HomeMy WebLinkAbout07-22-91 PZMThe Planning Commission is an advisory body to the City
Council. One of the Commission's functions is to hold public hearings
and make recommendations to the City Council. The City Council makes
all final decisions on these matters.
Lake Elmo Ordinances require that certain documents and
information be included in applications. The Planning Commission may
postpone consideration of an application that is incomplete and may
for other reasons postpone final action on an application.
For each item, the Commission will receive reports prepared by
the City Staff, open the hearing to the public, and discuss and act on
the application. If you are aware of information that hasn't been
discussed, please fill out a "Request to Appear Before the Planning
Commission" slip; or if you came late, raise your hand to be
recognized. Comments that are pertinent are appreciated.
AGENDA
LAKE ELMO PLANNING COMMISSION
July 22, 1991
7:30 p.m. MEETING CONVENES
1. AGENDA
2. MINUTES: July 8, 1991
3. PUBLIC HEARING: COMPREHENSIVE PLAN AMENDMENT
FOR EXTENSION ON MUNICIPAL URBAN SERVICE AREA.
5. SITE & PLAN REVIEW: KUNZ PEOPLES PLUS
If time allows:
6. THOROUGHFARE PLAN
7. LENGTH OF CUL-DE-SACS r
elb
8. ECONOMIC DEVELOPMENT COMMITTEE
9. OTHER
10. ADJOURN
4. SITE & PLAN REVIEW: CARMELITE MONASTERY
Date Approved: 7-22-91
Date Issued: 8-9-91
LAKE ELMO PLANNING COMMISSION MINUTES
JULY 8, 1991
Chairman John Called the Planning Commission meeting to order at 7:40
p.m. in the City Council Chambers. Present: John, Johnston, McLeod,
Conlin, Schubert, Weeks, Stevens, DeLapp, Bucheck (departed 10:35),
Enes (arrived 8:20), City Planner Black, Administrator Kueffner.
Absent: Thomas.
1. AGENDA
Add - 8. Other - a. Address cul-de-sac lengths, b. discuss an Economic
Development Committee of Planning Commission members.
M/S/P DeLapp/Stevens - to approve the Agenda as amended. (Motion
carried 9-0).
2. MINUTES: June 10, 1991 & June 24, 1991
M/S/P Stevens/DeLapp - to approve the June 10, 1991 minutes as
amended. (Motion carried 8-0-1, abstian: McLeod).
M/S/P McLeod/DeLapp - to approve the June 24, 1991 minutes as
presented. (Motion carried 8-0-1, abstain: Conlin).
3. PUBLIC HEARING: STONEGATE
Chairman John opened the public hearing at 7:50 p.m. Notice of the
public hearing was published in the St. Croix Valley Press on June 26,
1991, and all property owners within 350 feet were notified. Chairman
John acknowledged receipt of the City Planner's report, dated July 2,
1991, and the City Engineer's report, dated July 2, 1991, made part of
the minutes by reference.
Jim Peterson, Trail Head Development, presented the preliminary plat
of "Stonegate", a 67 lot subdivision of approximately 235 acres,
legally described in part as that part of the Northwest 1/4 and the
North 1/2 of the Northeast 1/4 of Section 34, Township 29 N, Range 21
W, Washington County. Mr. Peterson is requesting rezoning from RR (1
house per 10 acres) to RE (1 house per 2.5 acres minimum) as provided
for in the City's Comprehensive Plan, and preliminary plat approval.
Nancy Hansen, Chairperson of the City's Parks Commission, stated the
Parks Commission had a new recommendation for this preliminary plat as
of their special meeting on July 8, 1991, which is to recommend
approximately 5-6 acres of land on the West side of the plat
(suggested Lots 10 & 11, Block 1), and an easement for a trail
connecting the proposed park on the west side to the east side of the
development, and approx. 3.7 acres of land, above the Ordinary High
Water Mark on the southeast side and north end of Goose Lake, and the
remaining percentage in cash to be used to develop the trail easement.
Lake Elmo Planning Commission Minutes July 8, 1991 Page 2
Diane Zimmerhakl, 9200 10th St., asked Mr. Peterson what will happen
to the trees currently along 10th street in his development, what
about traffic, and what are the home values expected to be? Mr.
Peterson answered the trees are in the County Right -of -Way and beyond
his control, the traffic generated from the two county roads is also
beyond his control, and home values will be determined by the current
market.
Robert Andrews, 529 S. 7th St., Mpls, owns property on 10th St., asked
if the lots meet the requirement of the zone, can the developer
include the wetland when figuring density/number of lots allowed? The
Commission answered yes. Mr. Andrews then stated he would prefer to
see $250,000 value homes (in this development) rather than $150,000
value homes then everyone will follow this higher value. Mr. Peterson
stated he sees a minimum of $150,000 to $170,000 value homes, but must
keep options open due to the economy, and does not want to be called
elitest.
Marge Williams, 3025 Lake Elmo Ave., asked how wide will the nature
trail be, and how wide will the roads be? Mr. Peterson answered the
trail will be 8 feet wide with a 20 feet wide easement and the roads
will be 28 feet of blacktop per the City's requirements. Mrs.
Williams then asked how many acres in size is Goose Lake and the
surrounding area? Mr. Peterson stated the surface area of Goose Lake
is 22.1 acres and the surrounding land is 11.84 acres below the
Ordinary High Water Mark and 3.73 acres above the Ordinary High Water
Mark.
Mr. Zimmerhakl asked if this plat is approved how soon would Mr.
Peterson start this project? Mr. Peterson stated he would like to
start this fall.
Dennis Geffre, 9140 loth Street, asked if Mr. Peterson was going to
bring in any special services? Mr. Peterson stated the homes will be
on septic and wells, but he will bring natural gas up 10th Street into
the project and stated to the neighbors they're all welcome to hook up
to it, and phone and electrical will be underground. Mr. Geffre then
asked what if the City decides to put in city sewer and water after
the development is started? Mr. Peterson stated that is a good
question for the City, he was not requested by the City to do a sewer
& water overlay plan.
Dorothy Lyons, 10th Street, stated covenants can increase the value of
the homes. Mrs. Lyons stated she feels we should be making the
ultimate and best use of this land by giving more people the
opportunity to use this land, you're down valuing this land. Mrs.
Lyons asked why are we rushing this development through when the City
is talking of extending the MUSA line, the City should be looking at
or making a future plan for this whole area. Mrs. Lyons stated the
city is advocating an annexation by not planning for the future.
Lake Elmo Planning Commission Minutes July 8, 1991 Page 3
Dave Johnson, 11291 30th Street, suggested a buffer area be created
between the 1-94 business area and this development. Mr. Johnsons
suggestion is to cluster the 67 homes on 130 acres toward loth Street
and leave a buffer/open space of 63 acres toward I-94 to be used as a
golf course or whatever. Mr. Johnson stated the buffer is for
incompatible uses, such as this where a mining area borders a
residential area.
Chairman John formally objected to Mr. Johnson's statement as
inappropriate at this time due to the fact Mr. Peterson has been
following our Comprehensive Plan meetings for some months and now that
he has introduced his proposed plat, in accordance with the Future
Land Use Map in the Comp. Plan, suddenly Mr. Johnson, as Mayor of Lake
Elmo, produces a totally new concept without any warning or prior
discussion.
Mr. Johnson stated this is a public hearing and its purpose is to
listen to public comment on this development being proposed. Mr.
Johnson stated he wanted to make public comment at the public hearing
and not behind closed doors. Mr. Johnson stated he has talked with
Mr. Peterson before and suggested there are alternatives to the way he
has his plat layed out, but we do not currently allow for transfers of
density. Mr. Johnsons feeling is Mr. Peterson can do the job at less
expense to him and insure less expense to the City in the future.
Jess Mottaz, 8770 Demontreville Tr., stated he is offended that
Chairman John implied that elected officials cannot make public
comment at a public hearing. Mr. Mottaz stated this is a preliminary
plat, which means this is the first exposure to the public and the
first request for public comment, and we're all part of the public and
if we choose to make a comment as part of the public we shouldn't lose
that right because we're elected officials.
Chairman John thanked Mr. Mottaz and stated it was not his intent to
eliminate that right, but the Mayor's comment was a complete surprise
since he felt the Mayor was aware of what was developing.
Ed Szachowicz, 1867 Saunders Ave., St. Paul, owns property on 10th
Street, asked what wetland allowances has Mr. Peterson made? Mr.
Peterson stated Goose Lake is a DNR protected wetland and he must
abide by the DNR and the Watershed rules and regulations. Setbacks
from the water, septic, ponding and sedimentation, run-off
requirements, etc., are all part of the engineering. Mr. Peterson
stated he will adhere to any and all requirements where the lake and
wetlands are concerned, he wants to see them protected.
Mrs. Williams stated she would like to speak in favor of the
development because it meets the City's Comprehensive Plan and
Ordinances, but is surprised that wetlands can be included when
figuring the density. Mrs. Williams stated she would prefer the
buffer area suggested by the Mayor be made by commercial development
than by residential development. Mrs. Williams suggested the mining
company adjacent to the development will play out and that land will
be able to be used for other purposes.
Lake Elmo Planning Commission Minutes July 8, 1991 Page 4
Mr. Andrews suggested staff find out the exact ordinance on DNR
protected waters and have Mr. Peterson put the ordinance in his
covenants.
Chairman John closed the public hearing at 9:10 p.m.
The Planning Commission discussed lawn fertilizer, golf course
fertilizer and farm fertilizer. The Commission also discussed minimum
building elevations, the MUSA public hearing and the engineer's
recommendation on street lights.
M/S/P DeLapp/Johnston - to recommend the rezone from RR (rural
residential) to RE (residential estates) of the 235.8 acres known as
the Stongate preliminary plat property based on the following findings
of fact: (1) property is designated as RE on the Future Land Use Map,
(2) residential development is compatible to surrounding properties,
(3) will not be a negative impact, (4) configuration is suitable, (5)
there is more than 20 acres. (Motion carried 9-0).
M/S/P DeLapp/Enes - to recommend approval of the preliminary plat of
"Stonegate" subject to: (1) developer must obtain access permits from
Washington County, (2) developer must obtain a permit from the Valley
Branch Watershed District, (3) final grading, drainage and erosion
control plan must be approved by the City Engineer, (4) the two
through streets on the south end of the development shall be named as
streets and not courts, (5) parkland dedication shall be 7% of the
land or cash in lieu of land as recommended by the Parks Commission,
(6) the streets on Julep Ct. and Jasmine Ct. shall be extended to the
edge of the plat, (7) curbs are to be bituminous, (8) the dead end
street over 800 feet is recognized as temporary and does not require a
variance, (9) restrictive covenants should contain the City of Lake
Elmo shoreland ordinance, notification of operating businesses in the
area, i.e. Oakdale Gun Club, Hammes Mining, I-94 corridor, (10) all
other conditions on City Engineer Tom Prew's report, dated July 2,
1991, except seven street lights. (Motion carried 6-2, against:
Stevens - inadequate protection for the lake, McLeod - should table
until after the public hearing on the MUSA proposal as it could affect
this development).
Commissioner Bucheck stated for the record that she is very concerned
about the wetlands.
M/S/P DeLapp/Stevens - encourage the City Council to allow the
developer to create his own street names. (Motion carrued 4-3-1,
against: Conlin, Johnston, Schubert)
4. JOHN M. DAY FARM ADDITION FINAL PLAT
M/S/P Bucheck/Conlin - to recommend approval of the Final Plat of the
John M. Day Farm Addition subject to the conditions stated in City
Planner Mike Black's report dated July 1, 1991, and subject to the
conditions stated in City Engineer Tom Prew's report dated June 28,
1991. (Motion carried 8-0-1, abstian: Enes - neighboring property
owner).
Lake Elmo Planning Commission Minutes July 8, 1991 Page 5
5. EVERETT BEAUBIEN CONCEPT
Mr. Beaubien, 3691 Kelvin, has asked for a concept review of a
proposed subdivision and variance to the required frontage on a city
improved street. The Planning Commission received a drawing
indicating Mr. Beaubien's request for another homesite allowed off of
the private road, and all commissioner's were encouraged to visit the
site to better understand the proposal.
The consensus of the Planning Commission was approval of the 10 acre
subdivision with no variance required. Commissioner Stevens did not
approve of the subdivision as it creates a crazy lot shape. City
Planner Black stated the strip of land between the Harstead property
should be legally included in the plat and replat this piece or an
RLS.
M/S/P DeLapp/Conlin - to table the remaining agenda items until the
next planning commission meeting. (Motion carried 9-0).
6. RECOMMENDATION ON PLANNER
At the last city council meeting the council received a print out of
the current budget - what was budgeted vs. what has been spent. This
budget review showed the city has almost expended its funds for our
Planner. However, escrow fees have been increased.
M/S/P Johnston/DeLapp - recommend the City Council give until the end
of the year to build the Planner Fund from escrows based on the
finding of fact that the City is running more smoothly and in the long
run will be saving money by using a professional planner. (Motion
carried 9-0).
The meeting was adjourned at 11:20 p.m.
REQUEST FOR PLANNING CO?1ISSION REVIEW
Meeting Date:
AGENDA TOPIC: PUBLIC HEARING: Comptlehensive Plan
Amendment for extension on MUSA.
July 22, 1991
ITEM
NO. 3.
Attached is the application prepared by our planner, Mike Black, for
an extension to the MUSA. Mike Black, Tom Prew and Rob Tautges will
be at the meeting to answer any questions you may have.
I would like the following statement included in the minutes of
tonight's meeting as an addendum:
I, as Chair of the Planning Commission, want to express my
dissatisfaction with the Lake Elmo City Council, in their Council
meeting of July 16, when their assessment of the Goose Lake
(Stonegate) Development failed to gain the required majority for
rezoning.
This development complied with both the City approved
Comprehensive Plan and the Residential Estate Ordinance. If neither
of these City approved documents are acceptable to the Council, it
places in question all City approved Plans and Ordinances, at a time
when Lake Elmo is trying to correct an image of being anti -
development.
As Chair of a volunteer organization, I request the City Council to
provide explicit guidelines so that our decisions can be reached after
proper consideration of all facts. Time wasting of volunteers,
interested in carrying out the Council's wishes can then be avoided.
The Commission spends a lot of time assessing development and
changes within the city. The Goose Lake development was discussed
for at least 10 hours in three or four planning meetings, minutes of
which were supplied to the council. Further time was spent
discussing the program with the Parks Commission. The developer
responded to all our suggestions, and had earlier attended planning
sessions when the proposed Residential Estate Ordinances were
debated at length. Rejection of our recommendations on a
development which meets City standards, after what was a relatively
short examination by the Council, is unsatisfactory.
The Council has already approved other Residential Estate
Developments which complied with the ordinance. To reject this
developmct, appears arbitrary.
Wyn. John
Chair, Lake Elmo Planning Commission.
Guidelines For A Public Hearing
MUSA Line Extension
• Mike Black - of James Hill & Associates - our consulting planner,
will explain the proposal to extend the Metropolitan Urban
Services Area to the area in the South of Lake Elmo along the I-94
Freeway.
• The City Engineer from TKDA will explain technical details.
Rob Tautges, City Auditor of Voto, Tautges & Redpath will make
additional comments.
The Chair will then open the Public Hearing.
• AT THIS TIME QUESTIONS SHOULD BE ADDRESSED TOWARDS
CLARIFYING DETAILS OF THE PROPOSAL, AND NOT FOR EXPRESSING
COMMENT FOR, OR AGAINST IT.
• The Chair will then ask for comments, from the public in
support of the proposal. When these are exhausted,
comments from the public, against the proposal will be
requested. Write in comments will be added to the record.
• IN THE INTEREST OF THE EFFECTIVE USE OF TIME, A
TIMEKEEPER WILL BE APPOINTED WHO WILL LIMIT ALL
COMMENT AND QUESTIONS FROM THE PUBLIC TO THREE MINUTES
FOR EACH SPEAKER.
• PLEASE ADDRESS ALL YOUR COMMENT AND QUESTIONS TO THE
CHAIR.
• WE ALSO ASK THAT BEFORE SPEAKING, THE REQUEST TO SPEAK
FORM BE COMPLETED AND PASSED TO THE CHAIR, SO THAT
PROCEEDINGS CAN BE CONDUCTED IN AN ORDERLY FASHION.
• After all comments and questions from the public have been made,
the Chair will close the public hearing.
• The members of the Planning Commission will then discuss the
proposal and any public comment that has been made before
reaching a conclusion on recommendations to be given to the City
Council.
BUILDING MATERIALS ' LUMBER
L
LAMRERTS
1850 COMO AVENUE ' BOX 64076 • St PAUL, MN 55164
(612) 645-8155 • FAX# (612) 645-8155
July 18, 1991
Lake Elmo Planning Commission
3800 Laverne Ave. N.
Lake Elmo, MN 55042
JUl 1 9 1991
Re: Public Hearing to consider amendment to the 1990
comprehensive plan for extension of the Municipal Urban
Service Area (M.U.S.A.)
Dear Sirs:
We are in the process of purchasing the property located at 9220
Hudson Blvd. This is the lumber yard that was owned by Lampert
Lumber Company.
We are not currently in favor of extending the municipal
utility service to the area until we have further information as
to what this entails, could entail in the future, and especially
the cost of the proposed project.
I am sorry I cannot attend the scheduled meeting, but I will be
out of town on July 22, 1991. Even though we do not currently
own the property, I would hope that you would take our feelings
and consider our statements as though we are the current owner.
If you have any questions, please call.
Thank you for your consideration in this matter.
Sincerely,
LERT YARDS, Inc.
b
Robert T. Unge an
President
RTU/mbo
Since 1887
JUL 1 5 1991
MARINE • SPORTING GOODS • LEASING
600 WEST 7TH ST. (FORT ROAD) • ST. PAUL, MN 55102 • (612) 227-6653
9200 HUDSON BLVD. • LAKE ELMO, MN 55042 • (612) 738-3102
July 1i.; 1991
City of Lake Elmo
3800 Laverne Ave. No.
Lake Elmo. MN 55042
RE: Notice to extend the M.U.S.A.
Gentlemen or Ladies:
I am writing reoresentinq the Dolan Family Partnershio which
owns land between County Road 13 and County Road 19 in Lake
Elmo.
I called the administrators office and a very nice :lady
briefly explained the M.U.S.A. situation to rne. In as much
as we are already paying substantial R.E. taxes on our
property and we persronally have no irnrnediate use for sewer
facilities„ .I wish to express my ooposition to the M.U.S.A.
extension.
:Vtic:errely y_ftrs,
John H. Dolan, Managing Partner.
\gran Family Part nersh.ip
JHD/Ike
JUL 1 5 1991
Federal t Land Company
Yankee Square Office II • 3470 Washington Drive • Suite 102 • Eagan, Minnesota 55122
Tel. 612-452-3303 FAX 612-452-3362
July 11, 1991
The Honorable David Johnson,
Planning Commission Chairman Steve DeLapp,
and Members of the Lake Elmo City - Council
and Planning Commission
c/o Mary Kueifner, City Administrator
3800 Laverne Avenue North
Lake Elmo, MN 55042
Dear Mayor Johnson, Chairman DeLapp,
Members of the Lake Elmo City Council
and Planning Commission,
Federal Land Company hereby acknowledges receipt of Notice of a Public Hearing to consider
the extension of the Municipal Urban Service Area ("MUSA"). As the Lake Elmo City Council is
aware, Federal Land Company has for some time encouraged the City to extend the MUSA to its
property located in the northwest quadrant of the intersection of Interstate 94 and County Road
19. The lack of extension of the MUSA caused Federal Land Company to propose a two phase
development plan, first submitted in 1979, for its property. The extension of the MUSA as
proposed conforms to our plan and will, in our opinion, benefit the City due to the quality
development which will occur along the I-94 corridor. The implementation of quality
development should, in turn, further benefit the City by providing a significantly increased
taxbase, thereby giving the City greater revenues especially in these times of fiscal shortfalls.
The extension of. the MUSA is long overdue and Federal Land Company supports its extension.
We look forward to attending the public hearing and to providing you with further testimony in
support of the extension of the MUSA.
Sincerely,
Martin F. Colon, Partner
MFC/Ids
JULY 22, 1991
WE, THE UNDEPSIGNED RESIDENTS OF LAKE ELMO, RECOGNIZING THE CRITICAL NEED TO DEVELOP
A COMMERCIAL TAX REVENUE BASE ALONG THE I94 CORRIDOR, SUPPORT THE EXTENSION OF THE
MUSA AREA TO ONE HALF MILE EAST OF COUNTY ROAD 19 AND ONE HALF MILE NORTH OF 194,
AND WE FURTHER SUPPORT THE SUBSEQUENT AMENDMENT TO THE LAKE ELMO COMPREHENSIVE PLAN.
WE URGE THE CITY COUNCIL OF LAKE ELMO TO ADOPT THESE MEASURES.
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TEETER IN THE FUTURE
OF LAKE ELMO? OODI !
YOU MUST ATTEND
-THE PUBLIC HEARINGFicARING FOR THE
OPOED EXTENSION ( )F THE
ET OP LIT4 I URBANiSERVICES'AREA
WHEN. MONDAY, DULY 22 at 7 PM
WHERE: LA E EL MO CITY HALL
* MUSA EXTENSION IS THE MOST CRITICAL ISSUE IN LAKE
ELMO IF YOU TRULY WANT TO PRESERVE YOUR RURAL, LIFE
* MUSA EXTENSION IS THE MOST CRITICAL ISSUE IN LAKE
ELMO IF YOU TRULY WANT TO CONTROL PROPERTY TAXES
* MUSA EXTENSION IS THE MOST CRITICAL ISSUE IN LAKE
ELMO IF YOU TRULY WANT TO PREVENT FURTHER LOSS OF OUR
VALUABLE LAND TO NEIGHBORING COMMUNITIES
* MUSA EXTENSION IS THE MOST CRITICAL ISSUE IN LAKE
ELMO IF YOU TRULY WANT TO HAVE A PLANNED COMMUNITY WITH
RATIONAL, REVENUE -PRODUCING DEVELOPMENTS. I94 IS OUR
ONLY CHANCE FOR REAL PLANNING.
* MUSA EXTENSION IS THE MOST CRITICAL ISSUE IN LAKE
ELMO IF YOU TRULY WANT YOUR CITY IN HEALTHY FISCAL
CONDITION. TODAY ITS CONDITION IS GUARDED. NEXT YEAR
IT MAY BE FATAL.
f[ir._ r_ i
r.
I
lioiroirsh
IRAN
,rgror
RESIDENT
LAKE ELMO, MN 55042
Distributed by Concerned Citizens of Lake Elmo
. WHAT 'IS MUSA
MUSA is the Metropolitan Urban, Services Area. I't is thatl area of a
community approved and designated:tby the .Metro. Council and the
.community's council:for the,futureinstallation of urban services,
primarily sewer and water. MUSA designation .is deemed- essential for
any meaningful, revenue —producing commercial' development,«, Actual' in-=,
o,.
stallation of MUSA"services is authorized by" our city council:'-
Lake Elmo currentl,y`has no -acreage within the MUSA area.
Lake Elmo is convening a public hearing to consider an extension of
the MUSA line into Lake Elmo from the Oakdale section that only 1 year
ago was also Lake Elmo,. The proposal.is intended to extend the MUSA
area into Lake Elmo one half mile east -of County Road 19 and one half
mile north of I94. This narrow zone along I94 would be designated the
development area for a business park concept in Lake Elmo.
Express your favorable support for this MUSA extension at the public
hearing if you want to:
,* STABILIZE YOUR PROPERTY TAXES
* PROTECT LAKE ELMO'S BOUNDARIES AND FUTURE DESTINY
* CREATE MINNESOTA'S OPTIMUM PLANNED COMMUNITY
* PRESERVE OUR ENVIABLE LAKE ELMO RURAL LIFESTYLE
* HAVE THE CAPACITY TO BEGIN APPROPRIATE CITY SERVICES
Bulk Rate
U.S. Postage
Paid LK Elmo
Permit #46
THIS IA A PUBLIC HEARING!
IT'S TIME WE HEAR WHAT THE PUBLIC REALLY WANTS.
WHO PAYS FOR CHANGE?
A public hearing is scheduled for Monday night, July 22,1991
at the Lake Elmo City Hall regarding a or000sed chancre to the
1990 Lake Eimo Comprehensive Plan which would bring sewer to an
area along I-94. This extension of the MUSA line could change
the character of Lake Elmo and have long term effects for our
city. Before a major change is made to a comprehensive plan,
many questions need to asked and answered. Come to the meeting
and make sure that these kinds of questions.are answered -- they
relate to some of the most important issues facing the citizens
of our city.
1. Who will pay for the extension of the MUSA? Will the city
finance a bond for it? Will the citizens have an increase in
their currently low taxes? Will the developers pay all the
costs? Who will pay the sewer bonds if development fails?
2. Why is the
mile north of
boundaries in
hostage" by I -
annexation to
area for business development being expanded to 1
I-94 and 1 mile east of Co. Road 19 from the h mile
the Comprehensive Plan? Is the city being "held
94 landowners to fund sewers or they will plead
Woodbury?
3. Will a densely developed commercial area be detrimental in any
way to the rural life style we now enjoy in Lake Elmo? Will the
city be forced to provide urban services demanded by this action
and how much will it cost the taxpayers?
4. What kind of development will be allowed in this new area?
Will it be a business park or one strip mall after another? Who
decides and when (before or after development starts)?
5. Is there a proposed development for the area
stimulating this action? What is it? Will the
development by hiring a Public Relations firm?
spent already?
6. Could we have business development without
MUSA? How will a sewered business area bring
the citizens when fully developed and sewered
higher tax rates than Lake Eimo?
which is
city "promote"
How much has been
extension of the
a lower tax rate to
communities have
Plan to attend the public hearing
for the proposed extension of the
MTJSA at 7 : 30 PM , July 22 , 1991
at the Lake Elmo City Hall.
Distributed by the Residents for Rural Lake Elmo
REQUEST FOR PLANNING COMMISSION REVIEW
Meeting Date:
July 22, 1991
(AGENDA TOPIC: Site & Bld Review:: Carmelite rtonaster,�NCTEM
�� T.
Rev, John Burns, Carmelite Monastery, has applied for a Site
& Bldg. Plan Review for construction of additional monastery
buildings for a mens community on their nronerty at 8251 DeMontreville
Trail N. Attached is the information submitted for your review.
There will be a representative for the Carmelites at the meeting
to answer any questions you may have.
A portion of the plat man is also attacht:d to the packet to help
you understand exactly where the nronerty is located.
Jim McNamara
1 Building Official
JUL 18 '91 10:07 T. K. D. R. & ASSOC.
P.2
inKDA
ENQINEERs ARCHITECTS PLANNERS
July 18,1991
- Planning and Zoning Commission
Lake Elmo, Minnesota
. Re: Site Plan Review
Carmelite Monastery
Lake Elmo, Minnesota
Commission No, 9150.001
Dear Commission Members:
TOLTt, KINQ, DUVALL, ANORRRON
AND ASSOCIATES, INCORPORATIO
2000 AMSRIOAN NATIONAL RANK BUILDINQ
SAINT PAUL, MINNRAOTA 54101.1UW
112222E-4100
PAX 11 V*#140/0
- I have reviewed this site plan, the following are my comments.
1. The applicant should submit a 100 scale topographic site plan with 2' contours. It is
difficult to tell the exact relationship of all the improvements from the submitted
material. Erosion control should be shown on this plan.
2. The septic system has been sized based an 14 people, A second drainfield site of 10,000
S.F, should be identified for future use.
3. They are proposing a dike across pan of the gully leading to Lake Demontreviile. This
will reduce the peak flows through the gully.
4. There is an erosion problem with the gully. A plan to restore and provide erosion control
within the gully should be submitted.
5. All trash should be cleaned out of the gully and removed front the site.
6. A permit front the Valley Branch Watershed District should be acquired before beginning
any site work.
Sincerely,
Thomas D, Frew. P.E.
TDP/mha
cc: Father John Burns
Cb l of
LAKE
City of Lake Elmo
3800 Laverne Avenue North
Lake Elmo, Minnesota 55042
/Iyf?)
)..f
DEVELOPMENT APPLICATION FORM
COMPREHENSIVE PLAN AMENDMENT
ZONING DISTRICT AMENDMENT
TEXT AMENDMENT
CONDITIONAL USE PERMIT
VARIANCE * (See Below)
APPEALS
SI`1'E & BLDG. PLAN REVIEW
SHORELAND PERMIT
SIMPLE LOT DIVISION
LARGE LOT SUBDIVISION
SUBDIVISION
SKETCH
PRELIMINARY
F I'NAL
SUBDIVISION VARIANCE
FLOOD PLAIN CONDITIONAL
USE PERMIT
APPLICANT: PAWS Jc7HIJ r3v a1' $261 WMONnrevfU2 TOIL [Awns, MN 5504L
(Name) (Address) (Zip)
TELEPHONE: 111-'13ra1 (Work) SAME
(Home)
OWNER: CAtgHetArrT MONASTERY 62.5i PGitiovotevutE PAIL LAKE ELh.Ip MAI 55042.
(Name) (Address) (Zip)
TELEPHONE: 111-135I (Work) SAME
(Home)
PROPERTY LOCATION (Street Address and Leq-tl Description):
r%AKe ,ELMo MN 95-642 //VE�Wy� FIDoRSS1
( IGN(DINt7
¢h251 pcAimpeeV/LLr TICAJL
CEE 4-rrAcf1E7 r-on LFF,Th_ pescAr DiOij
Carmel of the Blessed Virgin Mary
8251 De Montreville Tr., N.
Lake glmo, Mn 55042
,11A,Y14._ 19'1
1/4,.. 1 \-4 (-2ringak 42_,
Pay to the eft .,
Order of
0 1 210
eticNP -0.--Q- 4u.y...i...c.q..,1 —4-4-1- IC 6
11111.111 Norwest Bank Minnesota, N.R.
SINISH Maplewood Office
MORIVEST BANKS 2945 White Bear Avenue
111.11.11 Maple, MN 5.5..
IFINNIII
Memr
10•119111161190
1392
22-10/960
$ 35o, oo
Dollars
All of Government Lot 4 in section 9, Township 29, Range 21, according to government
survey containing 59.4 acres of land. Also south 30.6 acres of lot 4 in section 4,
and of the South West quarter of the South East quarter of said section 4, all in
Township 29, Range 21, being the South 688 feet, more or less, thereof.
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MI. TO INTERSTATE 94 .9 494 7473 IV NW
SCALE 1:24 000
1
1 7 0
1000 0 1000 . 2000 3000'
t_ud_i_t 1.-------L___ ,
I 5 . 0
C=1.........rat...,4C.21.
UTM GRID AND 1980 MAGNETIC NORTH
DECLINATION AT CENTER OF SHEET
zone
Svi9' BASIN MAP
Lake Jahe •
9,7 •
E A
M
06
1
4.1 rr.
15 5'
1 MILE
4000
5000
6000 7000 FEET
I KILOMETER
CONTOUR INTERVAL 10 FEET
NATIONAL GEODETIC VERTICAL DATUM OF 1929
THIS MAP COMPLIES WITH NATIONAL MAP ACCURACY STANDARDS
FOR SALE BY U. S. GEOLOGICAL SURVEY. RESTON, VIRGINIA 22092
A FOLDER DESCRIBING TOPOGRAPHIC MAPS AND SYMBOLS IS AVAILABLE ON REQUEST
CARMEi-irE MONASTERY
Revisio
photogr.
This inl
Purple t
Ire shown
INDIVIDUAL SEWAGE TREATMENT SYSTEM MINIMUM SPECIFICATIONS SHEET
NAME:
CA/Magma or nig 131,063ao
U1N61U
ADDRESS AND/OR LEGAL DESCRIPTION:
WASTEWATER FLOW
Estimated 90 0 -/leo gal/day, or
Measured gal/day
SEPTIC TANK
Volume 3 00 0 gal
2— /too oil- rt.12-5
LIFT STATION
Volume /5-6 0 gal
Pump:
delivery rate 4,S gal/min
total head 4- /2. ft
•discharge per pumping event 2 2 S gal
Inside diameter of pressure line from pump
to treatment area 2. inches
SOIL
Depth to restricting layer
Percolation rate:
24 min/in at le inch depth
/o min/in at 24 inch depth
min/in at 'Pt/ inch depth
/-2 %
0
Land Slope
' d 'L
DRAINFIELD TRENCI IES
Minimum depth of trench / B inch
Maximum depth of trench 3e inch
Bottom area for trenches having /2
inch of rock below the distribution
2S�oa sq ft
Trench width 3 ft
Total trench length 14.9 ft
Number of trenches rg
pipe
/waV
82s/ peNaa.u74/onto. tit/in
LA/tc E4.An0
Spacing of trenches 7 's " ft oc
Distribution (check one):
)( drop box
pressurized laterals - complete
PRESSURE DISTRIBUTION SYSTEM section below
BED
Minimum depth of bed inch
Maximum depth of bed inch
Bottom area for bed having 12 inch
of rock below the distribution pipe
sq ft
Bed Width ft
Bed Length ft
t4DUND
Bottom area for bed having 9 inch of rock
below the distribution pipe sq ft
Bed Width ft
Bed Length ft
Upslope sand base depth ft
Upslope dike width ft
Downslope sand base depth ft
Downslope dike width ft
PRESSURE DIS'IRIBUI'ION SYSTEM
Inside diameter of manifold pipe
Perforated lateral
inside diameter
length
number
spacing
Perforation:
diameter
spacing
in
ft
in oc
in
in oc
in
LAYOUT (Site Plan)
1. Use an appropriate scale and indicate direction by use of a north arrow.
2. Show pertinent property boundaries, rights -of -way, easements, etc.
3. Show location of house, garage, driveway and all other improvements existing or proposed.
4. Show location and layout of sewage treatment system including tanks, trenches, etc,
5. Show location of water supply well.
Specifications and layout have been designed by DAt-e Eke- /q/ Date G-2l- 9/
.dnnesota Pollution Control Agency Certification No. G' 9 S Exp. Date / 9 9 2.
DRAINAGE REPORT
FOR THE
CARMELITE MONASTERY
LAKE ELMO, MINNESOTA
December 10, 1990
NYHUS ENGINEERING
2745 WINNETKA AV. N., SUITE 243
GOLDEN VALLEY, MN 55427
TELE: 1-800-446-5038
I hereby certify that this plan, specification or report
was prepared by me or under my direct supervision and
that I am a duly Registered Professional Engineer under
the laws of the State of Minnesota.
DATE: December 10, 990 Cr Minn. Reg. No. 10981
DRAINAGE REPORT
FOR THE
CARMELITE MONASTERY
LAKE ELMO, MINNESOTA
December 10, 1990
INTRODUCTION
This report covers the 1 year-24 hour, 10 year-24 hour, 50 year-24 hour, 100
year-24 hour and the 100 year-10 day storms and the 100 year snow melt for a
single 12 acre drainage basin for the Carmelite Monastery in Sections 4 & 9,
t. 29, r 21, Washington County Minnesota. The embankment for the driveway
will serve as a dike for the pond. The purpose of the pond is to decrease the
rate of flow downstream to DeMontreville Lake to help alleviate the erosion
problem.
The project lies within the Valley Branch Watershed District. The drainage
sub -basin is shown on the attached map.
CONCLUSIONS
The peak rate of runoff will be reduced from 38 cfs to 2.1 cfs when the
driveway -dike is constructed. The peak rate is generated by the 100 year-24
hour. storm. The 100 year elevation will be 82.4 feet.
The outlet from the pond will be by a 12" R.C.P. with an orifice plate with
a 6" dia. opening over the outlet to C.B. No. 1
DESIGN DATA
The "Soil Survey of Washington and Ramsey Counties, Minnesota" prepared by the
United States Department of Agriculture Soil Conservation Service was used to
determine the type of soiland hydrologic group.
The rainfall data for the 1 year-24 hour, 10 year-24 hour, 50 year-24 hour,
100 year-24 hour, snowmelt, and the 100 year-l0day storms was obtained from
the "Hydrology Guide For Minnesota", Fig. 1-2, 1-5,1-7, 1-8,1-12, and 1-11
respectively and are tabulated as follows:
STORM RAINFALL (in)
1 year-24 hour 2.4
10 year-24 hour 4.2
50 year-24 hour 5.2
100 year-24 hour 5.9
Snow Melt 7.2
100 year-10 day 11.0
The run-off rate and volume for the storms were determined using the TR-20
Computer Program for "Project Formulation - Hydrology" (1982 Version).
The Curve Numbers (CN) were determined using Fig. 3-1 and 3-2 in the
"Hydrology Guide For Minnesota".
The time of concentration was calculated by using the formulas in Eq. 15.3 and
Eq. 15.4 in the "National Engineering Handbook, Section 4, Hydrology"
DRAINAGE REPORT- CARMELITE MONASTERY PAGE NO. 1
CALCULATIONS
Soils within the plat.
SOILS
NAME MAP N0. HYD. GROUP
EMMERT 12C A
EMMERT 12D A
ANTIGO 49B
RICHW00D 298 B
RICHWOOD 298E B
LINDSTROM 301B B
WAUKEGAN 411B B
WAUKEGAN 411C B
MAHTOMEDI 454F A
The soil hydrologic group is B was used for the calculations.
Hydrologic Curve Number Computations
SUB -BASIN COVER PRACTICE CONDITION ACRES PER CURVE NO. PRODUCT
NO. ROTATION PRACTICE CN
1 ROW CROP STR. ROW GOOD 10.00 78 780.00
FOREST POOR 2.00 66 132.00
TOTAL = 12.00 912.00
WEIGHTED RUNOFF CURVE NO. = 76.0
TIME OF CONCENTRATION
SUB -BASIN NO.
1 LENGTH 1 = 600 FALL 1 = 14 CN = 76
LENGTH 2 = 300 FALL 2 = 8 CN = 76
TIME Cl = 0.26 HR
TIME C2 = 0.14 HR
TOTAL TC = 0.40 HR
The run-off rate and volume for the storms were determined using the TR-20
Computer Program for "Project Formulation - Hydrology" (1982 Version). The
computer printouts are in the appendix.
1 YEAR-24 HOUR STORM
10 YEAR-24 HOUR STORM
50 YEAR-24 HOUR STORM
100 YEAR-24 HOUR STORM
SNOWMELT
100 YEAR-24 HOUR STORM
Sub -basin Map
APPENDIX
DRAINAGE REPORT- CARMELITE MONASTERY PAGE NO. 2
DALE EKLIN
1986 Ridgewood Avenue
White Bear Lake, Minn. 55110
(612) 429-1090
Rev. John Burns
Carmel of the Blessed Virgin Mary
8251 Demontreville Trail
Lake Elmo, MN 55042
June 21, 1991
Dear Rev. Burns,
At your request, an June 20, 1991, soil borings and percolation tests were
performed at your proposed building at 8251 DeMontreville Trail, Lake Elmo.
This part of the building will be Phase I. It is my understanding that
14 people will be living at this building.
I understand that low flush toilets and showers heads will be installed.
This should reduce your water use by about 40%. I estimate your daily
water use to be approximately 900 to 1100 gallons per day for 14 people.
I would recommend installing a water meter to determine how much water use
is generated. This will be helpful for future expansion.
• The soils on the site are sandy loam and loam for the first 3 to 4 feet, then
Medium sand and silty sand at 6 feet. This silty sand has iron and mottled
.,oil at the depth of 6 to 61 feet. The soil was wet at this depth.
For your building I am recommending the following:
1. Two 1500 gallon septic tanks
2. 2400 square feet of drainfield - 8 trenches, 100 feet long,
36" wide and 18" to 30" deep.
If needed, there should be a 1500 gallon lift station with a 24" manhole to
grade for servicing the pump. The pump should be a 1/3 HP submersible
sump pump with a 2" discharge pipe going to the drainfield. The pump
should be placed 6" off of the bottom of the lift station. The 2" discharge
pipe should have back pitch on it so water does not stand in the pipe and
freeze during winter months. A warning device should be installed at the
lift station to warn you of pump failure. The pumping cycle should be
225 gallons per cycle. This cycle will also allow for run back from the
2" discharge pipe. The pumping rate should be no more than 45 gallons per
minute.
If a water softener is installed, it can drain directly to a wetland or a
low spot on the site. There are no harmful chemicals and it is legal.
See the attached papers for suggested design and boring and percolation logs.
continued
M.P.C.A. Certification #695 — Soil Tester — Site Evaluator — Inspector
DURING CONSTRUCTION IT IS IMPORTANT TO KEEP ALL TRAFFIC OFF OF THE DRAIN -
FIELD AREA SO THE GROUND WILL NOT BECOME COMPACTED. YOU SHOULD FENCE OR
LAG OFF THE TESTED AREA BEFORE ANY EXCAVATION IS DONE ON THE SITE.
It is important to maintain your septic system by pumping the septic tank
periodically. The size of the family will determine how often this has
to be done. If the septic tank is not pumped when needed, sludge can
build up and work over into the drainfield and cause the field to stop up.
Always try to conserve on water use.
During winter months it is also very important to keep ail traffic off of
the drainfield area; snowmobiles, skiing, sliding, etc. If snow becomes
compacted it could cause your drainfield to freeze up.
This report does not mean that you have a permit to install the job. Your
local inspectorwill have to first approve the suggested design and logs.
In some cases other agencies may require a permit. Your local authorities
should be able to inform you of this.
If I can be of any further assistance please feel free to call me.
Jale Eklin
Certification No. 695
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8+08_36 END CONSTRUCTION
MACH E%1ST. CONCRETC
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++96,75
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SEE DETAIL PLATE FOR CULVERT
EXTENSION
E. CURVE DATA
R = 100.00'
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V1:(
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1 HEREBY CER'1F( THAT THIS PUN, SFCEIFIp31ON, OR REPORT t[
wAS PREPARED BY ME OR UNDER MY DAECT SUPERVISION AND "et
THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER
THE LAWS OF THE STATE OF RIINNESOTA
O
m
DATE 8-10-90 REG NO 10981
OY NI
REVISED 12-It-GO
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�' I HOD--4.16-iO38 8251 DEMONTREVILLE [RAII, LAKE ELMO, MN
9 4.3
7+47.2
891.7
6+100
_ _ 11
I -ROC .1-0n' VI}g 82)I En MOIITHFVII Lr TRAIL. LAKF (LMO. IAN M
TYPICAL SECTIONS
(NO SCALE)
4" TOPSOIL —
- 12" R.C.P. CLASS 4
6' - 12" R.G. APRON CLASS 4
WITHOUT RIP -RAP
9' s
. PROFILE GRADE 9' '
2.0%
BITUMINOUS CURB
I1 —1 /2" BITUMINOUS SURFACE (2341)
1-1 /2" BITUMINOUS BINDER (2331)
8" AGGREGATE BASE CLASS 5
SUBGRADE
WITH NEENAH CASTING R-1690
ELEV. T.C. = 94.25
SPRUCE TREE (SAVE)
ii. 1 KIN ',EVE ��:� (6 (aA R:MUE ICUE ®NA ����2J
1N(HOO d d fi 5038 8251 DF 4OIIFPF V LI F WAIL I.AKE- n 140, 140
;.rid
Proposed Carmel of the
Blessed Virgin Mary
a
a
•
0.
property Line'
CARMEL OF THE BLESSED
VIRGIN MARY
• SITE PLAN
NORTH 0 100' zoo'
MS&R
Architects
Meyer, Scherer 3c Rockcasde, Ltd.
325 Second Avenue North
Minneapolis, Minnesota 55401-160l•
k
40 0'
Existing Woods
t 46 41(6\4
444-' /N74)4YA
ENTRY
Columna
Conifer G)
NORTH
GARAGE/
WORKSHOP;<
Meadow/ Garden
_MS&R
Architects
Meyer. Scherer & Rockcastle. Ltd.
325 Second Avenue North
Minneapolis. Minnesota 55401. 1601
0
NORTH
GARAGE/,
WORKSHOP
MS&R
Architects
Meyer. Scherer & Rockcastle. Ltd.
325 Second Avenue North
Minneapolis, Jl inn esota 5540[ I6(YI
REQUEST FOR PLANNING COMMISSION REVIEW
Meeting Date:
AGENDA TOPIC:Building,Site & Plan Review: Kunz 0i1
July 22, 1991
ITEMJ
NO..
The'Kunz Oil Company is requesting through Dahl & Assoc. a building
and site plan review for a temporary structure (approx 5 years)
to be located on their property at the corner of Highway 5
and Washington County Road 15.
This is a required contamination cleanup project through MPCA for
cleanup of contaminants due to leaky fuel tanks while being
operated as a gas station.
Mr, Roger Akel of Dahl & Assoc. will be at the meeting to explain
the process and answer any questions you may have.
Jim McNamara
JUL 18 '91 to;77 T.K.D.A. & PSSOC.
P.1
7 KDA
ENGINEERS ARCHITzCT3 PLANNERS
July 18, 1991
Planning and Zoning Commission
Lake Elmo, Minnesota
Re: Site Plan Review
Kunz Peoples Plus
Gasoline Recovery System
Lake Elmo, Minnesota
Commission No. 9150-001
TOLTZ, NINO, DUVALL. ANDERSON
AND ASSOCIATES, INOORPORATED
0600 AMERIOAN NATONALaANK OMEN*
SNNT PAU4 MINNISOTA U101.IS00
0111104 M00
FAN 011/0e440140
Dear Commission Members:
I have reviewed the plans for the recovery system; the following are my comments.
1. Contaminated soils which were stockpiled on site have been removed.
2. The applicant has received a MPCA permit for this recovery system.
3. No surface discharge of treated groundwater will. occur. The process will dispose of
water through dralnfield type trenches on site.
4, The recovery system is expected to be in place about 5 years.
I recommend approval of this site plan.
Sincerely,
Thomas D. Prew, P.S.
TDP/mha
Minnesota Pollution Control Agency
520 Lafayette Road, Saint Paul, Minnesota 55155-3898
Telephone (612) 296-6300
MINNESOTA 1990
February 21, 1991
Mr. Tom Manke
Kunz 0i1 Company
5200 Eden Circle
Minneapolis, Minnesota 55436
Dear Mr. Manke:
RE: Corrective Action Design Approval
Site: Peoples Plus/Lake Elmo K, 4201 Stillwater Boulevard, Lake Elmo
Site ID#: LEAK00000947
The Minnesota Pollution Control Agency (MPCA) staff have reviewed the Petroleum
Release Investigation and Corrective Action Report dated August 3, 1990, and
the Corrective Action Design Supplemental Report dated October 3, 1990. Based
on the information in these reports and previous reports on the site it appears
that the extent and magnitude of soil and ground water have been adequately
determined, and the potential impacts of the release have been identified.
The release has resulted in high levels of ground water contamination in a sand
aquifer which has the potential to cross contaminate a lower sand aquifer used
as a drinking water aquifer immediately downgradient of the site. Corrective
action is necessary to remediate the contaminated ground water and prevent
cross contamination. The site ground water cleanup goals are the Recommended
Allowable Limits for Volatile Organic Compounds. In order to acheive these
cleanup goals remediation of residual soil contamiantion is necessary. The
Corrective Action Design proposes an effective method of acheiving these goals.
It is approved with the following comments and modifications.
1. Soil vents installed in the vicinity of the former pump islands should be
installed to depths which will remediate the most heavily contaminated
soils located above the silty clay, at depths of 15 to 25 feet. It is
recommended that during soil vent installation adequate stratigraphic
information be collected to tailor soil vent depth to accomodate the
stratigraphic variation known to exist at the site.
2. The proposed soil vent system monitoring schedule (Table 5, report dated
October 3, 1990) to evaluate system performance is approved. Additional
monitoring will be necessary to evaluate air emmissions from the soil vent
system and the air strippers, as described in comment 3, below.
Regional Offices: Duluth • Brainerd • Detroit Lakes • Marshall • Rochester
Equal Opportunity Employer • Printed on Recycled Paper
Mr. Tom Menke
Page 2
February 21, 1991
3. The enclosed MPCA "Air Emmissions from Soil Vent Systems" and "Air
Emmissions from Air Strippers/Diffussers" guidance documents outline
sampling, analysis, and control requirements for air and ground water
effluent. The sampling program should be modified to fullfill these
requirements. Ground water effluent sampling must also comply with the
terms of the State Disposal System (SDS) permit, discussed in comment 4,
below.
4. The recommendation to dispose of ground water effluent through infiltration
is approved. SDS permit from the MPCA water quality division is required
for infiltration systems. The SDS permit application process should be
initiated as soon as possible. In our opinion, the length of the proposed
trench (14,678 feet) may prove unworkable. Ve recommend that test pumping
of the recovery wells be conducted to determine the actual pumping rates,
and that the system design be reevaluated using this data. Ve understand
that pumping tests have been scheduled for February, 1990. Staff
hydrologist Melisa Pollak should be notified of proposed changes in the
infiltration system design.
5. Monitoring of the lower sand aquifer is required. It is not safe to assume
that ground water flow in the lower sand aquifer is in the same direction
as flow in the upper sand aquifer, therefore three monitoring wells are
required in the lower sand aquifer, rather than two as proposed in the
report dated October 3, 1990. These wells should be installed withing 120
days of receipt of this letter.' Staff hydrologist Melisa Pollak should be
notified of the proposed location and construction of the lower sand
aquifer monitoring wells a minimum of 10 working days prior to their
installation. After installation, these wells should be sampled quarterly
and analyzed as described in the MPCA "Soil and Ground water analysis and
Petroleum Release Sites" guidance document dated May 31, 1990.
6. The quarterly ground water monitoring program proposed in the report dated
August 3, 1990, is approved. Modifications to the monitoring program or
the monitoring well network may be necessary in the future based on the
design adopted for the infiltration system.
7. When the soil venting, ground water pumpout and ground water infiltration
systems are installed and operational, a report should be submitted which
summarizes and documents corrective action system installation, the results
of the activities described in comment 5, above, and results of all
monitoring conducted up to that time. This report should also include
geologic cross sections of the site, (using information from the soil
borings, recovery well installations, and water well gamma logging), to
illustrate the stratigraphic variations across the site, the relationship
of the upper and lower sand aquifers, and the placement of the corrective
actions. The schedule for future progress reporting will be based on the
results of this report.
t
t
ir. Tom Manke
Page 3
February 21, 1991
We expect, based on the available information, that completion of the approved
corrective action will support a determination by the MPCA Commissioner that
the release has been adequately addressed pursuant to Minn. Stat. § 115C.09,
subd. 2(b)(1) (1990). However, if subsequently obtained information indicates
that the approved corrective actions are inappropriate or inadequate, the MPCA
may require additional work or modifications in the approved work.
In approving the plan, the MPCA does not assume any liability for the design or
implementation of this remedy. You remain solely responsible for ensuring that
this plan results in a successful cleanup and that its implementation does not
result in any harm to public health or the environment. Moreover, the MPCA
does not guarantee reimbursement of your costs from the Petroleum Tank Release
Compensation Board (Petro Board). Application for reimbursement must be made
to the Petro Board (612/297-4017). However, that decision is based on factors
such as the adequacy of cleanup, compliance with notification laws and
cooperativeness with the MPCA.
If you have any questions, please contact me at 643-3433.
Sincerely
David A. Scheer
Pollution Control Specialist, Senior
Tanks and Spills Section
Hazardous Waste Division
cc: David Trumm, Dahl & Associates, St. Paul
CoPY
DAHL & ASSOCIATES, INC
Environmental Consultants, Contactors & Engineers
4390 MiIY ROAD
SAINT PAUL, MU NESOTA 55127
PESROLEIAM2 RELEASE INVESTIGATION
AND CORRECTIVE ACTION DESIGN
KUNZ OIL CO./LAKE ELMO "K"
4201 Stillwater Boulevard
Lake Elmo, Minnesota 50355
MPCA ID: LEAK 400000947
Dahl Report # MN745 001
August 3, 1990
I hereby certify that this plan. specification. or report was prepared by
me or under my direct supervision and that I am a duly Registered
Professional Engmeer under the Laws of the State of Minnesota.
de- &'°-9c)
/
Mark itl maim. PE
Minneeaa Registration No.15407
CONTENTS'
(
SECTIONS
1.0 INTRODUCTION 1
1.1 Purpose 1
1.2 Scope of Services 1
2.0 BAaCROU D INFORMATION 2
2.1 Site Desciption 2
22 Product Storage History 2
2.3 Product Release History 2
3.0 REMEDIAL INVESTIGATION RESULTS 3
3.1 Subsurface Geology 3
3.2 Hydrogeology 4
3.3 Contamination Impacts S
3.3.1 Soil Impao's g
3.3 2 Groundwater Impacts 6
3.4 Risk Assessment 6
3.4.1 Water Well Assessment 6
3.4.2 Vapor Risk Assessment 7
4.0 DISCUSSION 7
3.0 CONCLUSIONS 8
6.0 RECOMMENDATIONS 9
7.0 CORRECTIVE ACTIONS 9
7.1 Corrective Action Objectives 9
7.2 Corrective Acuson Alternatives 10
7.3 General Desciption of Corrective Actions 11
7.4 Component Desciption 12
7.3 Desig`,.. Considerations 20
8.0 DifPLEMENTATION 22
8.1 Permits 22.
8.2 Installation Timetable 23
83 System Start-up Z4
8.4 Further Corrective Actions 24
8.3 Site Closure Z5
I
LO INTRODUCTION
1.1 Purpose
PROJECT *MN745
REPORT +001
PAGE 1
Dahl & Assocates, Inc (DAHL) was retained by Kunz Oil Company to conduct a
petroleum hydrocarbon release remedial investigation and to provide a corrective action
design for the Lake Elmo "K" service station located at 4201 Stillwater Boulevard, Lake
Elmo, Minnesota 50356 (Leak # 00000947).
1.2 Scope of Services
DAHL's scope of services was to:
1) Assess the results of previous investigations at the site by Warzyn Enginering,
Inc
2) Advance additional soil test borings in order to reasonably define the magnitude
and horizontal and vertical extent of petroleum hydrocarbon contaminated soils
resulting from the release.
3) Install six additional monitoring wells in order to obtain information on the
uppermost groundwater flow dynamics, and to defne the magnitude and extent
of groundwater contamination.
4) Conduct a risk assessment for the purpose of identifying and investigating
potential receptors and risks to human health and welfare resulting front the
contazztiitation present.
5) Outline a. corrective action design which will address the phases of contamination
and site imnars in methods acceptable to the Minnesota Pollution Control
Agency (MPCA).
The test borings were advanced and the monitoring wells were installed between March
17 and June 27, 1990. The groundwater and soil contamination assessment and the
human health and welfare risk assessment were conducted between March 17 and
August 1, 1990.
PROJECT #MN745
REPORT X01
PACE 2
2.2 BACKGROUND INFORMATION
2.1. Site Description
The Lake Elmo "K" station is located at the southeast corner of the intersection of State
Highway 14 and State E ghway 5, east of Lake Elmo, Minnesota. This is primarily a
residential and agricultural area. The site address is 4201 Stillwater Boulevard, Lake
Elmo, Minnesota. The property description is the SW 1/4 of the NE 1/4 of the SE 1/4
of the SE 1/4 of Section 12, Township 29 North, Range 21 West, Washington County,
Latitude 45300'34" Longitude 92°51'20" (see Figure 1). The site consists of a convenience
store, two covered pump islands, one open pump island, and four underground storage
tanks (which have since been removed). See Figure 2 for a site map.
2.2 Product Storage History
Four steel underground storage tanks (UST's) previously existed at the site. The tanks
consisted of: (1) a 4,000gallon-capacity tank used for the storage of regular leaded
gasoline, (2) a 10,000-gallon-capadty tank used for the storage of unleaded gasoline, (3)
a 10,000-gallon-capacity tank used for the storage of diesel fuel, and (4) a. 560 gallon-
capadty tank used for the storage of waste oil. See Figure 2 for the locations of the
former UST's.
The UST's used to store regular and unleaded gasoline were installed by Kunz Oil
Company in. December, 1961. The UST used to store diesel fuel was installed in July,
1982. All four UST's were taken out of service on March 15, 1989, and all four UST's
were removed on December 13, 1989. No leak detectors or overspill protection devices
were ever used. Inventory records for all four tanks are being compiled and will be
submitted subsequent to this report. Product piping at the site is steel. The farm
"Excavation Report of Petroleum Release Sites" is induded in Appendix B.
2.3 Product Release History
Prior to February 1, 1989, there were no reported releases of petroleum products at the
site.
On December 15, 1988 Twin City Testing Corporation advanced four soil test borings
around the storage tank basins and the product dispensing islands as part of a
PROJECT AtMN745
REPORT ..00I
PAGE 3
prepurchase site assessment for Kunz Oil Company. Soil samples retrieved from the
borings were tested for the presence of volatile organic vapors using a photo -ionization
detector (PID). Petroleum hydrocarbons were detected in samples retrieved from a. test
boring advanced between the two pump islands north of the station building. The three
other borings contained no PID-detectable contaminated soil. On February 1, 1989 the
MPCA was notified that a release had been detected at the site.
On April 11 and 12, and June 9 and 12, 1989, Warzyn Engineering, Inc advanced five
sail borings and installed three monitoring wells at the site. Three of the five test
borings contained PID-detectable contaminated soil (W-1, W-2, and W-5). Two of the
three monitoring wells contained PID-detectable contaminated soil (MW-1 and MW-2).
See Figure 2 for the test boring and monitoring well locations. Laboratory -analyzed
groundwater from MW-1 and MW-2 contained benzene in. concentrations of 35,300 and
6,790 parts -per -billion (ppb), respectively. Warzyn submitted a Petroleum Tank Release
Investigation Report to the MPCA on September 13, 1989.
No other contaminants or sources are known or suspected in the area.
DAHL was retained to complete the remedial investigation and to recommend corrective
actions, the results of which are presented in this report.
3.O REMEDIAL INVESTIGATION RESULTS
3.1 Subsurface Geology
Between April 6 and June 26, 1990, DAHL advanced test borings TB-1 through TB-9 (see
Figure 2 for test boring locations).
The methodologies for soil test boring advancement, soil sampling and soil classification
are presented in Appendix A. Drill logs and surveys of drilled locations are submitted
in Appendix C.
Soil profiles have been interpolated from the soil test boring data However, as with any
testing procedure only a. fraction of the entire soil profile is sampled. Variations in the
sub -strata may exist Therefore, general assumptions of the overall sail profile are made
as interpreted from information. obtained at each point drilled.
PROJECT +MN745
REPORT .A301
PACE 4
The western and northern parts of the site are overlain by bituminous asphalt The first
soil type encountered beneath the site was a fill material consisting of brown silty sand
and gravel. The Ell material generally extends one to three feet below the surface. The
next layer encountered was a. brown fine to medium sand with silt and fine to medium
gravel. in the northern and eastern parts of the site this layer extends to 30 to 40 feet
in depth, in the central part of the site it extends to 40 to 50 feet, and in the southern and
western parts of the site it extends to at Ieast 60 feet in depth. The next layer
encountered was a brown fuze sandy silt This layer ranges in thickness front 7 to at
least 14 feet in the northern and eastern parts of the site and thins toward the west and
south. In the western and southern parts of the site this layer is only present as thin silt
stringers. The third layer encountered was a well graded brown fine to medium sand
with silt and fine gravel. This layer extends front the bottom of the silty sand in the
northern and eastern parts of the site (47 to 54 feet in depth) to total boring depth (about
60 feet). In the western and southern parts of the site this layer extends front the silt
stringers (about 47 to 35 feet depth) tototal boring depth. This third layer is the water
bearing unit at this site.
3.2 Hydrogeology
During test drilling, the water table of the uppermost unconfined aquifer was
encountered at depths between 53 and 59 feet below the land surface. The total
thickness of the aquifer is estimated to be 16 feet as based an well logs of water wells
560 feet and 2,380 feet east of the site.
Between March 17 and June 27, 1990 DAHL installed six monitoring wells (MW-4
through .MW-9) into the uppermost unconfined aquifer. The purpose of the wells was
to monitor the groundwater quality, and establish the dynamics of the uppermost
aquifer underlying the site. MW-4, 5, 6, and 8 were placed on Kunz Oil property, at
locations selected as to not impede normal station business operations. MW-7 was
placed on Washington County property along the right-of-way of County Road. 15, as
per permit and agreement MW-8 was placed on Minnesota Department of
Transportation (MNDOT) property along the right-of-way of State Highway 5, as per
permit and agreement Copies of the Minnesota Department of Health (MDM)
monitoring well permits, MNDOT and Washington County permits, and monitoring well
agreements are included in Appendix E.
PROTECT 4MN745
RE'ORT #001
PAGE 5
Monitoring well locations are illustrated in Figure 2. Table 3 lists a summary of each
well's construction. Monitoring well soil logs, construction as-builis, and MDH Water
Well Records are submitted in Appendix D.
Water table elevation data has been collected at the site on fourteen separate occasions.
A summary of this data is included in Table 4. The groundwater elevation data indicate
groundwater flow to the west-northwest. The gradient of the water table was found to
average 4.0 x 104. Figure 3 is a groundwater gradient map.
On August 8, 1990 a recovery rate test was conducted on MW-6 to determine the
hydraulic conductivity of the water bearing unit. Data from the test was evaluated using
the Bouwer Rice Methodology. See Appendix G for data reduction methodologies and
see Appendix H for field data, calculations, and graphs.
The results of the recovery rate test indicate a hydraulic conductivity of approximately
287 gallons -per -day -per -square -foot (gpd/sq.ft).
3.3 Contamination Impacts
3.3.1 Soil Impacts
Soil samples were analyzed for the presence of petroleum hydrocarbons using soil head
space analysis with a PT in accordance with the MPCA's 'jar Headspace Analytical
Screening Procedure" document dated May 31, 1990.
Soil samples were analyzed both in the field and at room temperature for the presence
of petroleum hydrocarbon compounds. The results of the field analyses are recorded
an the soil boring logs submitted in appendix 3, and the results of the room temperature
analyses are summarized in Table 1.
Selected soil samples were submitted for laboratory analysis for benzene, ethyl benzene,
toluene and xyienes (BET.X), and total hydrocarbons as gasoline (THC). The results are
summarized in Table 2. Laboratory reports are included in Appendix C.
L
PROJECT 14MN745
REPORT *001
PAGE 6
3.3.2 Groundwater impacts
DAHL, collected groundwater samples from monitoring wells MW-3, MW-4, and MW-6
on two occasions and from MW-1, MW-2, MW-7, MW-8, and MW-9 ort one occasion.
The water samples were submitted to a testing Iaboratory for analysis of volatile
hydrocarbons, THC, methyl tertiary butyl. ether (MTBE), and lead. The laboratory
results are listed in Table 5 and the laboratory reports are submitted in Appendix D.
On May 8, 1989 free product was encountered in MW--5 at a thidatess of 0.27 feet. The
maximum observed thickness of free product in MW-5 was 0.81 feet on June 29, 1989.
On June 1, 1990 three piezometers (P-1, P-2, and P-3) were installed around MW-5 to
determine the horizontal extent of the free product (see Figure 2). Free product
thicknesses in MW-3 and the piezometers are listed in Table 4.
3.4 Risk Assessment
3.4.1 Water Weil Assessment
A water well search was conducted at the :Minnesota Geological Survey to identity wells
located within one mile of the site (well records are included in Appendix F). The data
obtained from these records is summarized in Table 6.
One city water well was identified approximately one mile southwest of the site. This
well is taking water from the Franconia Aquifer at a depth of 280 feet.
One water well, which is not currently in use, has been identified an the site (see Figure
2). Construction details of this well are not available at this time and will be submitted
once they are obtained.
On December 13, 1989 a water sample was collected from a water well at the property
500 feet west (down -gradient) of the site building. The laboratory results axe listed in
Table 3 and the laboratory report is included in Appendix D. This well has an estimated
total depth of approximately 120 feet.
A munidpal water supply is not available at the site. Property owners up to one mile
down -gradient of the site will be contacted in order to locate and document existing and
abandoned water wells.
(
PROTECT A*MN745
REPORT -1001
PAGE 7
3.42 Vapor Risk Assessment
Through vapor risk assessment conducted at the site, no potential receptors to migrating
petroleum hydrocarbon vapors have been found. Sewage at the site is disposed of into
a septic system 30 feet east of the station building. The station building does not contain
a basement and the nearest building to the site is a private residence about 500 feet west
of the station building. The private residence is about 250 feet west of the inferred area
of gr oundwater contamination (see Section 4.0 DISCUSSION), and, although a vapor
survey has not been conducted at the residence, a laboratory -analyzed groundwater
sample from the well contained no petroleum hydrocarbons.
4.0 DISCUSSION
Seven test borings were advanced, six monitoring wells were installed, and three
piezometers were installed at the site. The test borings were advanced to determine the
vertical and horizontal extent of soil contamination and to determine the site geology.
The monitoring wells were installed to determine the hydraulic conductivity,
groundwater ,gradient, and groundwater flow direction of the uppermost uacontixted
aquifer, and to determine the degree and the horizontal extent of groundwater
contamination. The piezometers were installed to determine the vertical and horizontal
extent of free product accumulation on the uppermost unconfined aquifer. Four UST's
were removed front three tank basins on the site. A risk assessment documenting water
wells within one mile of the site was conducted.
The site geology is comprised of sand, silt and gravel glacial drift to a depth of at Least
153 feet overlying dolomitic bedrock of the Prairie du Cluert Group. The glacial drift is
predominantly a brown fine to medium sand with silt and Eire to medium gravel
extending to at least 60 feet (total depth of the borings). At the northern and eastern
part of the site, this unit contained a brown silt 7 to about 14 feet thick at depths of
about 30 to 40 feet. This silt thins westward and southward grading into thin silt
stringers.
The groundwater flow direction is to the west-northwest at a gradient of about 4.0 x 104
and the hydraulic conductivity is calculated to be 287 gallons-per-day-per-scuare-foot.
PROTECT 4MN745
REPORT 4001
PACE 8
5.0 CONCLUSIONS
The locations and depths at which gasoline contamination was encountered at this site
indicate that a gasoline release has occurred at or near the vicinity of the eastern -most
dispensing island.
Through the release investigation, the following were identified: (1) an area of soil
contaminated with gasoline, (2) free gasoline product accumulated on the uppermost
unconfined aquifer's water table, and (3) dissolved petroleum hydrocarbons in the
uppermost unconfined aquifer underlying a portion of the site.
The horizontal extent of soil contamination is depicted. in Figure 4, based on PID
readings and laboratory results of soil samples from test borings. The vertical extent of
soil contamination ranges from 20 feet thick near the eastern -most dispensing island (W-
1, W-2 and TB-4.) to about 7 feet thick in the western part of the site at TB-7. In the
southeastern portion of the site, the vertical thickness is about 15 feet (T13-5) and thins
to 0 at MW-8. The vertical thickness in the southwestern part of the site is about 10 feet
thick (MW-2).
Free product was encountered only in MW-5. Subsequent installations of piezometers
around MW-5 indicated that the area of free product is isolated around that well. The
inferred plume of free product is illustrated on Figure 5. The maximum observed
thickness of free product was 0.81 feet in MW-5 on June 29, 1990. Product has been
bailed from this well on a weekly basis since May 8, 1990.
Based an laboratory results of groundwater from the monitoring wells, an area of
groundwater contamination has been inferred (see Figure 5). The Hydrogeologic Setting
and Groundwater Contamination Characterization Petroleum Release Sites worksheet
is included in Appendix D.
The risk from petroleum hydrocarbon vapor migration at this site Ls low. No sanitary
sewer lines or munidpal water lines are present within the area. Down -gradient
groundwater receptors, however, are present near this site. The nearest down -gradient
receptor is a water well 500 feet west of the site building at a residential home. This
well is taking water from a depth of 120 feet from the Prairie du Chien Group aquifer.
Groundwater from this wen has been shown to be clean through laboratory analysis.
PROJECT .»MN745
REPORT 01
PAGE 9
6.0 RECOMMENDATIONS
Based on the free product thicknesses, depth of the uppermost unconrined aquifer, and
the hydraulic conductivity of the water bearing formation, it is the opinion of DAHL. that
the free product and the contaminated groundwater is recoverable.
Presented in the following sections is a. corrective action design targeting free product
and contaminated groundwater recovery.
7.0 CORRECTIVE ACTIONS
7.1 Corrective Action Objectives
The objectives of the corrective actions proposed within this report are to recover free
product so that subsequent remediation activities are feasible, to control migration of
contaminants during the recovery of free product, monitor effectiveness of the gradient
control system, determine the effectiveness of a pump and treat system as a remediadon
option, and reduce contamination levels within the soil to acceptable levels. The reasons
for proposing free product recovery include: a recoverable volume of free product exists;
free product has already migrated from the point source; the presence of free product
has a potential for further contamination of the groundwater, and the presence of free
product significantly reduces the effectiveness or prevents the application of other
remediation technology. The corrective acdons proposed initially target the recovery of
free product. Subsequent corrective actions address removal and treatment of
contaminated groundwater from the uppermost aquifer and in -situ treatment of
contaminated soiL
In the design of this corrective action design, computer modes were used to evaluate
raw data and calculate performance. As with any model, only a fraction of the variables
which influence performance are known. Assumptions are therefore made to permit
evaluation of designs and predict performance. Where assumptions have been made,
this information has been stated. Every effort has been made to assure that assumptions
are consistent with observations and are consistent with standards of care practiced by
members of this profession, in this area, under similar time and budget constraints.
Performance predictions reported in this document represent DAHL's professional
opinion based upon the assumptions and conditions observed or encountered at spedfic
PROTECT #MN745
REPORT 4001
PAGE 10
times, locations, and intervals.
In the design and implementation of any petroleum hydrocarbon removal method, it is
important to note that no '.known technology or combination of cleanup techniques will
restore the site to its original pre -spill condition. It is up to the MICA therefore, to
determine at what point the site is considered "clean," or, more realistically, where
continued treatment costs can no longer be justified by the marginal return in
environmental quality. Target remediation levels are to recover all free product and
reduce groundwater and soil contamination to acceptable levels (see Table 5).
The recommendations and methods proposed in this report include treatment options
which:
1) Utilize technology and methodologies acceptable to the MPCA and MDH;
2) Udlize technology recognized by industry standards;
3) Have demonstrated effectiveness under similar site conditions and constraints;
4) Addresses emergency recovery of free petroleum hydrocarbon contamination
detected at this site; and
•5) Addresses optimum treatment as a function of cost versus benefits.
7.2 Corrective Action Alternatives
The correc .ve action alternatives considered during the design of this corrective action
plan included:
1) Bio-remediation: Bic-rennediation has been considered for this site, however the
presence of free product precludes the application of current bio-
remediation technology. The application of bio-remediation will be
reevaluated upon completion of free product recovery.
2) Excavation: Excavation, both total and general excavation, were considered for
this site, however due to the presence of free product, depth to aquifer,
volume of contaminated soil (in excess of M2CA guidelines), and volume
of clean overburden, the application of excavation as a remediation activity
was deemed to be inappropriate for this site.
3) Hydraulic Barrier Wails: The use of hydraulic barrier walls to confine the
contaminant plume was considered. The contaminant plume has migrated
(
PROJECT ,NEN74.5
REPORT 4001
PAGE 11
off -site and this method would require extensive off -site constructon. The
proposed free product recovery and gradient control system was deemed
adequate to control further migration during the recovery of free product.
The application was therefore deemed to be inappropriate.
4) In -Situ Vitrification: The use of in -situ vitrification was considered. The use of
in -situ vitrification was determined inappropriate because: (1) free product
is present at the site, (2) removal of underground metal would be required,
(3) removal of site improvements (buildings) would be required, and (4)
the construction of an off gassing collector would be required.
3) Soil Flushing: The use of soil flushing was considered, however its application
was deemed inappropriate because of the presence of free product
Upon completion of free product recovery, the application of pump and treat, bio-
remediation, and any new technologies should be reevaluated based upon the plume
configuration and contaminant levels at that time. During recovery operations,
monitoring will document the effectiveness of corrective actions and provide data for
any additional corrective acdon recommendations and designs. Based upon the above
considerations, the correcdve action proposed within this report assume a two phase
approach. The initial phase consisting of free product recovery, control of contaminant
migration, and monitoring of contaminant levels. The second phase addresses remaining
contamination by utilizing pump and treat technology for groundwater contamination.
7.3 General Description of Corrective Actions
For the first phase of corrective actions, a Free Product Recovery System (FPRS) with a.
Dissolved Petroleum Hydrocarbon Recovery System (DPHRS) is proposed. The
proposed system includes the following primary components: three recovery wells; three
groundwater depression pumps and one product skimming pump; on -site storage and
containment of recovered product, a two stage water treatment system; a winterized
equipment enclosure; and automatic system controls. Each of these components are
descibed in additional detail below. A typical FPRS with gradient control (DPTSS)
process flow diagram is included in Appendix I.
Hand bailing of free product front MW-3 has occurred at this site and will continue as
a component of the FPRS.
L
PROJECT ;MN74S
REPORT XOt
PAGE 12
The use of separate product recovery and goundwater depression pumps within: the
proposed remediation system will: establish a hydraulic gradient to each recovery well
thereby promoting product migration to the recovery well; provide continuous product
recovery down to a. sheen within the recovery well with recovery of essentially water -
free product; and provide for the removal of dissolved petroleum hydrocarbons in the
uppermost a oundwater during free product recovery.
Upon completion of free product recovery, corrective actions are proposed to address
the remaining contamination. The design of the recovery wells and groundwater
treatment system have been designed for future adaptation to a pump and treat system.
A sail venting system (SVS) will be proposed for removal of petroleum hydrocarbons
retained within the soil. UHli7ation of pump and treat enhances the effec'iveness of soil
venting by lowering the capillary zone.
7.4 Component Description
As described above, the proposed corrective actions consists of several primary (
components. The function and construction of components utilized for the groundwater
system are addressed below.
1) Recovery Weil DAHL proposes three recovery wells (RW-1 through RW-3).
Method of Construction: The recovery wells will be installed by a licensed
water well contractor. The recovery wells will be advanced using
the cable tool method of well construction. The cable tool method
was selected based upon the following considerations: the casing is
advanced during construction; the method is suitable for larger well
diameters and is a relatively simple method; drilling muds typically
are not required; and a minimum amount of water is introduced to
the aquifer. The recovery wells will be constructed by advancing an
eighteen inch diameter temporary casing to a depth of
approximately eighteen feet below static water level. A twelve inch
diameter recovery well will be constructed within the eighteen inch
casing as it is retracted. The recovery wells will be constructed with
a three foot long by twelve inch diameter solid casing (pump sump)
connected to the screen bottom, to provide for the dewatering
PROJECT 4MN745
REPORT OO1
PAGE 13
pump. The well saeen will be fifteen feet long by twelve inch
diameter stainless steel. The screen slot opening will be specified
to the soil formation as determined from grain size analysis of soil
samples retrieved from the test drilling. The well saeen will be
placed to allow 5 feet of saeen above static water level and 10 feet
of saeen below. The annular space below the top of saeen, will be
sand packed as specified by the soil grain size analysis; and the well
completed by grouting in accordance with MOH water well
construction codes. The well casing above the saeen, will be twelve
inch diameter water well casing, extending from the top of the well
saeen to an elevation at least one foot above the land surface. All
joints will be welded. Construction detaiic of the proposed recovery
wells, are included in Appendix I. The proposed depths are
summarized in Table 8.
Prior to advancing the recovery wells, a test boring will be
advanced at the proposed location and to the proposed depth to
confirm llthology is consistent thereby preventing inadvertent
penetration into more permeable soil or advancing through a
confining strata.
Location: The proposed locations of the recovery wells are shown. on
"Groundwater System Layout Map," Figure 6. The recovery well
locations were based upon the following considerations: the inferred
area of free product; direction of groundwater movement, site use;
constraints imposed by the current site owner, and the hydraulic
conductivity of the soil.
2) Well Head Protection The recovery well heads will be enclosed in twenty-four
inch long by twenty-four inch wide by forty-eight inch high, painted, steel,
well head enclosures. The well head enclosures will be provided with
hinged and lockabie covers. The well head enclosures will be protected
with four, four inch diameter, schedule forty, steel pipe posts.
3) Punts The recovery wells will be equipped with two pumps, one for
groundwater depression and gradient control, the other for recovery of free
product.
PROJECT AtNI1N745
REPORT 4001
PACE 14
Groundwater Depression and Gradient Control Pumps: For groundwater
depression submersible pumps will be utitired. The pump
operations will be controlled with high water level pump start
sensors and low water level pump. stop sensors. The level control
sensors and pump discharge rates are calibrated to maintain the
desired water surface depression below static water level. The
pump sensors working in conjunction with calibrated water
discharge rates, provide assurance in maintaining a specified water
surface drawdown, while safeguarding the pump motors from
failure due to repeated cycling and preventing the water interface
from reaching the water pump's intakes.
Factors influencing the selection of the groundwater pumps include;
water withdrawal rate; depth of pumping, material compatibility;
and design of the recovery well. The proposed groundwater pumps
will be capable of delivering the required flow at system operat ng
pressures and is compatible with gasoline. The recovery wells will
be dewatered using Grundfos 'Redi-Flo", stainless steel. and Teflon
submersible pumps. The water table drawdown and pump
operations in the wells will be controlled by conductivity probes.
The conductivity probes provide the first safeguard against
accidental product discharge through the groundwater depression
pumps. If the water table drops below the low probes or free
product encounters the low probes, the water pumps will be shut
down until the water table recharges to the elevation of the high
probe. The probes will be calibrated to maintain the optimum
drawdown for free product recovery as determined by pump tests,
while controlling the dewatering to prevent excessive drawdown of
product into the aquifer. The units manufactured for DAHL have
been modified to include use of a power cord. assembly, which the
Minnesota Board of Elect;.idty has accepted, by a. variance, as in
compliance with National Electic Code (NEC) Achcle 501-11.
Free Product Recovery Pump: The free product recovery pump consist
of a buoy, reservoir, and pump. The buoy is designed to float on
the surface of the water within the recovery well and has a vertical
travel of approximately one foot. As product accumulates in the
PROJECT :'vQh1745
REPORT .0001
PAGE t5
recovery well it is removed by the product skimming buoy. The
buoy is equipped with a filtering element which is both oleophilic
(allowing Liquid petroleum hydrocarbons to pass) and hydrophobic
(restricting flow of water). Product entering the buoy bows by
gravity to the reservoir. Product collecti..ng in the reservoir, raises
a float, which in turn activates or deactivates two level switches.
Based upon the status of each switch, the controller starts or stops
the product recovery pump. The reservoir is also equipped with a
conductivity probe to detect the presence of water in the reservoir
thereby minimizing pumping of water to the storage tank.
The recovery pump is located under the reservoir and is equipped
with a twelve volt DC motor. The recovery pump is self priming
and magnetically coupled to the motor. The recovery pump has a
rated. capacity of up to 720 gallons per day.
Although the manufacture literature shows a "complete system"
only the "down well" portion is utilized The unit manufactured for
DAHL has been modified to include use of a power cord assembly,
which the Minnesota Board of Electricity has accepted, by a.
variance, as in compliance with National Electric Code (NEC)
Article 301-11. The manufacture's control unit does not comply
with Minnesota Electrical Codes requiring Underwriter's Laboratory
(U.L) labeling of control panels. The DAHL control panel,
therefore, has provisions for the control and operation of the Free
Product Recovery Pump.
4) Groundwater Treatment Groundwater removed from the recovery wells will be
routed through underground pipes to a two stage water treatment system
consisting of a specific gravity separator, lift station, and two air strippers.
Specific Gravity Separator: The specific gravity separator removes free
product drople+s from water via differences in fluid densities; which.
provides a second safeguard against accidental product discharge
through the water depression system. The separator design
includes: an inlet distributor to provide distribution and reduce
turbulence; an inspection and maintenance hatch; provisions for free
PROJECT »MN745
REPORT #001
PACE 16
product removal; and tank full/product sensors, to safeguard
against a tank overfill in the event the lift station pump fails to
operate.
Lift Station: Pre-treated groundwater gravity flows from the separator to
a contained lift station. The primary functions of the lift station are:
to pump the pre-treated groundwater to secondary treatment (air
stripper); equalize and control the water flaw rate to the air stripper.
and during low flow conditions, provide for batch treatment The
lift station is equipped with a reservoir, pump, flow control valves,
totalizing flow meter, and water level sensors for lift station pump
control. The pump motor and wiring are designed for use in a
Class I - Division I location.
The lift station is contained to prevent overfilling in the event the
discharge system backs up. Should the discharge system bade up,
water in the lift station will back up into the separator which will
shutdown the system when the fluid volume of the separator
reaches capacity.
Air Stripper; Secondary treatment of groundwater occurs in the air
stripper. The air stripper consists of a. distribution manifold;
packing tower shell; packing media; air blower, discharge stack; and
safety controls. The distribution manifold utilizes spray nozzles to
distribute the pre-treated groundwater over the pacing media. The
air stripper is equipped with an air flow sensor which shuts down
the pumping operation should the air stripper blower become
disabled, and a. water level sensor to shut down the system should
the air stripper sump overfill due to a discharge obstruction.
The air stripper removes dissolved volatile hydrocarbons from the
water by inducing acounter current flow of air past the water
cascading through packing media. The packing media breaks up
the water into droplets, increasing the surface area of water exposed
to the air flow for effident volatilization. The air stripper will be
interlocked with the at station, to operate only as required. Subject
to approval by the YfPCA Division of Air Quality, the air from the
\,
PROJECT +MN745
REPORT '001
PACE 17
air stripper will be discharged above ground through an exhaust
static.
Product Storage Tank Product recovered by the product recovery pumps or
removed front the separator will be stored on site in a 560 gallon, steel skid
tank. The location of the enclosure and product storage tank will be
coordinated with the current property owner, local authorities, and the Fire
Marshal. The storage area will be provided with adequate secondary
containment as specified by the Minnesota Fire Marshal Department.
Secondary containment in the form of a masonry dike with all cells filled
and reinforcement provided every other cell. The tank will be equipped
with a tank full sensor (float switch) to safeguard against overfilling and
the dike will be equipped with a dike level sensor. Disposal of recovered
product will be at a licensed waste oil fadity.
6) Controller Operation of systems will be managed by an electronic controller,
located at the surface in a nonhazardous area. The controller receives
signals from the product storage tank level sensors, separator level sensor,
separator product sensor, lift station control sensors, groundwater
depression pump control sensors, product recovery pump control sensors,
blower air flow sensor, air stripper sump level sensor, and secondary
storage level sensors.
Control logic within the control module, activates the recovery
pumps when the following conditions are true:
- High level sensor not activated in product storage tank;
- Product sensor activated in recovery reservoir;
- Water sensor not activated in recovery reservoir;
- Secondary containment sensors not activated.
Control logic within the control module, activates the groundwater
pumps when the following conditions are true:
Liquid surface within the recovery wells has reached the
pump's start sensors;
• Product sensor not activated in separator;
• High level sensor not activated in separator,
• Secondary storage sensors not activated.
PROM 'rMN745
REPORT01
PAGE 18
Control Logic within the control module, activates the air stripper
blower when the following conditions are true:
- Air stripper sump level sensor is not activated;
- Lift station control sensors activated.
Control logic within the control module, activates the lift station
pump when the following conditions are true:
- Air stripper blower motor started (air stripper blower has a
delay off sequence permitting treatment of "in process"
water);
• Air stripper sump level sensor is not activated;
Lift station control sensors activated.
The electronic controller has been programmed to provide process
data consisting of run time and number of starts for the
groundwater depressions pumps, free product recovery pumps, lift
station pump, and air stripper blowers.
The controller has capacity for the future application of a sail vent
system. Each motor is provided with a separate lockable circuit
breaker as a lockable means of disconnect as required be NEC
Article 430-102. The groundwater depression pump, free product
recovery pump, lift station pump, and air stripper blower are
capable of operating in either a "manual" or "automatic" mode.
Electronics within the control module are enclosed within a. suitable
enclosure for the environment. The exterior of the control module
is posted "DANGER HIGH VOLTAGE". Sensor wiring is low level
(intrinsically safe) control voltage in. the recovery well, storage tank,
separator, Lift station, air stripper, and equipment enclosure. The
control panel provided by DAHI. has a t .L. label as required by the
Minnesota Board. of Electhdty. The recovery system will be
operated by a dedicated electric service.
7) Winterization To allow year-round operation of the recovery system, all piping
will be installed underground to a suffident depth to avoid freezing (eight
feet within paved areas, four feet non -paved or snow cover protected
PROJECT »MN745
REPORT .;001
PAGE 19
areas). I£ these depths cannot be achieved, then ail piping will be heat
traced, insulated, and buried to the obtainable depth. The equipment
enclosure is furnished with electical heat. The electrical heat and heat
tradng cable are in conformity with electrical codes for use in Class I -
Division I locations as require by NEC.
8) Eauuoment Enclosure The water treatment system will be protected by a fire
proof, insulated enclosure, constructed of masonry. Secondary
containment is provided by construction of the enclosure in the form of a
masonry dike. The secondary containment will be provided with level
sensors to shut down the system should water or product level approach
6 inches of the top of diking. Design of the equipment enclosure includes
provisions for winterization, Ere protection, lighting, and ventilation.
Equipment within the enclosure has been selected for use within a Class
t - Division I location. Access to the enclosure is provided by a locked,
metal door. The exterior of the building and storage area are posted
"DANGER, NO SMOKING, NO. OPEN FLAMES, NO SPARKS".
Additionally the exterior of the building is posted with the 24 hour
emergency telephone number of DAHL and a location identification.
9) Operation The proposed design and operation of the FPRS and DPHRS have
been selected to provide optimum performance. However, during free
product recovery, the water table drawdown will be managed to
maintained the optimum level for free product recovery and not for
recovery of contaminated groundwater outside the down gradient edge of
the free product plume. This operation is intended to minimize the depth
at which free product will be drawn down into the soil and aquifer.
After free product has been significantly reduced, the operating
parameters of the DPHRS will be managed to address a more
aggressive recovery of dissolved petroleum hydrocarbons. The
alterations in the FPRS parameters for operating the DPHRS are
summarized in Table 9.
The system has been designed to provide continuous operation
throughout the year. Additionally, the system has been designed to
operate unattended and automatically, requiring minimum operator
PROTECT *tN74S
REPORT #001
PAGE 20
interface and maintenance.
The time required to complete free product recovery activities is
estimated to be approximately 1 year. Upon completion of free
product recovery activities, should pump and treat still be deemed
appropriate, the time required to reduce dissolved contaminant
levels to target levels is estimated to require an additional 3 years.
10) Discharge Recommended discharge of treated groundwater, is to the ground
surface, as no municipal sanitary sewer system is available at the site.
Discharge directly to the land surface will require a National Pollution
Discharge Elimination System permit.
7.5 Design Considerations
The proposed groundwater system, as descibed above, was modeled based upon the
parameters summarized in Table 9..
The variables, terminology, and assumptions used in the models and summarized in
Table 9 are discussed below.
1) Hydraulic Conducdvity The hydraulic conductivity has been determined based
upon a recovery rate test conducted on August 7, 1990 on MW 3. Data
obtained during the test was evaluated and interpreted following the
Bouwer Rice method. (For additional explanation and formulas see
"Hydraulic Conductivity Calculation" Appendix G.) Results of analysis are
tabulated and presented graphically in Appendix H. The hydraulic
conductivity of the aquifer was also determined based upon field
observations and published data. During construction of the monitoring
wells, the soil encountered during drilling was classified by the field
geologist. Table 3-2 of "Basic Soils Engineering Second Edition" by B.K
Hough establishes typical values of the permeability coeffident (hydraulic
conducivity) for silty sand and gravel as 0.0001 an/sec (2.1 gallons per
day per square foot) and for well graded, silty sand and gravel as 0.0004
c t/sec (8.4 gallons per day per square foot). The hydraulic conductivity
as determined by the recovery rate tests, was therefore assumed to be
PROJE= #MN745
REPORT 4001
PAGE 21
representative of the aquifer. The hydraulic conductivity of petroleum
produces was assumed to be the same as water. Petroleum products,
especially gasoline, have aspecific gravity less than water and have a.
lower viscosity. These factors were assumed. to be compensating. A
hydraulic conductivity of 287 gallons -per -day -per -square -foot was utilized
for design.
2) Available Lensth of Screen Available length of screen is the length a screen
penetrating the aquifer. Available length of saeen has been calculated
based upon design water elevations and bottom of screen elevation. The
available length of screen influences performance of the recovery well and
has been designed to provide optimum performance with anticipated
fluctuations in the water table static elevation.
3) Depth of Aquifer Recovery well performance calculations are based upon the
cross -sectional area of flow. Depth of aquifer is the vertical component of
the toss -sectional area of flow. The initial depth of aquifer is assumed to
be equal to the available length of screen. Subsequent values are
calculated as described in Appendix G.
4) Water Withdrawal Rate The water withdrawal rate is the rate which the recovery
well yields under steady state conditions and is different from pump rate.
The water withdrawal rate has been calculated based upon Darcy's Law.
Factors include the hydraulic conductivity, depth of aquifer, required
distance of influence, and hydraulic gradient required to control
contaminant migration. For additional explanation and formulas see
'Performance Calculations - Drawdown and Gradient of a Recovery Weil"
Appendix G.
g) Drawdowrt The steady state drawdown of the recovery well has been calculated
based upon Darcy's Law. Factors include the hydraulic conductivity,
depth of aquifer, and withdrawal rate. For additional explanation and
formulas see "Performance Calculations - Drawdown and Gradient of a.
Recovery Well" Appendix G. The results of calculations are tabulated and
presented graphically in Appendix H. Drawdown within the recovery well
during free product recovery is controlled to minimize drawdown of
contaminants into the aquifer.
PROJECT #MN745
REPORT *0O1
PAGE 22
6) Hydraulic Gradient The steady state hydraulic gradient has been calculated
based upon Darcy's Law. Factors include the hydraulic conductivity,
depth of aquifer, distance from the recovery well, and withdrawal rate.
For additional explanation and formulas see " Performance Calculations -
Drawdown and Gradient of a Recovery Well" Appendix G. The results of
calculations are presented graphically in Appendix H.
7) Radius of Influence The radius of influence was assumed to be the distance front
the recovery well were the calculated gradient to the recovery well
. (assuming no site gradient) was equal to or greater than the nominal site
gradient This interpretation assumes that vector addition of site gradient
and well gradient equals zero at the radius of influence.
8) Area of Influence The area of influence was assumed to include all area within
the calculated cone of depression having a hydraulic gradient limited by
the site gradient
8.0 IMPLEMENTATION
Upon MPCA approval of this Corrective Action Design, including design, engineering,
locations, and construction details; a work plan outlining the installation timetable, labor,
material, and equipment requirements will be coordinated with Kunz Oil Company. All
MPCA. and client provisions for system design and implementation will be observed.
8.1 Pennifs
DAHL or its subcontract.rs will obtain permits and schedule inspections required to
install and operate the proposed corrective actions. These consist of;
- Local building permit
• Recovery well permit front NCH.
• Monitoring well permit from MDH.
- Utility locate (Gopher One Cain).
• Electrical inspections Minnesota Board of Electridty.
• "Request for Air Quality Impact Analysis of Remedial Acdon" front MPCA. Air
Quality Division.
PROJECT RMN745
REPORT MO1
PAGE 23
• Water Appropriation permit from DNR
- National Pollution Discharge Elimination System (NPDES) permit
8.2 Installation Timetable
To expedite the installation of the free product recovery system, a work plan outlining
the installation timetable, labor, material, and equipment requirements will be
coordinated with the client during MPCA review of this corrective action design. All
MPCA provisions for system design and implementation will be observed.
Upon approval of this CAD by the MICA and other regulating authorities, DAHL will
commence fabrication of the recovery system components and schedule installation of
the recovery system.
The anticipated installation schedule is as follows:
First Wee!c
- Manufacturing of water treatment equipment
• Staging of recovery equipment.
• Submission of applications for applicable permits (zoning,
construction, NPDES, MDH, State Fire Marshal Department)
Second Wee!c (Pending receipt of applicable permits and approvals)
- installation of recovery wells.
Installation of underground piping and components.
• Installation of underground electrical conduits.
▪ Construction of equipment enclosures.
▪ Construction of secondary containment
utility,
Third Week
- Installation of water treatment equipment
Installation of recovered product storage tank.
• Installation of Rotron blower system.
• Installation of enclosure accessories.
• Install temporary controller and start-up of product recovery pump.
PROJECT tMN745
REPORT AM
PAGE 24
- Recovery well pump test
- Treated groundwater effluent quality test.
- Equipment calibration.
- Electrical wiring.
Pending Comvietion/Delivery Date of Control Panel
- Installation of groundwater pumps.
- Installation of permanent control panel.
- Electrical inspection.
Pending Electrical Final Inscection and Overatine Permits,
- System start-up.
83 System Start-up
At the earliest opportunity during the system installation, the groundwater depression
system will be started and operated long enough to conduct pump and equipment tests,
and to obtain representative samples from pre -separation, post -separation, air stripper
effluent, and air stripper discharge stack.
The test data will be used for equipment calibration, and the samples analyzed for
parameters required by the NPDES permit All sample analysis will be rushed so that
the application for the NPDES permit can be completed.
Upon completion of installation, final inspections by code enforcement authorities, and
issuance of operational permits, the system will be started and operated in accordance
with any permit provisions. Since the free product level has been reduced through
bailing, upon startup of the recovery system, recovery will commence in an all fluids
mode until it is determined that free product is present The system will be operated
continually until a satisfactory reduction of petroleum hydrocarbons is achieved or until
monitoring indicates continued operation will be of marginal effectiveness, pending
approval by MPCA.
8.4 Further Corrective Actions
As stated above the anticipated duration of time required to complete free product
recovery activities is estimated to require Z years and the time required to complete
1
PROJECT RMN745
REPORT A301
PAGE 25
remediation of groundwater and reduction of soil contaminant levels to 10 ppm HID, is
an additional 3 years. During operation of the groundwater recovery system, a soil
venting system (SVS) will be proposed for removal of petroleum hydrocarbons retained
within die soil. Utilization of pump and treat enhances the effectiveness of soil venting
by lowering the capillary zone.
8.5 Site Closure
Upon completion of the above corrective actions and any future recommendations, a
request will be made to the MPCA for site dosure. Soil samples, directed by the MPCA,
will be obtained and analyzed for THG. Upon approval of the closure request, the
monitoring wells and recovery wells will be abandoned in accordance with the
prevailing MDR Water Well Codes, equipment removed and disposed of in accordance
with all applicable regulations, below grade component abandoned in place by grouting
of all pipes, and the equipment enclosure demolished. Prior approval for site closure
will be obtained from the MPCA
9.0 MONITORING
Upon completion of each phase of installation, the recovery system will be started and
run long enough to collect representative samples of the water treatment system. Pre-
treatment, mid -treatment, and post -treatment samples will be collected. Sample analysis
parameters will be benzene, ethyl benzene, toluene, xyienes (BEIX), and total
hydrocarbons as gasoline (THG), including additional parameters recommended by
involved regulatory agencies. A Drager sample from the air stripper exhaust will be
obtained and analyzed for THG.
When acceptable discharge standards have been achieved, the system will be started.
The pumps and level sensors will be calibrated to ensure flow for optimum drawdown
with minimum pump cycling.
Initially, the system will be inspected daily during the first week of each phase of
operation, to assure proper system operation and to make required adjustments to the
system. After the first week, site inspet-dons will be reduced to monthly.
System maintenance will include removal of recovered product from the storage tank,
PROTECT #MN745
REPORT X101
PACE 26
removal of free product from the sped& gravity separator, adjustments to product
skimming mechanisms, inspection of equipment for malfunctions, and preventative
maintenance of the system.
Proposed initial sampling includes sampling of the specific gravity separator influent,
specific gravity separator effluent, and air stripper effluent The proposed monitoring
program for the water treatment system consists of quarterly sampling of the specific
gravity separator influent, spedfic gravity separator effluent, and air stripper effluent.
Future sampling will be modified as required by the MPCA regulations and permit
guidelines. Sample analysis parameter will be THG and BETX unless otherwise directed
or specified by the MPCA. A Drager sample from the air stripper exhaust will be
obtained quarterly and analyzed for and THG.
The proposed groundwater monitoring program consists of quarterly sampling of
groundwater at the monitoring wells. The samples will be analyzed for B.EiX and any
other parameters required by the regulating agencies.
10.0 COSTS
Installation costs are estimated to be $ which includes:
* three recovery wells
• three groundwater depression pumps
• one hundred feet of underground, insulated, and heat traced piping
* one on -site, recovered product storage tank
* one spedfic gravity separator
* four lift stations
* one effluent pump
" four air stripping tower
* one winterized equipment enclosure (10 x 30 ft)
* one automatic, system controller
* electrical wiring
• labor to install the above equipment
* start-up
Annual operating costs, excluding utilities, are estimated to be $ per year, which
L
PROJECT #MN745
REPORT *201
PAGE 27
indudes normal maintenance, monitoring, management, and reporting.
Based upon a. minimum of 4 years of operation, the costs of remediation are estimated
to be , excluding utilities.
The above costs are based upon current material and labor costs and assume that no
unforseen circumstances are encountered. This estimate also assumes that no addition
requirements or restrictions will be imposed by the current or future property owner,
MICA, or other regulatory entity.
11.0 REPORTING
Upon completion of system installation and initiation of system operation, an installation
report will be submitted.
Throughout corrective actions, quarterly status reports and annual project reports will
be submitted to the client and the MPCA. All reports will be formatted to include the
information outlined in the MPCA guidelines.
The recommendations and methodologies contained in this report represent our
professional opinions and are based on accepted analytical practices and documented
industry standards. Services performed on this project have been conducted in a .manner
consistent with standards of care practiced by members of this profession in this area,
under similar time and budget restraints. Beyond this, no warranty is expressed or
implied.
This report was prepared by:
David A. Trumm
Project Manager
Dahl & Associates, Inc
Approved, and submitted by:
Daniel W. Wiberg
Project Director
Dahl & .Associates, Inc
DATE
DATE