Lake Elmo Economic Development Authority will review all complete proposals and
make a recommendation to the City Council as to which proposal should be selected.
B. Purchase Agreement
The selected proposer will be required to enter into a purchase agreement with the City for
the purchase of the Property. The purchase agreement is subject to the approval of the
City Council.
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EXHIBIT 1: OFFER TO PURCHASE REAL PROPERTY
SUBMITTAL: To ensure proper identification and handling, submit your offer in a sealed envelope. This
Offer must be submitted by 3:00 pm on Thursday, April 1, 2021 to:
City of Lake Elmo Attn: City Administrator 3880 Laverne Ave N, Suite 100 Lake Elmo, MN 55042
Timely delivery of the offer is the sole responsibility of the Respondent. The offer must be submitted by
personal delivery or mail. Late offers will not be accepted. All offers shall remain valid for a period of 90
days from the RFP submittal date. The time period may be extended by mutual agreement of the City and
the proposer.
TO: City of Lake Elmo Attn: City Administrator 3880 Laverne Ave N, Suite 100 Lake Elmo, MN 55042
_______________________________________, herein called the “Buyer,” hereby offer and agree to
purchase the Property known as the former 3M land located west of Ideal Ave and South of CSAH 14, a
portion of Tax Parcel ID 16.029.21.24.0002 (the “Property”) from the City of Lake Elmo (“City”) subject to
the terms and conditions contained in this Offer and the City’s Request for Proposals dated February 17,
2021 at the price set forth below:
$__________________
The proposed use of the property will be: ___________________________________________________
____________________________________________________________________________________
How is the property intended to be developed? _______________________________________________
____________________________________________________________________________________
When do you intend to develop the property? _______________________________________________
How much will the proposed development increase the taxable value of the property? _______________
____________________________________________________________________________________ How many jobs (both permanent and temporary construction jobs) will be created by the proposed development?
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Temporary Construction Jobs: ____________________ Permanent Jobs: ___________________ Anticipated Annual Salaries/Wages of Jobs:___________________________
I understand that possession of the Property will be granted upon closing. Transfer of the Property will be by quit claim deed.
I also understand that closing shall be within 180 days of approval of a purchase agreement by the City
Council, unless otherwise agreed to by the parties. This purchase is subject to approval by the City Council
and the City reserves the right to reject any and all offers.
I am aware/not aware of any potential conflict of interest with respect to my purchase of the Property. If
there is a potential conflict of interest, please state the potential conflict of interest here:
_________________________________________________________________________________.
I understand and agree to the terms set forth in this offer and also in the City’s Request for Proposals.
Date:_____________________ By: ____________________________
Its: ____________________________
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EXHIBIT 2 – City of Lake Elmo Zoning Regulations for Business Park
Zoning District: BP Business Park/Light Manufacturing District. The purpose of the BP District is to provide
areas for attractive, high quality business park development primarily for office, high quality manufacturing and assembly, and non-retail uses in developments which provide a harmonious transition to residential
development and neighborhoods by: 1) Conducting all business activities and essentially all storage inside buildings; 2) Consisting of high quality and attractive buildings which blend in with the environment; 3)
providing open space, quality landscaping and berming; 4) including berming and buffering of parking, loading docks and other similar functions; and 5) protecting and enhancing the natural environment; and 6)
providing users with an attractive working environment that is unique in the eastern metropolitan area with immediate access to I94.
Permitted Uses:
1. Business Services 2. Business Center
3. Offices 4. Communication Services
5. Educational Services 6. Financial Institution
7. Parks and Open Areas 8. Wayside Stand
Accessory Uses:
1. Parking Facility 2. Solar Equipment 3. Other Structures typically incidental and clearly subordinate to permitted uses
Conditional Uses, Not Inclusive: (all conditional uses require a conditional use permit that must be
reviewed and approved by the City Council and reviewed by the Planning Commission) 1. Colleges and Universities 2. Community Service
3. Day Care Center 4. Schools, public and private 5. Local Transit 6. Public Assembly 7. Lodging 8. Medical Facility
9. Transportation Services 10. Veterinary Services 11. Standard Restaurant 12. Fast Food Restaurant 13. General Retail Sales 14. Adult indoor recreation/entertainment 15. Indoor athletic facility 16. Light Industrial 17. Non-production industrial
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18. Motor Freight and Warehousing 19. Research and Testing 20. Broadcasting and Communications 21. Wind Generator
Further information on setbacks and other regulatory requirements may be found on the City’s website
www.lakeelmo.org, Planning and Zoning, Municipal Code Sec. 154.550-154.555 (Article XIV) or by
contacting the Planning Department at 651-747-3912.
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EXHIBIT 3 – Phase 1 Environmental Assessment by Barr Engineering May 2019
[to be added]
4300 MarketPointe Drive, Suite 200 Minneapolis, MN 55435 952.832.2600 www.barr.com
Phase I Environmental Site Assessment
PIN #1602921240002
Lake Elmo, Minnesota
Prepared for
3M
May 2019
BARR ENGINEERING CO. Page i
\\barr.com\projects\Mpls\23 MN\82\23821219 3M Lake Elmo Phase Is\WorkFiles\1602921240002\PHIESA_Report_1602921240002_v2.docx
Phase I Environmental Site Assessment
PIN #1602921240002
Lake Elmo, Minnesota
May 2019
Contents
1.0 Introduction ........................................................................................................................................................................... 1
1.1 Purpose ............................................................................................................................................................................... 1
1.2 Scope of Services ............................................................................................................................................................ 1
1.3 Significant Assumptions ............................................................................................................................................... 2
1.4 Limitations, Exceptions, and Data Gaps ................................................................................................................. 2
1.5 Special Terms and Conditions ................................................................................................................................... 3
1.6 User Reliance .................................................................................................................................................................... 3
2.0 Site Description .................................................................................................................................................................... 4
2.1 Location and Legal Description ................................................................................................................................. 4
2.2 Property Setting and Land Use ................................................................................................................................. 4
2.3 User-Provided Information ......................................................................................................................................... 4
3.0 Findings and Opinions ....................................................................................................................................................... 5
3.1 Definitions .......................................................................................................................................................................... 5
3.2 Findings and Opinions .................................................................................................................................................. 6
4.0 Conclusions ............................................................................................................................................................................ 8
4.1 Deviations .......................................................................................................................................................................... 8
5.0 References .............................................................................................................................................................................. 9
6.0 Signature and Qualifications of Environmental Professional ...........................................................................11
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List of Tables
Table 1 Property and Adjoining Property Regulatory Status Table 2 Surrounding Area Regulatory Status
List of Figures
Figure 1 Property Location Map Figure 2 Property Layout Map
List of Appendices
Appendix A Phase I Documentation Appendix B Property Inspection Photographs Appendix C Historical Documentation Appendix D Regulatory Records Documentation Appendix E Previous Investigations of Property Appendix F Interview Documentation Appendix G Qualifications
BARR ENGINEERING CO. Page 1
1.0 Introduction
Barr Engineering Co. (Barr) was retained by 3M to complete a Phase I Environmental Site Assessment
(Assessment) of a property owned by 3M and used for agriculture. The property is located in the W ½,
Section 16, T29N, R21W, near Lake Elmo, Washington County, Minnesota (Property). The Property consists
of PIN #1602921240002. The Property location is shown on Figure 1.
This report summarizes the findings, opinions, and conclusions of the Assessment. Detailed descriptions
of the Property setting, utility information, land-use history, regulatory history, and current Property
conditions and features are presented in the Phase I documentation in Appendix A. Informational
resources are described in Section 5 of this report and are assigned unique reference numbers, which are
used throughout the report and Appendix A.
Barr has performed this Assessment in conformance with ASTM, International (ASTM) Practice E 1527-13
(Practice). No intentional deviations from the Practice were made in performing this Assessment except as
described in Section 1.4. In following the Practice, this Assessment also complies with the U.S.
Environmental Protection Agency 40 CFR Part 312 Standards and Practices for All Appropriate Inquiries;
Final Rule.
1.1 Purpose
The purpose of the Assessment is to identify recognized environmental conditions (RECs) in connection
with the Property as defined by the Practice and discussed in the findings and opinions section of the
report, and to assess the property for 3M Real Estate.
1.2 Scope of Services
The Assessment involved completion of the following five components described in Section 7 of the
Practice: records review, site reconnaissance, interviews, reporting, and file reviews. The following tasks
were completed during the Assessment. The details of each task are described below and in Appendix A.
Records Review
• A Regulatory Database Report was obtained and federal, state, and readily available tribal records
databases were reviewed.
• USGS topographic maps were reviewed and used to determine physical setting information.
• Land title information provided by the User was reviewed.
• Discretionary physical setting sources including Minnesota Department of Health well and boring
records for wells in the Property vicinity and published geological reports were reviewed and used
to determine physical setting information.
• Historical aerial photographs; historical topographic maps; reverse city directories; and zoning
and tax assessor’s records were reviewed for the Property and surrounding land.
• A fire insurance map search was conducted and no fire insurance maps were available for the
Property.
• One previous Phase I ESA relevant to a portion of the Property was reviewed.
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• The Minnesota Pollution Control Agency’s (MPCA) What’s in My Neighborhood (WIMN) and
Environmental Protection Agency’s (EPA) Cleanups in My Community were reviewed to
supplement regulatory data.
Site Reconnaissance
• A visual inspection was conducted of the building interiors and exterior features on the Property.
Current conditions with respect to land use; chemical and waste storage, use, and disposal; facility
operations and equipment; utilities; and evidence of potential releases of petroleum products or
hazardous substances were documented, if observed. Evidence of historical uses or conditions, if
encountered, was also documented. Current land-use and occupants of neighboring properties
were documented during the site visit.
Interviews
• Interviews were conducted with the Property representative and the City of Lake Elmo public
works department.
Evaluation and Report Preparation
• This report was prepared to document the resources used during completion of the Assessment
and to describe the findings, opinions, and conclusions of the Assessment.
File Review
• The Property was not identified on any of the standard environmental record sources, so a file
review for the Property was not conducted.
• Adjoining properties were identified on multiple standard environmental record sources. A file
review for one adjoining property was conducted.
1.3 Significant Assumptions
No significant assumptions were made to complete the Assessment.
1.4 Limitations, Exceptions, and Data Gaps
The following limitations and exceptions are associated with this Assessment:
• Gaps of greater than five years in historical documentation are present, and are summarized in
the following table.
Date Range Property Changes
Prior to 1936 Historical documentation was not readily ascertainable; therefore, changes in general Property land-uses are unknown.
1936-1946, 1953-1964, 1966-1974, 1978-1984, 1997-2006
Gaps greater than five years in historical documentation are present; however, general Property land-uses did not change during the time periods.
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• Representative portions of the Property were observed by driving and by foot during the site visit,
and some portions of the property were not directly visited beyond viewing from a distance due
to the large parcel size.
• The above limitations are not considered significant data gaps that affect the ability of the EP to
identify RECs on the Property.
1.5 Special Terms and Conditions
The Assessment was conducted in accordance with an Agreement between Barr and 3M.
The scope of the Assessment did not involve the collection and analysis of any type of sample. The
Assessment did not involve completion of any surveys or the offering of any opinions or advice with
respect to structural engineering matters, asbestos-containing materials, radon, lead-based paint, lead in
drinking water, wetlands, compliance with environmental regulations, cultural and historic resources,
industrial hygiene, health and safety, ecological resources, endangered species, indoor air quality ,
biological agents, mold, or other conditions that are beyond the scope of the Practice.
Barr has performed its work in a manner consistent with the care and skill ordinarily exercised by
members of the environmental profession under similar budget and time constraints. Within this context,
Barr assumes responsibility for its own observations, along with its interpretation of the information
gathered. No other warranty is made or intended.
Because Barr was not retained to verify information, Barr assumes no responsibility for the accuracy of
information that it obtained from other sources including, without limitation, regulatory and government
agencies, persons interviewed about the Property, and vendors of public data. Performance of the Practice
is intended to reduce, but will not eliminate uncertainty regarding the presence of recognized
environmental conditions on the Property. To the extent that Barr does not identify recognized
environmental conditions on the Property, Barr's opinions in the report are not representations that the
Property is free of such conditions. Under no circumstances can Barr represent or warrant that releases of
hazardous substances or petroleum products do not exist on the Property.
1.6 User Reliance
The Assessment has been prepared for the exclusive use of 3M, herein referred to as the “User”. No others
may rely on the Assessment without obtaining a formal authorization in the form of a reliance letter from
Barr. Barr will provide reliance letters for additional parties only if authorized by the User.
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2.0 Site Description
2.1 Location and Legal Description
The property is located in the W ½, Section 16, T29, R21, near Lake Elmo, Washington County, Minnesota
(Property). The Property consists of PIN #1602921240002. The Property is approximately 3,500 feet by
2,600 feet and 172.61 acres in size. The Property boundaries are shown on Figure 2.
2.2 Property Setting and Land Use
Topography of the Property is hilly north of 34th Street and slopes downward to a drainage ditch running west to east through the Property. South of 34th Street the Property slopes downwards to the southeast (Ref. 5b). Shallow groundwater flow direction at the Property is reportedly to be to the south/southeast based on the Washington County Geologic Atlas (Ref. 2a), although the flow direction of the shallow groundwater is believed to be influenced by local discharge/recharge points, the presence of confining layers, and groundwater withdrawals and land use in nearby areas (Ref. 5f). Regional groundwater flow in the St. Peter sandstone and the Prairie du Chien group, is generally to the southwest (Ref. 5f).
The Property is currently used for agriculture and is zoned Rural Residential (Ref. 5e). No buildings are
located on the Property (Refs. 1a, 5b). The Property is not connected to water or sewer (Ref. 4c).
Historically the Property has been used for agricultural activities (Ref. 1a). No historical buildings were
identified on the Property (Ref. 1a).
The current use of adjoining properties includes residential, agricultural, and commercial (Ref. 5b). The
past use of adjoining properties includes agricultural and residential (Ref. 1a).
Additional descriptions of the Property setting and land-use are presented in Appendix A.
2.3 User-Provided Information
As detailed in Section 6 of the Practice, the User has responsibilities associated with identifying possible
recognized environmental conditions in connection with the Property. Barr provided a User Questionnaire
to facilitate gathering information required by the Practice. The completed User Questionnaire is included
in Appendix F.
The User has no knowledge of any environmental liens or activity and use limitations against the Property,
nor any specialized knowledge or experience that is material to identifying recognized environmental
conditions in connection with the Property. Since no sale is pending or imminent, no information was
provided to the environmental professional regarding the relationship between a potential purchase price
and fair market value. Property valuation is not part of the scope of this Assessment. The User did not
report conditions indicative of releases or threatened releases, any obvious indicators that point to the
presence or likely presence of contamination at the Property, or specialized knowledge about the
Property related to the items listed in Section 6 of the Practice (Ref. 4b, Appendix F).
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3.0 Findings and Opinions
This section summarizes observations regarding the presence of hazardous substances or petroleum
products on the Property (findings) and discusses the basis for concluding if a finding is or is not a
recognized environmental condition.
3.1 Definitions
Finding – For the purpose of this Assessment, a finding is an observation regarding the presence of
hazardous substances or petroleum products on the Property which may be considered a recognized
environmental condition, a historical recognized environmental condition, or de minimis condition.
Recognized environmental condition (REC) - A REC is defined by the Practice as “the presence or likely
presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to release to
the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions
that pose a material threat of a future release to the environment. De minims conditions are not
recognized environmental conditions.”
Historical recognized environmental condition (HREC) - An HREC is defined by the Practice as “a past
release of any hazardous substances or petroleum products that has occurred in connection with the
property and has been addressed to the satisfaction of the applicable regulatory authority or meeting
unrestricted use criteria established by a regulatory authority, without subjecting the property to any
required controls (for example, property use restrictions, activity and use limitations, institutional controls,
or engineering controls). Before calling the past release a historical recognized environmental condition,
the environmental professional must determine whether the past release is a recognized environmental
condition at the time the Phase I Environmental Site Assessment is conducted (for example, if there has
been a change in the regulatory criteria). If the EP considers the past release to be a recognized
environmental condition at the time the Phase I ESA is conducted, the condition shall be included in the
conclusions section of the report as a recognized environmental condition.”
Controlled recognized environmental condition (CREC) – A CREC is defined by the Practice as “a recognized
environmental condition resulting from a past release of hazardous substances or petroleum products
that has been addressed to the satisfaction of the applicable regulatory authority (for example, as
evidenced by the issuance of a no further action letter or equivalent, or meeting risk-based criteria
established by regulatory authority), with hazardous substances or petroleum products allowed to remain
in place subject to the implementation of required controls (for example, property use restrictions, activity
and use limitations, institutional controls, or engineering controls). A condition considered by the
environmental professional to be a controlled recognized environmental condition shall be listed in the
findings section of the Phase I Environmental Site Assessment report, and as a recognized environmental
condition in the conclusions section of the Phase I Environmental Site Assessment report.”
De minimis conditions – As defined by the Practice, conditions determined to be “de minimis” generally do
not present a threat to human health or the environment and generally would not be subject of an
BARR ENGINEERING CO. Page 6
enforcement action if brought to the attention of appropriate governmental agencies. De minimis
conditions are not considered RECs.
3.2 Findings and Opinions
Barr has identified the following findings and developed the following opinions regarding these findings,
as summarized in the following table.
Finding ID # Description of Finding Opinion with Respect to Finding (REC, CREC, HREC, de minimis)
Finding #1 Groundwater PFAS Impacts in the East Metro Area: Nearby Superfund sites have been identified by the state as contributing sources of widespread PFAS contamination in groundwater, including the Washington County Landfill, located approximately 3,000 feet northeast of the Property, and the Oakdale Dump site, located 3,600 feet west of the Property. Both sites are estimated to be side-gradient of the Property for shallow groundwater, and the Washington County Landfill site may be upgradient of the Property for groundwater in bedrock. Drinking water advisories have been issued for private wells southeast of the Property. No wells are currently present on the Property. The Minnesota Department of Health has designated a Special Well Construction Area in this part of Lake Elmo that includes the Property, which restricts well construction in some cases and requires PFAS sampling of new wells in other cases in order to prevent exposure to PFAS. City water is available near the Property. Additionally, the state is currently implementing area-wide investigations and remedial efforts to address PFAS in the East Metro Area.
The PFAS in groundwater is a regional concern and institutional controls are in place to address PFAS in Lake Elmo groundwater, therefore this finding is not considered a REC.
Finding #2 Miscellaneous Debris: Occasional areas of miscellaneous, inert debris were observed dispersed across the site. Observed materials included wood, metal fragments, plastic and glass shards, a small ash pile, and a stack of cinder blocks.
Based on the quantity and nature of the debris, this finding is considered a de minimis condition and is not a REC.
Finding #3 Past Agricultural Use: The Property has been used for agriculture since at least 1936 and there is potential for agricultural chemicals to have been used at the Property.
Because it is assumed that agricultural chemicals were applied using industry standard application rates, and no evidence of inappropriate agricultural chemical applications was identified, this finding is not a REC.
Finding #4 Adjoining LUST Site: One closed LUST site was reported at an east-adjoining, down-gradient parcel. Soil and groundwater contamination was reported and delineated in the regulatory records.
Based on the downgradient location of the LUST site, this finding is not a REC.
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Finding ID # Description of Finding Opinion with Respect to Finding (REC, CREC, HREC, de minimis)
Finding #5 Pipelines: Two pipelines were documented on the Property. One natural gas pipeline was identified running east to west along the railroad. A petroleum pipeline was identified crossing the Property from northwest to southeast.
There are no regulatory listings indicating a release from these pipelines, and there was no staining, stressed vegetation, or other indications of a release observed during the site visit. Therefore, this finding is not a REC.
Finding #6 Railroad: The Property includes two parcels that are separated by an active railroad that is present on an adjoining property (see Figure 2). The railroad tracks, ballast bedding, and adjoining ground appeared in good condition and no staining or evidence of a release was observed. There are no regulatory reports of a release related to this railroad property
Railroads can be sources of impacts to shallow soils; however, based on the lack of staining or other evidence of releases, this finding is not considered a REC.
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4.0 Conclusions
We have performed a Phase I Environmental Site Assessment in conformance with the scope and
limitations of ASTM Practice E 1527-13 of PIN #1602921240002, the Property. Any exceptions to, or
deletions from, this Practice are described in Section 1.4 of this report. This assessment has revealed no
evidence of recognized environmental conditions in connection with the Property.
4.1 Deviations
There were no deletions, deviations from, or additions to the Practice associated with the Assessment
other than the limitations and exceptions listed in Section 1.4.
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5.0 References
The following resources are numbered for use as references.
Ref # Resource Years Covered or Item Date
Standard Historical Resources
1a Aerial Photographs 2017, 2013, 2010, 2006, 1997, 1991, 1987, 1984, 1978, 1974, 1966, 1964, 1953, 1947, 1936
3 Fire Insurance Maps Not Available
1c Property Tax Files Not Reviewed
1d Recorded Land Title Records ALTA Commitment for Title Insurance, First American Title Insurance Company
File No: NCS-957660-MPLS
Certificate of Title No. 61999
1e USGS Topographic Maps 2013, 1993, 1980, 1972, 1967, 1950, 1949, 1946
1f Local Street Directories 2014, 2010, 2005, 2000, 1995, 1992, 1987, 1982, 1977 Building \ Department Records Not Reviewed
1g Zoning/Land Use Records Not Reviewed Other Historical Sources Not Reviewed Prior Assessments Not Reviewed
Discretionary and Non-Standard Physical Setting Sources
2a Berg, J.A., 2019, Groundwater Atlas of Washington County, Minnesota: Minnesota Department of Natural Resources, County Atlas Series C-39, Part B, Report and Plates 7–9.
2019
2b Soil Survey Staff, Natural Resources Conservation Service, United States Department of Agriculture. Web Soil Survey. Available online at http://websoilsurvey.nrcs.usda.gov/
Accessed April 29, 2019
2c Published Geologic Report – Bedrock Geology Julia Steenberg and Andrew Retzler. 2016. Geologic Atlas of Washington County, Minnesota (Atlas C-39 Part A, Plate 2). University of Minnesota, Minnesota Geological Survey. https://conservancy.umn.edu/handle/11299/178852
Accessed April 29, 2019
Standard Environmental Record Sources
3a EDR Report (Appendix D) April 24, 2019
3b What’s in My Neighborhood? 4/24/2019. Minnesota Pollution Control Agency. 4/24/2019.
<http://www.pca.state.mn.us/index.php/data/wimn-
whats-in-my-neighborhood/whats-in-my-
neighborhood.html>
April 24, 2019
3c Cleanups in My Community. 4/24/2019. Environmental Protection Agency. 4/24/2019 April 24, 2019
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Ref # Resource Years Covered or Item Date https://www.epa.gov/cleanups/cleanups-my-community
Interviews
4a Property Owner/Key Site Manager: Jim Kotsmith, Manager, Corporate Environmental Programs, 651-737-3635
April 29, 2019
4b User Representative: Jim Kotsmith, Manager, Corporate Environmental Programs, 651-737-3635
April 29, 2019
4c Public Works/City Engineering: Kristina Handt, City Administrator, City of Lake Elmo, 651-747-3905
April 29, 2019
Supplemental Resources
5a Minnesota Department of Health
County Well Index
April 26, 2019
5b Site Visit Emily Cook, Environmental Engineer, 952-832-2648
April 29, 2019
5c Previous Investigation:
Natural Resource Group, Inc., 2008. Phase I Site Assessment, Lake Elmo, MN.
June 8, 2005
5d File Review: Oakwood Animal Hospital Leak Site #19750 May 1, 2019
5e Lake Elmo Zoning Map. Available online at http://www.lakeelmo.org/wp-content/uploads/2019/04/NewZoning3.25.2019.pdf
Accessed May 1, 2019
5f Minnesota Department of Health Notice of Designation of Special Well Construction Area, Lake Elmo-Oakdale, Washington County, Minnesota. Available online at https://www.health.state.mn.us/communities/environment/water/docs/wells/swbca/lakeelmomemo.pdf
March 8, 2017
5g Minnesota 3M PFC Settlement, East Metro Study Area. Available online at https://3msettlement.state.mn.us/ Accessed April 30, 2019
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6.0 Signature and Qualifications of
Environmental Professional
I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental
Professional as defined in §312.10 of 40 CFR 312. I have the specific qualifications based on education,
training, and experience to assess a property of the nature, history, and setting of the subject property. I
have developed and performed the all appropriate inquiries in conformance with the standards and
practices set forth in 40 CFR Part 312.
Barr performed this Assessment in conformance with the ASTM, International (ASTM) Practice E 1527-13.
Special terms, conditions, limitations, and exceptions that apply to the Assessment are described
throughout this Report and in the Appendices.
May 8, 2019
Jennifer Brekken, Environmental Professional (Date)
Qualifications of the Environmental Professional are summarized in Appendix G.
Figures
Ideal Ave NStillwater Blvd N
HenslowAveN31stStN
Hilo Ave N42nd StN
27th St N
HelmoAveNInwood Ave NImperialAveN LakeJane
TrN
34th St N
32ndStN
34thSt
26th St N
39thStN
38thStN
40th St N
456713
45676
456714 5
OAKDALE
LAKE ELMO
Beutel's
Pond Lake
Crombie
Pond Lake
PROPERTY LOCATION MAP
Parcel ID 1602921240002
Lake Elmo, MN
FIGURE 1Barr footer: 4/30/2019 12:05 PM 4/30/2019 12:09 PM File: I:\Projects\23\82\1219\Maps\Reports\Phase I ESA\Phase I Report - 1602921240002.aprx Layout: Figure 1 - Property Location User: kac20 1,000 2,000
Feet
!;NProperty Boundary (Approximate)
Municipal Boundary
Property
Location
Imagery Source: MnGeo WMS (Twin Cities 2016)
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Pond
Storm Sewer Inlet
General Utilities Location
Culvert
Electrical Transmission Tower
Hydrant
PondAbove Ground
Equipment for
Gas Pipeline
Electrical Equipment and
Utilities in Railroad Property
Finding #5 - Pipeline
Finding #4 -
Adjoining
LUST Site
Finding #6 - Railroad
Finding #5 - Pipeline
Gas Pipeline Marker
Gas Pipeline Marker
34th St N
Stillwater Blvd N
456714
456713
45676
5
PROPERTY LAYOUT MAP
Parcel ID 1602921240002
Lake Elmo, MN
FIGURE 2Barr footer: 5/1/2019 3:58 PM 5/1/2019 4:02 PM File: I:\Projects\23\82\1219\Maps\Reports\Phase I ESA\Phase I Report - 1602921240002.aprx Layout: Figure 2 - Property Layout User: kac20 250 500
Feet
!;N
Property Boundary (Approximate)
Natural Gas Pipeline (Approximate)
Petroleum Pipeline (Approximate)
! !Overhead Electrical Line
Drainage Ditch
Debris
Railroad
Imagery Source: NearMap (April 19, 2019)
Finding #1 - Groundwater PFAS Impacts
in the East Metro Area
Finding #2 - Miscellaneous Debris
Finding #3 - Past Agricultural Use
Appendices
Appendix A
Phase I Documentation
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Appendix A Phase I Environmental Site Assessment Documentation PIN #1602921240002 Lake Elmo, Minnesota May 2019 I. General Property Information
Property location map is shown on Figure 1. Property layout with existing and former features is
shown on Figure 2.
Property name: PIN #1602921240002
County: Washington
Township: 29N Range: 21W Section: W 1/2
Property size: 172.61 acres
Current Property owner and year of purchase: 3M has owned the Property since 1966.
Current Occupant(s): None
Current Property use: Agriculture
II. Physical Setting
Surface elevation: Approximately 985 feet above mean sea level (MSL; Ref. 1e).
Topographic conditions of Property: The Property is hilly north of 34th Street and slopes downward
to a drainage ditch running west to east through the Property. South of 34th Street the Property
slopes downwards to the southeast (Ref. 5b).
Stratigraphy (soils and upper bedrock units): Soils at the Property consist mainly of well-drained
Santiago silt loam with six to 15 percent slopes, well-drained Antigo silt loam with two to six percent
slopes, and well-drained Antigo silt loam with six to 15 percent slopes (Ref. 2b). A log from a water
supply well that was sealed on a nearby Property in 2007 indicates alluvial deposits overlying
Platteville Limestone, located 25 feet below ground surface (bgs). The well extended into the
underlying St. Peter Sandstone (Ref. 5a).
Nearest surface water body (name and distance): A pond is located on the east side of the
Property south of 34th Street North (Ref. 1a, 5a). Several other nearby surface water features are
present in various directions.
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Anticipated groundwater depth/flow direction: The anticipated groundwater depth/flow direction
is based on the log for the sealed well (Ref. 5a), Washington County Geologic Atlas (Ref. 2a), and
information from MDH’s 2007 Memo outlining a designation special well construction area (Ref. 5 f).
Shallow groundwater at the Property likely occurs in the alluvium present from 0 to 25 feet bgs, and
the groundwater in the St. Peter Sandstone is approximately 60 feet bgs. The shallow groundwater
reportedly flows to the south/southeast (Ref. 2a), although the flow direction of the shallow
groundwater is believed to be influenced by local discharge/recharge points, the presence of
confining layers, and groundwater withdrawals and land use in nearby areas. Groundwater levels and
flow directions are also influenced by recharge from losing streams and by natural discharge to local
lakes and streams.
Regional groundwater flow in the St. Peter sandstone and the Prairie du Chien group, is generally to
the southwest.
III. Municipal Information & Utility Service to Property
The locations of Property utilities (wells, septic systems, sewer lines) are shown on Figure 2.
Water Supply
Municipal water supply and intake location(s): The City of Lake Elmo’s water supply comes from
the Prairie du Chein and Jordan aquifers (Ref. 4c).
Property potable/process water supply: The Property is not connected to municipal water (Ref. 4c).
Have other potable water supplies serviced the Property? If yes, describe: No. (Ref. 4a)
Sanitary Service
Type of sanitary service for the Property: The Property is not connected to sanitary service (Ref.
4c).
Have other methods of sanitary service been used at the Property? No. (Ref. 4a)
Evidence of current onsite septic systems or drain fields: No evidence of septic systems or drain
fields were observed (Ref. 5b).
Stormwater Management
Is the Property serviced by stormwater drains, storm sewers, ponds or drainage ditches? No.
(Ref. 4a). A storm sewer intake and manhole were observed on the access road to the Public Works
facility. Culverts and ditches were also observed in the field on the Property (Ref. 5a).
Do any neighboring properties discharge to the Property? Stormwater discharges to the Property
from a culvert located on the west site of the Property near the access road to the Public Works
facility. The origin of the stormwater is unknown (Ref. 5b).
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Property Zoning
The Property is zoned Rural Residential (Ref. 5e).
IV. Current Property Use
Current Property Waste Management
Waste is not currently generated at the Property (Ref. 5b).
V. Property, Adjoining, and Surrounding Area Regulatory Status
Regulatory database summary and supporting information is in EDR Report located in Appendix D.
Only information generated through searches of databases required by ASTM 1527-13 and within the
appropriate minimum search distances were reviewed.
Property and Adjoining Property Regulatory Status
Table 1
ASTM List Address
Listing
Status
Potential or
Documented Release
to Environment
Was a Regulatory
File Review
Completed?
RCRA NONGEN/NLR,
FINDS, ECHO
Hilpisch Chiropractic
Clinic, 8603 34th Street
N (East Adjoining)
Active Downgradient. No
evidence of release to
the environment.
No, site is
downgradient of
Property.
WIMN, LUST, RCRA-
CESQG, SRS, VAPOR
Oakwood Animal
Hospital, 8611 N 34th
St (East Adjoining)
Closed Downgradient. Closed
LUST site, with noted
groundwater
contamination.
Yes
RCRA-CESQG, WIMN,
TIER 2, UST, NPDES
Lake Elmo Public
Works, 3445 Ideal Ave
N (West Adjoining)
Active Tier 2 facility listing,
small quantity
hazardous waste
generator
No, there is no listing
associated with a
release to the
environment.
RCRA-CESQG CVS Pharmacy 17218,
7900 32nd St N (West
Adjoining)
Active RCRA Generator. No
evidence of release to
environment.
No, there is no listing
associated with a
release to the
environment.
RCRA-LQG, WIMN,
MANIFEST, TIER 2
Target Store T2135,
7900 32nd St N (West
Adjoining)
Active RCRA Generator. No
evidence of release to
environment.
No, there is no listing
associated with a
release to the
environment.
WIMN, MANIFEST,
FINDS, RCRA
NONGEN/NLR, ECHO,
RCRA-CESQG
Myron’s Service
Center/Central
Sweeping, 3240 Ideal
Ave N (West Adjoining)
Active Auto shop and RCRA
Generator. No
evidence of release to
environment.
No, there is no listing
associated with a
release to the
environment.
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Abbreviations:
RCRA NonGEn/NLR – RCRA Non-Generator
FINDS – Facility Index System/Facility Registry System
ECHO – Enforcement & Compliance History Information
WIMN – What’s in my Neighborhood?
LUST – Leak Sites
RCRA-CESQG – RCRA Conditionally Exempt Small Quantity Generator
SRS – Site Remediation Section Database
VAPOR – Vapor Intrusion
TIER 2 – Tier 2 Facility Listing
UST – Underground Storage Tanks
NPDES – Wastewater Permits Listing
RCRA-LQG – RCRA Large Quantity Generators
MANIFEST – Hazardous Waste Manifest Data
File review results are summarized in Section VI. Justification for not completing a file review, if
applicable, is provided above.
Surrounding Area Regulatory Status
The following table provides a summary of those database listing that the environmental professional
has identified as potentially upgradient. Downgradient and/or side gradient listing are also included
if the environmental professional has determined that the nature of the listing (e.g., Superfund site,
chlorinated solvent release, landfill, etc.) should be evaluated for their potential to impact the
Property.
Table 2
Name Address ASTM Listing(s)
Distance &
Direction
From Property Comments
Do issues related
to the listing
indicate the
potential for
impacts to soil,
groundwater or
vapor at the
Property?
Washington
County
Sanitary
Landfill
4029
Jamaca
Ave N
WIMN, SRS,
SWF/LF, INST
CONTROL, SHWS,
LCP, NPDES, ROD,
US ENG
CONTROLS,
DELISTED NPL, CDC
HAZDAT, SEMS,
MN LS, MN DEL
PLP, FINANCIAL
ASSURANNCE
Approximately
0.5 mi. NW,
Upgradient
Potential
contributor to the
East Metro PFAS
impacts.
Yes, potential for
contributing PFAS
impacts to area
groundwater (Ref.
5f).
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Name Address ASTM Listing(s)
Distance &
Direction
From Property Comments
Do issues related
to the listing
indicate the
potential for
impacts to soil,
groundwater or
vapor at the
Property?
Oakdale
Dump
N Hadley
Ave & N
Granada
Ave,
Oakdale,
MN
NPL, SEMS, US ENG
CONTROLS, ROD,
PRP, ICIS
0.69 mi. W,
Sidegradient
Potential
contributor to the
East Metro PFAS
impacts.
Yes, potential for
contributing PFAS
impacts to area
groundwater (Ref.
5f).
3M Company
Residence
7990 40th
St. N,
Oakdale,
MN
WIMN 0.307 mi. NW,
Upgradient
Inactive hazardous
waste permit.
No, no evidence
of potential for
impacts to the
Property.
McDonald’s
Oakdale
Unknown WIMN 0.182 mi.
WSW,
Sidegradient
Inactive
Construction
stormwater permit
No, no evidence
of a release or
potential impacts
to the Property.
Carlson
Residence
8251 Deer
Pond Ct.
N, Lake
Elmo, MN
LUST, SRS, VAPOR,
WIMN
0.44 mi. N,
Upgradient
LUST, SRS, and
VAPOR listing
related to a fuel oil
release. No
groundwater
contamination
reported, and the
LUST was closed in
March 2018
No, no
groundwater
contamination
reported from the
LUST site. Release
is located greater
than 250 feet
from Property.
Slumberland
Inc.
1
Imitation
Place,
Oakdale,
MN
MANIFEST, WIMN 0.45 mi. W,
Sidegradient
Hazardous waste
generator and
industrial
stormwater permit.
No, no evidence
of potential for
impacts to the
Property.
Tribal Sites
As part of the EDR Report, locations of Native American reservations equal to or greater than 640
acres in size within the search area are reported. No reservations meeting this size criterion were
identified within 1 mile of the Property (Ref. 3a) The local government official was not aware of any
Native American reservations within one mile of the Property (Ref. 4c).
Orphan Site Summary
None identified (Ref. 3a).
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VI. Report and File Review Summary
Previous Environmental Investigations/Remedial Actions of the Property
Relevant portions of previous investigation reports completed for the Property are reproduced in
Appendix E. The following table gives a general summary of the each known previous investigation’s
scope, conclusions, and recommendations. Each investigation is described according to its specific
reference number, as denoted in the Information Resources section of the Assessment report.
Ref. # Investigation Summary Findings
5c A Draft Phase I ESA was completed in 2008 by Natural
Resources Group, Inc. for a portion of the Property. No
figures were included to confirm the portion of the
Property included in the ESA.
No RECs identified. Possible historical
use of agricultural chemicals at the
Site constitutes a de minimis
condition.
Property File Review Summary
The Property was not identified in a standard database; no file review was completed.
Property Historical Releases
No chemical or petroleum releases were reported for the Property. No remedial actions or
environmental violations have occurred on the Property (Ref. 4b).
Environmental Liens
No environmental liens were identified for the Property (Ref. 4b).
Activity Use Limitations
No institutional or engineering controls were identified for the Property (Ref. 4b). MDH has outlined a
special well construction area to reduce exposure risk for PFAS in groundwater (Ref. 5f).
Proceedings Involving the Property
No pending, threatened, or past litigation, administrative proceedings, or government notices
relevant to hazardous substances or petroleum products were identified (Ref. 4b).
Adjoining Property File Review Summary
Relevant portions of the regulatory file reviewed for the adjoining properties are reproduced in
Appendix E. The following table gives a general summary from each regulatory file reviewed.
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Ref.
#
Adjoining
Property Name
and Direction
ASTM
Listing File Review Summary
5d Oakdale Animal
Hospital, East
Adjoining,
Downgradient
LUST
Site
#19750
Two steel fuel oil tanks were identified on the Property. A Limited
Phase II Investigation was conducted to identify groundwater, soil,
and vapor impact extents. Soil impacts were delineated, primarily
isolated to the area around the south tank, extending 8-21 feet
below ground surface. Perched groundwater DRO impacts were
observed in the vicinity of the south tank; permanent groundwater,
located approximately 20 feet below the soil impacts, was not
sampled. The soil vapor sample concentrations did not exceeded
the 10X Intrusion Screening Levels. Soil and groundwater
contamination was delineated and confined to the property. The
leak site was closed in December 2015.
VII. Property and Nearby Property Land-Use History
Property Land-use History
Original Property development (year/use): Records show that the Property was developed for
agriculture since at least 1936 (Ref. 1a).
Chronology of Past Property use/ownership: The Property has been owned by 3M since 1966.
Historical Property Structures
There were no historic structures identified on the Property (Ref. 1a).
Demolition Debris: Not applicable.
Current Property Structures, Renovations, and Additions
No structures are present on the Property (Refs. 1a, 5b).
Renovation Debris: Not applicable.
Building Additions: Not applicable.
Nearby Property Land-Use History
North Historical Use: Agricultural (Ref. 1a)
Current Use: Residential (Ref. 5b)
South Historical Use: Agricultural (Ref. 1a)
Current Use: Residential, vacant parcel (Ref. 5b)
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East Historical Use: Agricultural (Ref. 1a)
Current Use: Residential, commercial (Advanced Auto Transport, Inc., Animal Inn pet Resort
& Spa, Integrated Life Counseling Center; Ref. 5b)
West Historical Use: Idea Avenue N, agricultural (Ref. 1a)
Current Use: Ideal Avenue N, residential, commercial, agricultural (Ref. 5b)
General type of current or past uses in the surrounding areas: The surrounding area has been
used for agricultural purposes since at least 1936. Residences were developed to the north of the
Property in the early 1950s, to the west and southeast in the early 1960s, and to the south in the late
1990s (Ref. 1a).
Historical releases associated with adjacent properties or communities: Nearby Superfund sites
are being assessed as potential contributing factors to the area wide PFAS contamination, including
the Washington County Landfill, located northeast of the Property, and the Oakdale Dump site,
located west of the Property. The state has on-going investigations and remedial actions to address
the groundwater impacts in the East Metro Area (Ref. 5g). MDH has outlined a special well
construction area to reduce exposure risk for PFAS in groundwater (Ref. 5f).
VIII. Site Reconnaissance
The objective of the site reconnaissance is to obtain information indicating the likelihood of
identifying recognized environmental conditions in connection with the property (ASTM 1527-13
Sec 9.1). Existing Property features are shown in the Property layout on Figure 2. Photographs
obtained during the Property inspection are in Appendix B.
Date of inspection: April 29, 2019
Name of individual conducting site visit: Emily Cook, Barr Engineering Co.
Weather information: 45 degrees Fahrenheit, cloudy
Interior Observations
No structures present on the Property.
Features of Current Property Structure(s)
No structures present on the Property.
Unoccupied occupant spaces: No unoccupied occupant spaces on the Property.
Exterior Observations
Methodology used to observe the Property: The Property was observed on foot. Due to the large
area of the Property, representative areas of the Property were observed.
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Access to the Property (vehicular access and restrictions to public access): Access to the Property
was from public roads.
Periphery of the Property (roads, streets, and parking facilities, etc.): The Property is bordered to
the north by residential properties, to the east by residential and commercial properties, to the south
by a railroad and a vacant property, and to the east by Ideal Avenue and residential, commercial, and
agricultural use.
Ground surface cover (paved, gravel, grass): The ground surface cover at the Property is primarily
agricultural fields with residual crop coverage. There are wooded and grassy areas along the
perimeter of the fields.
Visible evidence of filling, excavation, or burned areas: A small berm was observed at the
drainage ditch in the northern portion of the Property. Small piles of burned debris were observed in
the wooded area in the NE corner of the Property.
Visible evidence of vegetative stress: None observed.
Pits, ponds, lagoons, and standing surface water: A pond is located on the east edge of the
Property, immediately north of the railroad. Standing water was observed behind the berm and in the
drainage ditch in the northern portion of the Property. A stormwater pond is located at the entrance
of the Public Works access road.
Stained soil or pavement: None observed.
Wastewater, stormwater, and other visible liquid discharge points into a pipe, pond, ditch,
stream adjoining property or the Property: Stormwater discharge was observed from the culvert
located at the west edge of the Property near the Public Works access road into the drainage ditch.
Indications of past uses of the Property likely to involve the use, treatment, storage, disposal
or generation of hazardous substances or petroleum products: None observed.
Nonpotable/process wells: None observed.
Pipelines across or into Property: A gas pipeline runs through the Property along Ideal Avenue at
the west Property boundary. Markers, pipeline access points, and above ground pipeline features
were observed. A petroleum pipeline runs through the Property from the NE corner to the SE corner
of the Property. Pipeline markers were observed at multiple locations on the Property.
Rail lines: A rail line runs east-west through the Property
Transformers: A transformer tower was observed in the northern portion of the Property.
Outdoor Chemical Storage Areas/Drums: None observed.
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Underground Utility Locations: Underground utilities, including gas, fiber optic and electric, are
generally located on the west edge of the parcel, along Ideal Ave. Water utilities and a hydrant are
located on the south side of 34th St, across from Public Works.
Odors: None observed.
Evidence of Use, Production or Disposal of Controlled Substances (as defined by 21 CFR Part
802): None observed.
VIII. Interior and Exterior USTs and ASTs
None observed.
IX. Interviews
The objective of interviews is to obtain information indicating recognized environmental condition in
connection with the property (ASTM 1527-13 Sec 10.1). Especially relevant information from the
interviews (Refs. 4a, 4b, 4c) is included and documented throughout the Assessment report and
Appendix A.
Appendix B
Property Inspection Photographs
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!(!P
Date: 4/29/2019Comment: Petroleum pipeline markers tothe north of property on residential street
Map 1 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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!(!P
Date: 4/29/2019Comment: NE edge of property, woodedarea, debris, small piles of burned material
Map 2 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: NE corner of property, woodedarea, cinder block pile, wood debris
Map 3 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: DebrisMap 4 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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!(!P
Date: 4/29/2019Comment: Transmission tower, overheadlines run to the south and to the east,debris at base (planting pots, empty paintcan, fry cooker)
Map 5 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Culvert, drainage ditch flowingeast
Map 6 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Low spot/ swamp, surroundedby berm
Map 7 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Culvert, drainage ditchMap 8 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Utilities along Ideal Ave andpublic works roadway (gas pipeline flags,fiber optics marker, electrical, sanitarysewer)
Map 9 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Petroleum pipeline markersnear property boundary, north of 34th
Map 10 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Petroleum pipeline markersnear property boundary, south of 34th
Map 11 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Wood and debris pile on eastproperty edge
Map 12 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Petroleum pipeline markerMap 13 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Low spot, ponded water,petroleum pipeline continues to railroadto the south
Map 14 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Water utility, hydrant and gatevalve markers near property boundaryalong 34th
Map 15 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Property at corner of Ideal Aveand 34th, views south and east, typicalagricultural use on property
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Date: 4/29/2019Comment: Gas pipeline above groundequipment
Map 17 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Railroad and above groundequipment between south and middlesections of property
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Date: 4/29/2019Comment: Railroad tracks throughproperty, tracks run east-west
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Date: 4/29/2019Comment: Watering tankMap 20 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Hunting blind and feeders infield
Map 21 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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Date: 4/29/2019Comment: Gas pipeline accessMap 22 of 22PROPERTY INSPECTIONPHOTOGRAPHSParcel ID 1602921240002Lake Elmo, MN
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