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Home My WebLink About2016-03-08 PACKET 06.04.B. REQUEST FOR PROPOSAL Development and Operation of a Hotel City of Cottage Grove, MN Cottage Grove Economic Development Authority October 2015 REQUEST FOR PROPOSAL Design, Construction, and Operation of a Hotel Facility Cottage Grove, Minnesota Requesting Agency: Cottage Grove Economic Development Authority (EDA) City of Cottage Grove, Minnesota Who May Respond: Any individual or company with credible development experience may respond. Respondents will be required to demonstrate that they have the financial capacity to implement their proposal. Response Due Dates: Project proposals must be submitted to the Cottage Grove EDA by November 27, 2015. Five hardcopies and one electronic copy must be sent to: Community Development Department Attention: Jennifer Levitt 12800 Ravine Parkway South Cottage Grove, MN 55016 The Cottage Grove EDA may decide to extend the submission deadline. Developer Selection Process: Developer selection will be based on the evaluation of the proposal and potential interview. Cottage Grove EDA may select one or more developers, or it may decide not to select any developers at this time. The Cottage Grove EDA will be involved in the selection process. The selected developer or developers may also need to gain approval from the City of Cottage Grove City Council, which plays a role in the disposition of City-owned property. Inquiries: Inquiries concerning this RFP should be directed to Jennifer Levitt, Community Develop- ment Director/City Engineer, at 651-458-2890 or jlevitt@cottage-grove.org Anticipated Contract Award Date : December 8, 2015 Anticipated Project Completion Date: October 15, 2017 Page 1 OUTLINE: I.Proposal Information and Objective II. Community Background III. 2014 Community Overview Hotel Market Study IV. Subject Property V. Hotel Project VI. City Development Fees VII. Contract for Private Development VIII. Requirements for Development Proposal IX. Evaluation of Proposals X. Proposal Submittal EXHIBITS: A. Hotel Site Aerial B. Hotel Site Washington County Parcel Map C.Oakwood Park Concept Plan D. Phase I Environmental Site Assessment E. Conceptual Shared Access Drive Illustration F. ALTA Survey Gateway North G. As-Built Utility Plan H.Regional Map I.Community Overview Market Study Report; February 2014 J.Demographic Profiles of the City of Cottage Grove K. Business Organization Form L. Financial Business Release Form Page 2 I.Proposal Information This Request for Proposal (RFP) is for development of a 75 to 80 guest room multi-story hotel on a 1.67-acre vacant commercial site owned by the City of Cottage Grove. This property is located at 7855 Harkness Avenue South. The site location is shown below. Proposed Hotel Site The City of Cottage Grove and the Cottage Grove Economic Development Authority (EDA) are inviting written proposals from qualified developers to finance, design, construct, and operate a mid-scale to upper mid-scale hotel with a meeting room, indoor pool, fitness center, and related amenities. At the conclusion of this RFP process, the EDA intends to engage a qualified, financially capable firm or project team capable of performing all of the services required to successfully plan, finance, design, develop, and manage the project to completion. The Cottage Grove EDA is most interested in proposals that incorporate financial approaches that minimize public participation and risk. The EDA desires to proceed with the project in phases. Phase I would finalize the detailed information needed by the EDA to determine whether to advance the project to land acquisition and construction. This Phase will include the identification and selection of the proposed hotel and operator. It would also involve the financing, terms, and real estate closing agreements. Phase II would consist of all remaining necessary pre-development work through construction and opening should the EDA authorize the developer to proceed with the project. The concep- tual site plan and design package must be finalized and reviewed by the Cottage Grove Planning Commission with final action by the Cottage Grove City Council. The preparation of Page 3 schematic and construction drawings must be submitted to Division for staff to check all plans. Required permits and approvals must be completed before construction activity begins. The firm or project team selected to perform Phase I would perform both phases of work should the EDA elect to proceed with Phase II. Proposals should be structured accordingly. II. Community Background Cottage Grove is a developing city with a population of approximately 35,250 people and 11,869 households in 2014. Approximately one-third of the city is currently developed. The City will begin the process of updating the Future Vision 2030 Comprehensive Plan early in 2016. This Comprehensive Plan update is expected to continue accommodating future growth in the community and consider changes in growth trends that are characteristic to development patterns that have occurred in past decades. The 2030 and 2040 population projections are 42,200 and 47,000, respectively. The City is in the center of a larger trade area that includes southern Woodbury, Newport, St. Paul Park, Denmark Township, Hastings, and Prescott, Wisconsin. Location Map and Surrounding Communities Cottage Grove is a growing community in the Southeast Twin Cities metropolitan area. Situ- ated close to St. Paul, our residents and businesses can take advantage of convenient access Page 4 to urban opportunities while enjoying the recreational amenities, open spaces, high-quality schools, and close-knit community that Cottage Grove offers. Cottage Grove residents have historically been active in youth and amateur sport programs, and the City has been the venue site for numerous tournaments year round. The Cottage Grove Ice Arena has three sheets of ice that are used regularily by high schools, hockey clubs, Cottage Grove Hockey Association, Cottage Grove Skating Club, and skating schools. The Arena is one of the largest indoor ice facilities in the state. Many soccer, basketball, and baseball tournaments are held in the community during sporting event seasons. The largest soccer event was reported to include 120 teams from the regional area. and international tournaments. Tournaments are generally two to five days in length and draw teams from regional and national markets. Outdoor recreation attracts visitors to the two golf courses in the City as well as to additional courses in the immediate surrounding area. Cottage Grove holds its annual Strawberry Fest celebration in June. The City of Hastings hosts large car shows and their annual Rivertown Days. T community celebration is known as Heritage Days Festival. The Cottage Grove Business Park is a convenient location for businesses and industry. It is six miles south of Interstate 494 and 11 miles south of Interstate 94. The Minneapolis-St. Paul International Airport is 20 minutes away, and over 350,000 workers are within a 25-minute communting range. Over 338,000 potential customers are within a 10-mile radius. Cottage Grove has proven to be a successful location for companies such as 3M, Renewal by Andersen, Werner Electric, American Logistics, and Up North Plastics. The 3M Cottage Grove site encompasses over 1,750 acres along the Mississippi River. With operations in 35 different buildings, they employ more than 700 employees. The site supplies it one of the most diverse 3M sites in the world. There are six 3M divisions operating at the Cottage Grove campus, and their production facilities supply finished products to customers around the world. Pilot production plants determine the feasibility of new products and technologies. III. 2014 Community Overview Hotel Market Study The research in a 2014 Community Overview Hotel Market Study prepared for the EDA by Hospitality Marketers International, Inc. (HMI) supported the possible development of a mid- scale, limited-service hotel facility on the subject site. This report provided recommendations regarding a limited-service style hotel as well as recommendations for branding of the pro- posed hotel and suggested a number of hotel rooms on the subject site. The preliminary research addressed the lodging demand generators. The table below, excerpted from that study, shows - tion of the site. The full report can be found in Exhibit I. Page 5 SUBJECT SITE EVALUATION Harkness Ave. & Hardwood Avenue CATEGORY RATING Visibility Very Good Accessibility Excellent Parking Excellent Site Prep Very Good Environmental Very Good Major Utilities Excellent Zoning Very Good Architectural Controls Excellent Area Support Services Excellent Competitive Position Excellent Overall Very Good {ƚǒƩĭĻʹ IaL s positive for lodging demand. The market is characterized by hundreds of small demand generators that create a significant amount of lodging demand. In particular, the subject site is located a half mile from State Highway 61, three miles from CSAH 19 (Keats Avenue), one mile from CSAH 20, 1.5 miles from CSAH 13, and approximately 4.6 miles from Interstate Highway 494. Avenue (traffic count 7,992 ADT) and 80th Street (traffic count 27,250 ADT). These roadways Chipotle, Goodwill, US Bank, Walgreens, Caribou, Starbucks, and many other professional offices and retailers. IV. Subject Property The subject property is a 1.67-acre vacant commercial site owned by the City of Cottage Grove. The property is zoned B-2, Retail Business District. This zoning classification is con- sistent with the Future Vision 2030 Comprehensive Plan, and a hotel use is a permitted use by conditional use permit. This property is located at 7855 Harkness Avenue South. State Highway 61 is located approximately 0.4 of mile southwest of the site. This principal arterial highway has an estimated 41,500 vehicles per day traffic count in 2015 and a projected 52,000 vehicles per day in 2030. The aerial photo below shows the proximity of State Trunk Highway 10/61 to the proposed hotel site. Page 6 Hotel Site Proximity to State Trunk Highway 10/61 Oakwood Park abuts the north and east sides of the subject property. Access will be gained by utilizing the existing Oakwood Park access drive that connects to Harkness Avenue on the north side of the subject property. An internal access drive connecting to Ruby Tuesday will be permitted in the southwest corner of the subject property. Park improvements for Oakwood Park were prepared by the City in 2005. As part of the hotel development, the City proposes to reconstruct the entrance and parking lot to Oakwood Park. The Oakwood Park parking lot provides for cross parking easements for the hotel site. A map illustration of potential Oakwood Park improvements is shown in Exhibit C. An aerial photograph and an illustration with contour elevations overlaid on the aerial photo are shown below. Page 7 Proposed Site Aerial Contour Elevations of Surrounding Properties Page 8 The City will work with the developer if minor adjustments to the Oakwood Park access drive and/or Oakwood Park parking lot is necessary to improve the subject site Conceptual alternatives are illustrated in Exhibit E. Direct access onto Harkness Avenue and Hardwood Avenue is prohibited. An as-built utility plan is attached as Exhibit F. V. Hotel Project The following are desired for the Hotel Project: Approximately 75 to 80 guest rooms A recognized major hotel brand A meeting room to accommodate a seating capacity of 25 to 50. The room should be multi-functional and potentially dividable to best accommodate diverse group demands. Business center facilities with full computer/media capabilities and free WiFi Guest rooms/suites with cable television, telephone, free WiFi and internet connectivity, large desk paired with a comfortabale workstation, chairs, and large bathrooms Health fitness facility/exercise room Indoor pool and/or whirlpool At a minimum, a continental breakfast style buffet The architectural style of the new hotel should offer high quality and compatible design that relates to and reinforces the overall character of the immediate surroundings. Primary Ordinance. Brick, stone, tile, and glass surfaces should not be painted unless paint already exists on those surfaces. Lighting to accent the architectural style of buildings and promote the safe and positive night time environment is encouraged. Façade lighting should be oriented to minimize glare on streets, sidewalks, or adjacent properties. All mechnical or utility equipment shall be screened or fully integrated into the overall design through the use of like or complementary materials, color, and scale. Ornamental detailing such as window casements, cornices, decorative grills, and columns may be metal, natural stone, brick, or other upgraded materials. The color palette should consist of subtle colors and include natural brick and stone colors. Accent and trim colors that are darker or lighter may be acceptable. In addition to architectural standards, the landscape design must meet the intent of City landscaping regulations. Page 9 VI. City Development Fees (2015 Rates) Lot Area 1.67 acres City Development Fee Water Works Area Charge $3,071/ac. $5,128.57 Sanitary Sewer Area Charge $1,953/ac. $3,261.51 Stormwater Area Charge (West Draw) $10,439/ac. N/A Off-site Stormwater Ponding Est. $54,512.76 Park Fee in Lieu of Land Dedication 4% of fair market value Est. $27,051.53 Metropolitan Council Sewer Availability Charge (SAC) $2,485/unit determines number of Units Water Connection Charge $2,444/ac. $4,081.48 Sanitary Sewer Connection Charge $1,352/ac. $2,257.84 Tree Mitigation (Year 2003) $12,031.78 Gateway Streetscape Improvement $10,000.00 $300 plus $5,000 Cash Planning Site Plan Review Application Escrow Deposit $400 plus $5,000 Cash Planning Conditional Use Permit Application Escrow Deposit Based on value of labor and Building Permit materials Right-of-way Permit $50 Curb Box Inspection $300 Monument Sign $100 Sign Permit Wall Sign $50 VII. Contract for Private Development A contract for private development by and between the City of Cottage Grove and the Hotel Project Proposer will be required for the acquisition of land and proposed public improvements. The Project Proposer must provide to the City a Letter of Intent and enter into a Purchase Agreement following Phase I. The purchase price for the hotel site is $675,000, which includes all area charges, park dedication fees, and development costs, but does not include building permit fees, state surcharges, Metropolitan Council Environmental Services Sewer Access Charge (SAC), platting fees, or site plan and conditional use permit fees. The Project Proposer must deposit $25,000 of earnest money for purchasing the hotel site following execution of the purchase agreement. The City will make $360,000 of site improvements for the the shared access drive and utility extension improvements. VIII. Requirements for Development Proposals The EDA is requesting that interested Proposers provide a development concept for a 75 to 80 guest room multi-story hotel on a 1.67-acre vacant commercial site owned by the City of Cottage Grove. Proposal Submittal Requirements: Page 10 1) Cover Letter The cover letter shall identify the Proposer and state other general information which the Pness organization. 2) Describe th the design, development, and operation of a hotel similar in size and scope to the Hotel the locations, the length of time for each phase of the development for each project, and the gross revenures for the hotel operation at each location. 3) Identification of Key Issues to be Resolved for the Proposed Development Site Provide a sketch plan showing how the site should be developed for a multi-story hotel. It is not expected that the plan would be engineered, but it should include location of streets, structures, landscaping, and parking. 4) Development Schedule Include a timeline depicting commencement and completion of developing the Hotel Project, opening activities, and ongoing operation of the hotel. Highlight major construction milestones and activities. 5) Business Organization Information (Exhibit K) Complete and submit to the City. 6) Pro Forma Operating Statement List the -out investment and include the price per room for refurbishing the hotel every five to seven years. The the first five years of the Hotelperation. Include proposed rental rates and occupancy rates and show cash flow from room rents and other sources. 7) Financial Business Information Release Form (Exhibit L) Complete and submit to the City. l capabilities, including a financial statement prepared in accordance with generally accepted accounting principles. Only one copy of the financial statement needs to be submitted; it will be treated as confidential, subject to any applicable disclosure requirements. Highlight specific capabilities and past experience in securing financing for similar projects. Banking and financial relationships indicating the ability to finance the project are required. 8) Hotel Operating Plan The Proposer must provide written commitment to operate the Hotel, and cand to the Hotel Project is required. Proposer must disclose if it intends to assign the Hotel Operating rights to another entity following date of Certificate of Occupancy. Assignment of the Agreement to another entity following the Certificate of Occupancy is subject to approval by the City of Cottage Grove EDA and will be strictly reviewed and may not be approved. Proposer shall submit its detailed business plan to operate, maintain, staff, and market the Hotel. 9) Executive Summary The executive summary will list important features of the Proposal and must include a statement certifying the the Proposer meets or exceeds the minimum requirements of this RFP and has the abililty to carry out all of the required elements of the proposed Hotel Project throughout the entire term of the Agreement. IX. Evaluation of Proposals Page 11 Proposals will be evaluated to determine how well they meet the evaluation criteria outlined in this RFP. The EDA reserves the right to request additional information from Proposers to clarify the meaning of any portion of the written proposals. Finalists may be required to make a presentation to the EDA to explain the design, development, and operation aspects of the Proposal and to respond to questions which might arise before and/or during the presentation. The EDA will evaluate Proposals to determine which Proposer offers the best overall development plan, services, and amentities for hotel guests. There are a variety of specific criteria that will be used to evaluate all Proposals. This criterial is based on the following: Conformity to the requirements within this RFP. Comprehensiveness of the development plan. Quality of design and project concept. Experience development team, including financial capacity to undertake the Hotel Project. The time schedule for completion of the Hotel Project. The EDA reserves the right in its sole and absolute discretion to reject any or all Proposals in response to this RFP either on the basis of an evaluation of the factors listed in the preceding sections of this RFP or for other reasons deemed necessary. The EDA may consult all personal, business, and financial references familiar with the proposal to the RFP shall constitute permission for the EDA and City of Cottage Grove to make inquiries to third parties and authorization to third parties to respond. X. Proposal Submittal Proposals will be accepted by the Cottage Grove EDA before the November 27, 2015 submittal deadline. Five hardcopies and one electronic copy must be sent to: City of Cottage Grove Community Development Department Attention: Jennifer Levitt 12800 Ravine Parkway South Cottage Grove, MN 55016 The Cottage Grove EDA may decide to extend the submission deadline. For further information or clarification on this RFP, please call Jennifer Levitt at 651-458-2890. Page 12 EXHIBIT A Hotel Site Aerial OakwoodPark OakwoodPark Ruby Tuesday EXHIBIT B Hotel Site – Washington County Parcel Map Washington County Parcel Map EXHIBIT C Oakwood Park Concept Plan EXHIBIT D Phase I Environmental Site Assessment Phase I Environmental Site Assessment 1.67 Acre Vacant Parcel PIN 08-027-21-34-0019 East of the Intersection of Hardwood Avenue and Harkness Avenue Cottage Grove, Minnesota Prepared For City of Cottage Grove Project B1508406 September 24, 2015 Braun Intertec Corporation Table of Contents Description Page Executive Summary ...................................................................................................................................... A A.Introduction ...................................................................................................................................... 1 A.1. Purpose ................................................................................................................................ 1 A.2. Site Location ........................................................................................................................ 2 A.3. Scope of Services ................................................................................................................. 2 A.4. User-Provided Information ................................................................................................. 4 A.4.a. Environmental Liens ............................................................................................... 5 A.4.b. Activity and Use Limitations ................................................................................... 5 A.4.c. Specialized Environmental Knowledge .................................................................. 5 A.4.d. Valuation Reduction for Environmental Issues ...................................................... 5 A.4.e. Commonly Known or Reasonably Ascertainable Information ............................... 6 A.4.f. Degree of Obviousness ........................................................................................... 6 B. Records Review ................................................................................................................................ 6 B.1. Physical Setting Information ............................................................................................... 6 B.1.a. Topography ............................................................................................................ 6 B.1.b. Geology .................................................................................................................. 6 B.1.c. Hydrogeology ......................................................................................................... 7 B.2. Regulatory Report ............................................................................................................... 7 B.2.a. Site .......................................................................................................................... 7 B.2.b. Adjoining Properties ............................................................................................... 8 B.2.c. Surrounding Area ................................................................................................... 8 B.2.d. Unmapped Sites ..................................................................................................... 8 B.3. Regulatory Agency File and Records Review ....................................................................... 8 B.4. Additional Federal, State, and Local Environmental Records ............................................. 8 B.4.a. Well Databases ....................................................................................................... 9 B.4.b. State Regulatory Web Pages .................................................................................. 9 B.5. Historical-Use Information .................................................................................................. 9 B.5.a. Historical Maps ....................................................................................................... 9 B.5.b. Historical Topographic Maps .................................................................................. 9 B.5.c. Aerial Photographs ............................................................................................... 10 B.5.d. City Directory Information ................................................................................... 10 C. Interviews ....................................................................................................................................... 11 D. Site Reconnaissance ....................................................................................................................... 11 D.1. Site Characteristics ............................................................................................................ 11 D.2. Adjoining Property Use and Characteristics ...................................................................... 12 D.3. Pits, Ponds, or Lagoons ...................................................................................................... 12 D.4. Stained Soil, Pavement, or Corroded Surfaces .................................................................. 12 D.5. Solid Waste Disposal ......................................................................................................... 12 D.6. Stressed Vegetation .......................................................................................................... 12 D.7. Hazardous Substances ....................................................................................................... 12 D.8. Petroleum Products ........................................................................................................... 13 D.9. Storage Tanks .................................................................................................................... 13 D.10. Unidentified Drums and Containers .................................................................................. 13 Table of Contents Λ/ƚƓƷźƓǒĻķ ) D.11. Odors ................................................................................................................................. 13 D.12. Potential PCB-Containing Electrical and Hydraulic Equipment ......................................... 13 D.13. Wastewater Discharges ..................................................................................................... 13 D.14. Sewage Disposal System ................................................................................................... 13 D.15. Wells .................................................................................................................................. 14 D.16. Potable Water Supply ........................................................................................................ 14 E.Summary of Land-Use Activities ..................................................................................................... 14 F. Limiting Conditions and Data Gaps ................................................................................................ 14 G. Findings .......................................................................................................................................... 15 H. Opinions ......................................................................................................................................... 15 H.1. Recognized Environmental Conditions ............................................................................. 15 H.2. Controlled Recognized Environmental Conditions ........................................................... 16 H.3. Historical Recognized Environmental Conditions ............................................................. 16 H.4. De Minimis Conditions ...................................................................................................... 16 H.5. Additional Considerations ................................................................................................. 17 I. Conclusions ..................................................................................................................................... 17 J. References ...................................................................................................................................... 17 K. Environmental Professional Statement and Qualifications ........................................................... 18 Appendices A: Site Location Map B: Site Sketch C: Washington County Property Information D: GeoSearch Report E: Historical Topographic Maps F: Aerial Photographs G: Site Photographs H: References I: Resumes Executive Summary Braun Intertec Corporation conducted a Phase I Environmental Site Assessment (ESA) of the 1.67 Acre Vacant Parcel (PIN 08-027-21-34-0019) located east of the Intersection of Hardwood Avenue and Harkness Avenue in Cottage Grove, Minnesota (Site) in general conformance with the scope andlimitations of American Society for Testing and Materials (ASTM) Practice E1527-13 and 40 CFR Part 312. Our research has revealed that the Site has been historically vacant undeveloped land from at least 1936 until a paved drive was constructed through the Site sometime in the 1970s. The paved drive remained at the Site until grading of the Site and the surrounding area to the south, west, and southwest occurred in 2003. Development of the adjoining properties to the west, southwest, and west for commercial purposes followed grading activities, but the Site remained undeveloped vacant land. This assessment identified no recognized environmental conditions in connection with the Site. This assessment identified no controlled recognized environmental conditions in connection with the Site. Additional Considerations An additional consideration is a condition that does not meet the definition of a recognized environmental condition, controlled recognized environmental condition, or historical recognized environmental condition but, in our opinion, should be brought to the attention of the User. The following additional consideration was identified during the Phase I ESA. Based on our research of historical documentation, the Site was graded during development activities of the adjoining properties. The potential exists that material was brought to the Site that may contain fill or debris in order to raise the ground level at the Site as part of grading activity at the adjoining properties. The potential exists that fill may be present at the Site that require management as solid or hazardous waste. If fill soils, which could include demolition debris and other wastes, are encountered during development, additional evaluation of the fill soils might be required for management and disposal purposes. A.Introduction A.1.Purpose Braun Intertec Corporation received authorization from Ms. Jennifer Levitt of the City of Cottage Grove (Client) to conduct a Phase I Environmental Site Assessment (ESA) of the 1.67 Acre Vacant Parcel (PIN 08-027-21-34-0019) located east of the Intersection of Hardwood Avenue and Harkness Avenue in Cottage Grove, Minnesota (Site). The objective of the Phase I ESA was to evaluate the Site for indications of recognized environmental conditions and to assist in satisfying All Appropriate Inquiries (AAI) standards and practices. The Phase I ESA was conducted in general conformance with the scope and limitations of American Society for Testing and Materials (ASTM) Practice E1527-13 and 40 CFR Part 312. No intentional deviations from the ASTM Practice E1527-13 were made in conducting this Phase I ESA for the Site. The Phase I ESA was prepared on behalf of, and for the use by the City of Cottage Grove (User) in accordance with the contract between the City of Cottage Grove and Braun Intertec, including the Braun Intertec General Conditions. No other party has a right to rely on the contents of the Phase I ESA without written authorization by Braun Intertec. All authorized parties are entitled to rely on the attached report according to our contract with Client, and under the same terms, conditions and circumstances. Please note that our contract with Client may contain a limitation of our total liability. If so, such limitation also applies to all those receiving this permission. According to the User, the Phase I ESA was conducted in association with the redevelopment of the Site. The zed environmental A recognized environmental condition is defined by ASTM Practice E1527-13 as: the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: 1) due to any release to the environment, 2) under conditions indicative of a release to the environment: or 3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions. nized environmental condition. A controlled recognized environmental condition is defined by ASTM Practice E1527-13 as a recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority, with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls. City of Cottage Grove Project B1508406 September 24, 2015 Page 2 A.2.Site Location We accessed various documents and online sources to obtain Site location information. The following is a summary our findings: Unassigned Address: Located east of the Intersection of Hardwood Ave. and Harkness Ave. City, State: Cottage Grove, Minnesota County: Washington Property Identification Number: 08-027-21-34-0019 Construction Year: Not Applicable Owner: City of Cottage Grove Legal Description: Lot 2, Block 3, Gateway North 1st Addition Latitude: 44.836 North Longitude: 93.059 West NW 1/4 of the SE 1/4 of the SW 1/4 of Section 8, Township 27 North, Section, Township, Range: Range 21 West Size: 1.67 acres A Site location map and Site sketch are attached in Appendices A and B, respectively. Information obtained from the Washington County Property Information web page is attached in Appendix C. A.3.Scope of Services Services provided for this project included: Preparing a description of the Site location, current use and improvements, and surrounding area. Preparing a general description of the topography, soils, geology, and groundwater flow direction at the Site. Reviewing reasonably ascertainable and practically reviewable regulatory information published by state and federal agencies, health, and/or environmental agencies. Reviewing the history of the Site, including aerial photographs, fire insurance maps, directories, and other readily available Site development data. City of Cottage Grove Project B1508406 September 24, 2015 Page 3 Conducting a reconnaissance and environmental review of the Site, including observations of the Site for indications of hazardous materials, petroleum products, polychlorinated biphenyls (PCBs), wells, storage tanks, solid waste disposal, pits and sumps, and utilities. Conducting an area reconnaissance, including a brief review of adjoining property uses and pertinent environmental information noted in the Site vicinity. Interviewing current owners and/or occupants of the Site and accessible past Site owners, operators and/or occupants. Interviewing local government officials or agencies having jurisdiction over hazardous waste disposal or other environmental matters in the area of the Site. Reviewing previous environmental reports prepared for the Site, if provided. Preparing a written report of our methods, results, and conclusions. The Standard Scope of the ASTM Practice E1527-13 is not intended to provide a universal analysis of potential environmental risks and hazards. This assessment included no analysis of non-standard scope environmental risks and hazards unless otherwise listed above. Analysis of other non-standard scope issues by Braun Intertec would require additional contractual arrangements. This assessment does not include vapor encroachment screening as defined in ASTM Practice E2600-10, Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions. ASTM Practice E2600- inquiry,but a tool for evaluating vapor migration. Its results are not determinative of whether hazardous substances from a ASTM Practice E1527-13. An ASTM Practice E2600-10 vapor encroachment screen is not within the scope of this Phase I ESA and will not be conducted unless specifically requested by the User. However, vapors present or likely present from hazardous substances or petroleum products are considered no differently than hazardous substances or petroleum products present or likely present as a result of a release to the environment. Therefore, while a vapor encroachment screening per the ASTM Practice E2600-10 standard is not part of this assessment, the potential for impacts to the property from vapor migration that is a result of a release of hazardous substances and/or petroleum products to the environment will be considered when assessing for the presence of a recognized environmental condition as defined by ASTM E1527-13. City of Cottage Grove Project B1508406 September 24, 2015 Page 4 A.4.User-Provided Information The purpose of this section is to describe task ASTM Practice E1527--13 to complete an environmental site assessment of the property. A User may include, without limitation, a potential purchaser of property, a potential tenant of property, an owner of property, a lender, or a As stated in 40 CFR 312 (the rule), the Brownfields Amendments provide important liability protections for Users who qualify as contiguous property owners, bona fide prospective purchasers, or innocent landowners. To meet the statutory requirements for any of these Landowner Liability Protections (LLPs), a User must meet certain threshold requirements and satisfy certain continuing obligations. To qualify as which the User acquired the Site. The rule defines AAI, which includes inquiries and activities performed by the User and an environmental professional (EP). The rule allows (but does not mandate) the User performing AAI to conduct inquiries or activities that may include searches for environmental liens, assessments of any specialized knowledge on the part of the User, an assessment of commonly known or reasonably ascertainable information about the Site, and an assessment of the relationship of the purchase price to fair market value. However, if the User performing AAI conducts one or more of these inquiries and/or activities, the rule allows (but does not mandate) that the User may communicate information gathered from these inquiries and/or activities to their EP to identify a possible recognized environmental condition. Braun Intertec provided a User Questionnaire to the Client as a means to communicate information gathered from these inquiries and/or activities to the EP. The User may elect whether to communicate this information to the EP and/or to communicate this information to the EP by other means (e.g., through conversation or submission of documents). As indicated in our contract, if multiple Users are requesting reliance on the Phase I ESA, the Client was responsible for forwarding a copy of the questionnaire to all appropriate entities (collectively the User). User-supplied information is discussed in applicable sections of this report. Sections A.4.a through A.4.f present any information communicated to us by the User that the EP has determined to indicate the possible presence or likely presence of a recognized environmental condition. City of Cottage Grove Project B1508406 September 24, 2015 Page 5 A.4.a.Environmental Liens An environmental lien is a charge, security, or encumbrance, upon title to the Site to secure the payment of a cost, damage, debt, obligation, or duty arising out of response actions, cleanup, or other remediation of environmental issues at the Site. No information was provided to us from the User that identified a record or awareness of environmental liens recorded against the Site. A.4.b.Activity and Use Limitations Activity and Use Limitations (AULs) are legal or physical restrictions or limitations on the use of, or access to, a Site to reduce or eliminate potential exposure to hazardous substances or petroleum products in the soil, soil vapor, groundwater, and/or surface water on the Site or to prevent activities that could interfere with the effectiveness of a response action, in order to ensure maintenance of a condition of no significant risk to public health or the environment. AULs, which may include institutional and/or engineering controls, are intended to prevent adverse impacts to individuals or populations that may be exposed to hazardous substances and petroleum products in the soil, groundwater, and/or surface water on the Site. No information was provided to us from the User that identified a record or awareness of AULs recorded against the Site. A.4.c.Specialized Environmental Knowledge Specialized environmental knowledge includes any information and/or experience related to the Site or adjoining properties including, but not limited to, any obvious indicators that point to the presence or likely presence of environmental issues at the Site. No information was provided to us from the User regarding specialized environmental knowledge for the Site. A.4.d.Valuation Reduction for Environmental Issues Valuation reduction for environmental issues includes the relationship of the purchase price to the fair market value of the property. No information was provided to use by the User indicating any reduction in purchase price or fair market value of the Site due to environmental issues. City of Cottage Grove Project B1508406 September 24, 2015 Page 6 A.4.e.Commonly Known or Reasonably Ascertainable Information Commonly known or reasonable ascertainable information includes information about the Site that generally is known to the public within the community where the Site is located and can be easily sought and found from individuals familiar with the Site or from easily attainable public sources of information. No information was provided to us from the User regarding commonly known or reasonably ascertainable information for the Site. A.4.f.Degree of Obviousness The User must consider the degree of obviousness of the presence or likely presence of releases or threatened releases at the Site and the ability to detect releases or threatened releases by appropriate investigation. The User was not aware of any obvious indications of the presence or likely presence of releases or threatened releases at the Site. B.Records Review The purpose of the records review is to obtain and review records that will help identify recognized environmental conditions in connection with the Site. We consulted only those regulatory and historical sources that were readily available, practically reviewable, and likely to be useful to develop a history of previous uses of the Site and surrounding area within the time and cost constraints of this Phase I ESA. B.1.Physical Setting Information B.1.a.Topography According to the United States Geological Survey (USGS) 7.5-minute topographic map series, St. Paul Park, Minnesota quadrangle, the Site is located at an elevation that ranges from 840 to 850 feet above mean sea level. B.1.b.Geology The unconsolidated sediment in the Site vicinity are Pleistocene age Superior Sublobe, outwash deposits that consist of sand, loamy sand, and gravel. These deposits can be cobbly in places and are commonly overlain by 2 to 5 feet of loess (Meyer et al., 1990). City of Cottage Grove Project B1508406 September 24, 2015 Page 7 The depth to bedrock in the Site vicinity is approximately 51 feet to 100 feet below land surface (Patterson et al., 1990). The uppermost bedrock unit in the Site vicinity is the Middle Ordovician, St. Peter Sandstone (Mossler and Bloomgren, 1990). B.1.c.Hydrogeology The depth to groundwater in the vicinity of the Site ranges from approximately 50 to 70 feet below land surface. According to published geologic information, the regional groundwater flow direction within the unconsolidated deposits in the Site vicinity is generally southwest (Kanivetsky and Cleland, 1990). The general groundwater flow direction within the uppermost bedrock aquifer in the Site vicinity, the Prairie du Chien-Jordan Aquifer, is likely southwest (Kanivetsky and Cleland, 1990). The Site-specific groundwater flow direction was not determined through direct measurement during this Phase I ESA. Additional field investigation, beyond the Scope of Services of this Phase I ESA, would be required to determine this information. B.2.Regulatory Report We obtained regulatory database information pertaining to the Site and surrounding area from GeoSearch. The GeoSearch report is a compilation of records of facilities that are included on current federal and state environmental regulatory databases. The databases were searched based on the specified minimum search distances from the Site as established by ASTM Practice E1527-13. The GeoSearch report also includes a description, source reference, date of acquisition, and the specified approximate minimum search distance criteria for each database and list. A copy of the GeoSearch report is attached in Appendix D. We reviewed the GeoSearch report to identify records that indicate known or potential recognized environmental conditions on the Site and/or surrounding area and to evaluate the likelihood for those recognized environmental conditions to impact the Site based on the information obtained in this Phase I ESA. B.2.a.Site The Site is not listed in the GeoSearch report on any of the standard environmental record sources as specified in the ASTM Standard. City of Cottage Grove Project B1508406 September 24, 2015 Page 8 B.2.b.Adjoining Properties No facilities in the GeoSearch report are listed at properties that adjoin the Site and are located within the approximate minimum search distances on the standard environmental records sources as specified in the ASTM Standard. B.2.c.Surrounding Area We reviewed the GeoSearch report for facilities located beyond adjoining properties that may indicate a release or likely release of hazardous substances and/or petroleum products that may impact the Site. Based on factors that include regulatory status and distance from the Site, no facilities are identified in the GeoSearch report that warrant further consideration as potential recognized environmental conditions. B.2.d.Unmapped Sites The GeoSearch report identified two information could not be mapped by GeoSearch. Using online mapping resources, these sites do not warrant further consideration as potential recognized environmental conditions, due to distance from the Site and current regulatory status. B.3.Regulatory Agency File and Records Review The purpose of the regulatory file review is to obtain sufficient information to assist in determining if a recognized environmental condition, historical recognized environmental condition, controlled recognized environmental condition, or a de minimis condition exists at the Site in connection with a regulatory report listing. Based on our review of the regulatory report, it is our opinion that a regulatory agency file and records review is not warranted due to factors that include regulatory status, distance from the Site, and/or location relative to the regional groundwater flow direction, as referenced in Section B.1. B.4.Additional Federal, State, and Local Environmental Records To enhance and supplement the regulatory database report, we obtained or reviewed practically reviewable or reasonably ascertainable local city and/or county records and/or additional state records to identify records that indicate known or potential recognized environmental conditions at the Site. City of Cottage Grove Project B1508406 September 24, 2015 Page 9 B.4.a.Well Databases The Minnesota Geological Survey (MGS) maintains the Minnesota County Well Index (MCWI), which is a limited database of water well records. The MCWI was accessed through the Minnesota Department of Health (MDH) website. Not all private water wells are listed in that database. Our review of the MCWI database revealed no documentation of water wells located on the Site. B.4.b.State Regulatory Web Pages We accessed MPCA's Aboveground/Underground Storage Tank and Leak Site Search web page, Minnesota Department of Agriculture (MDA) "What's In My Neighborhood" Agricultural Interactive Mapping web page pages for information regarding the potential for the Site, adjoining properties, or surrounding properties to be of environmental concern that were not identified in the regulatory database report. We did not identify facilities on the state regulatory web pages we accessed that were not already listed in the GeoSearch report discussed in Section B.2 above. B.5.Historical-Use Information The objective of the historical-use information review was to develop a history of the previous uses of the Site and surrounding area, to help evaluate the likelihood of past uses having led to recognized environmental conditions in connection with the Site. B.5.a.Historical Maps We conducted an inquiry of the ProQuest on-line Digital Sanborn® Fire Insurance Maps library. The ProQuest on-line library includes the original Chadwyck- collection for the entire U.S., with some 660,000 maps. Based on our review, no fire insurance map coverage exists for the Site. B.5.b.Historical Topographic Maps We retained HIG to obtain historical topographic maps of the Site and surrounding area. HIG provided historical topographic maps for the years 1950, 1951, 1967, 1972, 1980, 1993, and 2013. Copies of the historical topographic maps are attached in Appendix E. 1950 1993 The depictions indicate that the Site is undeveloped. No indications of issues of environmental concern were apparent at the Site on the maps. City of Cottage Grove Project B1508406 September 24, 2015 Page 10 2013 The 2013 map only depicts roadways, topography, and institutions/landmarks. B.5.c.Aerial Photographs We retained HIG to obtain aerial photographs of the Site and surrounding area. HIG provided aerial photographs for the years 1936, 1947, 1953, 1957, 1966, 1970, 1980, 1984, 1991, 1997, 2000, 2003, 2008, and 2013. Copies of the aerial photographs are attached in Appendix F. 1936 1957 The Site appears to be undeveloped vacant land. A road borders the Site to the west. Farmsteads are visible north and south of the Site. 1966 1970 No significant changes are noted at the Site. Development is noted south and west of the Site. Two dwellings have been constructed west of the Site. Commercial buildings and a four lane roadway are now visible southwest of the Site. 1980 2000 Commercial development is visible south of the Site. Residential development is visible east of the Site. A paved drive has been constructed through the Site from the road to the west to a property east of the Site. 2003 The Site has been graded as part of redevelopment of the Site and the surrounding area to the south and southwest. The driveway that was evident on earlier photographs traversing the Site is no longer evident and based on the 2008-2013 photographs was rerouted to bound the north side of the Site. No significant changes are noted in the surrounding area. 2008 2013 The Site and surrounding area now appears as it does today. The Site is vacant. A paved parking area adjoins the Site to the east that is accessed by a driveway that bounds the north side of the Site. Roads border the Site to the north and west and a commercial building adjoins the Site to the south. Commercial buildings are visible west of the adjoining roadways. B.5.d.City Directory Information We retained HIG to obtain city directory information pertaining to the Site and surrounding area. HIG provided city directories for Harkness Avenue South at approximate five-year intervals from 1973 to 2012. City of Cottage Grove Project B1508406 September 24, 2015 Page 11 The Site is not listed on any of the directories reviewed. No properties of environmental note or concern were identified in the city directories viewed. C.Interviews We contacted the following individuals to obtain knowledge or historical and current land-use information regarding the Site: John Burbank, Senior Planner, City of Cottage Grove Ms. Alicia McMonigal, Site Contact, City of Cottage Grove According to Mr. Burbank, the Site was acquired by the city of Cottage Grove in the 1970s and was used as part of a public park space until it was regraded for future development in the 1990s. Ms. McMonigal indicated that public sewer and water services are available at the Site. D.Site Reconnaissance The objective of the Site reconnaissance is to obtain information indicating the likelihood of identifying recognized environmental conditions in connection with the Site. A Braun Intertec environmental technician, Justin Michael, conducted a Site reconnaissance on September 16, 2015. We were unaccompanied during the Site reconnaissance. At the time of the Site reconnaissance, the weather was sunny with a slight south wind with a temperature of about 76 degrees Fahrenheit. D.1.Site Characteristics At the time of the reconnaissance, the Site consisted of a parcel totaling approximately 1.67 acres with access provided from Harkness Avenue by a paved drive. The Site topography was relatively flat with a gentle slope downward toward the southwest. The Site was a vacant, partially grass covered, parcel. An area, approximately 25 feet in diameter, was covered with wood chips in the approximate center of the Site. A Site Sketch and Site Photographs are attached in Appendices B and G, respectively. City of Cottage Grove Project B1508406 September 24, 2015 Page 12 D.2.Adjoining Property Use and Characteristics The Site was bordered on the north by Oakdale Community Park with residential properties located beyond; on the east by Oakdale Community Park and a parking area associated with that park with residential properties located beyond; on the south by with commercial properties located beyond; and on the west by Harkness Avenue with commercial properties located beyond. The Site was located in a commercial area within the city of Cottage Grove. No observations of environmental concern were noted on adjoining properties to the Site at the time of the reconnaissance. D.3.Pits, Ponds, or Lagoons No indications of pools of liquids, standing water, cisterns, cesspools, or other surface-water features were observed at the Site or on adjoining properties at the time of our reconnaissance. D.4.Stained Soil, Pavement, or Corroded Surfaces No stained or discolored soil or pavement was observed at the time of the Site reconnaissance. D.5.Solid Waste Disposal An irregular ground depression was noted along the southern boundary of the Site in the southwest corner. Also, the ground topography rises quickly to the level of the adjoining paved parking lot to the east. However, there was no indication of any solid waste disposal at the Site. D.6.Stressed Vegetation No areas of stressed, discolored, stained or dead vegetation beyond what would be expected due to seasonal conditions were observed at the time of the Site reconnaissance. D.7.Hazardous Substances No indications of current and/or historic use, storage, staining, or spills of hazardous substance were observed at the Site at the time of the reconnaissance. City of Cottage Grove Project B1508406 September 24, 2015 Page 13 D.8.Petroleum Products No indications of current and/or historic use, storage, staining, or spills of petroleum product were observed at the Site at the time of the reconnaissance. D.9.Storage Tanks No indications of aboveground or underground storage tanks (AST/UST) were noted at the Site at the time of the reconnaissance. D.10.Unidentified Drums and Containers No drums containing unidentified substances suspected of being a hazardous substance or petroleum products were observed at the Site at the time of our reconnaissance. D.11.Odors No indications of strong, pungent, or noxious odors were observed at the time of the Site reconnaissance. D.12.Potential PCB-Containing Electrical and Hydraulic Equipment No indications of potentially PCB-containing electrical or hydraulic equipment were noted at the Site at the time of the reconnaissance. D.13.Wastewater Discharges No indications of wastewater discharging into a drain, ditch, underground injection system, or stream on or adjacent to the Site were observed at the Site at the time of the reconnaissance. D.14.Sewage Disposal System According to Ms. McMonigal, the Site is not connected to municipal sewer services, but municipal services are available to the Site. City of Cottage Grove Project B1508406 September 24, 2015 Page 14 D.15.Wells No indications of wells such as monitoring wells, dry wells, irrigation wells, injection wells, abandoned wells, or other non-potable wells were observed at the Site at the time of the reconnaissance. D.16.Potable Water Supply According to Ms. McMonigal, the Site is not connected to municipal water services, but municipal services are available to the Site. E.Summary of Land-Use Activities Our research has revealed that the Site has been historically vacant undeveloped land from at least 1936 until a paved drive was constructed through the Site sometime in the 1970s. The paved drive remained at the Site until grading of the Site and the surrounding area to the south, west, and southwest occurred in 2003. Development of the adjoining properties to the west, southwest, and west for commercial purposes followed grading activities, but the Site remained undeveloped vacant land. F.Limiting Conditions and Data Gaps The findings and conclusions presented in this report are based on procedures described in ASTM Practice E1527-13, inquiries with public officials, available literature cited in this report, conditions noted at the time of our Phase I ESA, and our interpretation of the information obtained as part of this Phase I ESA. Our findings and conclusions are limited to the specific project and properties described in this report and by the accuracy and completeness of information provided by others. An environmental site assessment cannot wholly eliminate uncertainty regarding the potential for recognized environmental conditions in connection with a property. Performance of this practice is intended to reduce, but not eliminate, uncertainty regarding the potential for recognized environmental conditions in connection with a property within reasonable limits of time and cost. In performing its services, Braun Intertec used that degree of care and skill ordinarily exercised under similar circumstances by reputable members of its profession currently practicing in the same locality. No warranty, express or implied, is made. City of Cottage Grove Project B1508406 September 24, 2015 Page 15 No data gaps were identified during the Phase I ESA process, with the exception of the following: Historical resources were not readily available for 5-year-or-less intervals from the time of the first developed use. The identified data gaps did not a regarding conditions indicative of a release or threatened release. G.Findings The findings include identified known or suspect recognized environmental conditions, controlled recognized environmental conditions, historical recognized conditions, de minimis conditions and additional issues in connection with the Site. The following findings are based on the results of our assessment: Information regarding the Site was available back to 1936. The information indicates that the Site has remained undeveloped with the exception of a paved driveway that traversed to Site from sometime after 1970 until the Site was graded in 2003. The government database records review identified several regulated facilities within the vicinity of the Site. H.Opinions According to the User, the Phase I ESA was conducted in association with the redevelopment of the Site. Opinions expressed herein are influenced by the stated reason for conducting the Phase I ESA. Furthermore, the expressed opinions might not be applicable to alternate reasons for reliance on the content of the Phase I ESA. H.1.Recognized Environmental Conditions A recognized environmental condition is defined by ASTM Practice E1527-13 as: the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: 1) due to any release to the environment, 2) under conditions indicative of a release to the environment: or 3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions. City of Cottage Grove Project B1508406 September 24, 2015 Page 16 This assessment identified no recognized environmental conditions in connection with the Site. H.2.Controlled Recognized Environmental Conditions A controlled recognized environmental condition is defined by ASTM Practice E1527-13 a recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority, with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls. This assessment identified no controlled recognized environmental conditions in connection with the Site. H.3.Historical Recognized Environmental Conditions A historical recognized environmental condition is defined by ASTM Practice E1527-13 a past release of any hazardous substances or petroleum products that has occurred in connection with the Site and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the Site to any required controls. This assessment identified no historical recognized environmental conditions in connection with the Site. H.4.5Ļ aźƓźƒźƭ Conditions A de minimis condition is defined by ASTM Practice E1527-13 a condition that generally does not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. The following findings are considered de minimis conditions: The Site was undeveloped until a paved driveway was constructed sometime after 1970 and later removed around 2003. The driveway was used to provide access to the property to the east. It is our opinion that the use of the Site as a vacant field and a paved driveway is considered a de minimis condition for the Site. The government database records review identified several regulated facilities in the vicinity of the Site. Based on mitigating factors that affect the apparent significance of the identified facilities near the Site, such as regulatory status, distance from the Site, and the databases the identified regulated facilities are listed on, it is our opinion that the identified regulated facilities are considered de minimis conditions. City of Cottage Grove Project B1508406 September 24, 2015 Page 17 H.5.Additional Considerations An additional consideration is a condition that does not meet the definition of a recognized environmental condition, controlled recognized environmental condition, or historical recognized environmental condition but, in our opinion, should be brought to the attention of the User. The following additional consideration was identified during the Phase I ESA. Based on our research of historical documentation, the Site was graded during development activities of the adjoining properties. The potential exists that material was brought to the Site that may contain fill or debris in order to raise the ground level at the Site as part of grading activity at the adjoining properties. The potential exists that fill may be present at the Site that require management as solid or hazardous waste. If fill soils, which could include demolition debris and other wastes, are encountered during development, additional evaluation of the fill soils might be required for management and disposal purposes. I.Conclusions We have conducted this Phase I ESA of the Site in general conformance with the scope and limitations of ASTM Practice E1527-13. Any exceptions to, or deletions from, this practice are described in Section F of this report. This assessment identified no recognized environmental conditions in connection with the Site. This assessment identified no controlled recognized environmental conditions in connection with the Site. J.References References are listed in Appendix H. Appendix A Site Location Map W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_SiteLoc.mxd APPROXIMATE SITE BOUNDARY DATA SOURCE: G USGS QUADRANGLE, H 74 65th St ST. PAUL PARK, MN PUBLISHED IN 1967, REVISED IN 1993 TOWNSHIP: 27 N RANGE: 21 W SECTION: 8 01,0002,000 Feet G H 22 Approximate Site Location Pullman Ave £ ¤ 10 Project No: B1508406 SITE LOCATION MAP Drawing No. VACANT LOT B1508406_SiteLoc Scale: 1 in = 2,000 ft NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/11/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/11/15FAX (952) 995-2020 Appendix B Site Sketch F:\\2015\\B1508406.dwg,PhI,9/17/20151:40:17PM THESHOPPESAT GATEWAYNORTH . O S E U OAKDALECOMMUNITYPARK N ANDDISCGOLFCOURSE E V A S S E N K APPROXIMATE R A SITEBOUNDARY H SANDY SPARSE GRASS VEGETATION H A FIELD R D W O O D A V E N U E S O . SLIGHT DEPRESSION KOHL'S RUBY TUESDAY'S N 0 50'100' SCALE:1"=100' ProjectNo: S h B1508406 e e t o:SITESKETCH DrawingNo: f B1508406 PHASEIENVIRONMENTALSITEASSESSMENT Scale:1"=100'VACANTLOT F DrawnBy:REJ NORTHEASTOFHARDWOODAVENUESOUTHANDHARKNESSAVENUESOUTH i g :11001HampshireAvenueS DateDrawn:9/17/15 COTTAGEGROVE,MINNESOTA Minneapolis,MN55438 CheckedBy:JPM PH.(952)995-2000 LastModified:9/17/15 FAX(952)995-2020 Appendix C Washington County Property Information 7703 7750 7071 0150300600Feet Parcel ID:0802721340019 MAP FOR REFERENCE ONLY NOT A LEGAL DOCUMENT Parcel Address: , CITY OF COTTAGE GROVE This drawing is the result of the compilation and reproduction of land records as they appear in various Washington County offices. The drawing should be used for reference purposes only. Washington County is not responsible for any inaccuracies. Created on 9/9/2015 Appendix D GeoSearch Report Radius Report Satellite view Target Property: Vacant Lot Hardwood Ave S & Harkness Ave S Cottage Grove, Washington County, Minnesota 55016 Prepared For: Historical Information Gatherers Order #: 55856 Job #: 121112 Project #: 1521066 Date: 09/11/2015 www.geo-search.com888-396-0042 0 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - STATE (MN)Environmental Records Definitions - FEDERALEnvironmental Records Definitions - TRIBALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Table of Contents Information System (CERCLIS)Information System (CERCLIS) 1 Target Property Summary 2 Database Findings Summary 5 Locatable Database Findings 8 Radius Map 1 9 Radius Map 2 10 Ortho Map 11 Topographic Map 12 Report Summary of Locatable Sites 30 Unlocatable Summary 32 Environmental Records Definitions See Attachment Unlocatable Report See Attachment Zip Report Disclaimer This report was designed by GeoSearch to meet or exceed the records search requirements of the All Appropriate Inquires Rule (40 CFR §312.26) and the current version of the ASTM International E1527, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process or, if applicable, the custom requirements requested by the entity that ordered this report. The records and databases of records used to compile this report were collected from various federal,state and local governmental entities. It is the goal of GeoSearch to meet or exceed the 40 CFR §312.26 and E1527 requirements for updating records by using the best available technology. GeoSearch contacts the appropriate governmental entities on a recurring basis. Depending on the frequency with which a record source or database of records is updated by the governmental entity, the data used to prepare this report may be updated monthly, quarterly, semi-annually, or annually. The information provided in this report was obtained from a variety of public sources. GeoSearch cannot ensure and makes no warranty or representation as to the accuracy, reliability, quality, errors occurring from data conversion or the customer's interpretation of this report. This report was made by GeoSearch for exclusive use by its clients only. Therefore, this report may not contain sufficient information for other purposes or parties. GeoSearch and its partners, employees, officers And independent contractors cannot be held liable For actual, incidental, consequential, special or exemplary damages suffered by a customer resulting directly or indirectly from any information provided by GeoSearch. www.geo-search.com888-396-0042 Order# 55856 Job# 121112 Target Property Summary Vacant Lot Hardwood Ave S & Harkness Ave S Cottage Grove, Washington County, Minnesota 55016 USGS Quadrangle: Saint Paul Park, MN Target Property Geometry: Area Target Property Longitude(s)/Latitude(s): (-92.959560, 44.836045), (-92.959409, 44.836273), (-92.959367, 44.836486), (-92.958766, 44.836501), (-92.958508, 44.836486), (-92.958315, 44.835687), (-92.959259, 44.835680), (-92.959356, 44.835878), (-92.959452, 44.835977), (-92.959560, 44.836045) County/Parish Covered: Washington (MN) Zipcode(s) Covered: Cottage Grove MN: 55016 Saint Paul Park MN: 55071 State(s) Covered: MN *Target property is located in Radon Zone 1. Zone 1 areas have a predicted average indoor radon screening level greater than 4 pCi/L (picocuries per liter). This report may have unlocatable records. Please see the Unlocatables Report, attached to this file. www.geo-search.com888-396-0042 1 of 44 Order# 55856 Job# 121112 Database Findings SummaryTarget Property Summary FEDERAL LISTING Search Radius DatabaseAcronymLocatableUnlocatable(miles) CLANDESTINE DRUG LABORATORY LOCATIONSCDL00TP/AP EPA DOCKET DATADOCKETS00TP/AP FEDERAL ENGINEERING INSTITUTIONAL CONTROL SITESEC00TP/AP EMERGENCY RESPONSE NOTIFICATION SYSTEMERNSMN00TP/AP HAZARDOUS MATERIALS INCIDENT REPORTING SYSTEMHMIRSR0500TP/AP INTEGRATED COMPLIANCE INFORMATION SYSTEM (FORMERLYICIS00TP/AP DOCKETS) NO LONGER REGULATED RCRA CORRECTIVE ACTION FACILITIESNLRRCRAC00TP/AP NO LONGER REGULATED RCRA GENERATOR FACILITIESNLRRCRAG00TP/AP NO LONGER REGULATED RCRA NON-CORRACTS TSD FACILITIESNLRRCRAT00TP/AP NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEMNPDESR0500TP/AP PERMIT COMPLIANCE SYSTEMPCSR0500TP/AP RCRA SITES WITH CONTROLSRCRASC00TP/AP CERCLIS LIENSSFLIENS00TP/AP TOXICS RELEASE INVENTORYTRI00TP/AP TOXIC SUBSTANCE CONTROL ACT INVENTORYTSCA00TP/AP RESOURCE CONSERVATION & RECOVERY ACT - GENERATORRCRAGR05000.1250 FACILITIES HISTORICAL GAS STATIONSHISTPST000.2500 BROWNFIELDS MANAGEMENT SYSTEMBF010.5000 COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATIONCERCLIS100.5000 & LIABILITY INFORMATION SYSTEM DELISTED NATIONAL PRIORITIES LISTDNPL000.5000 NO FURTHER REMEDIAL ACTION PLANNED SITESNFRAP100.5000 NATIONAL PRIORITIES LISTNPL001.0000 PROPOSED NATIONAL PRIORITIES LISTPNPL001.0000 RESOURCE CONSERVATION & RECOVERY ACT - CORRECTIVERCRAC001.0000 ACTION FACILITIES RESOURCE CONSERVATION & RECOVERY ACT - SUBJECT TORCRASUBC001.0000 CORRECTIVE ACTION FACILITIES SUB-TOTAL21 www.geo-search.com888-396-0042 2 of 44 Order# 55856 Job# 121112 Database Findings SummaryTarget Property Summary STATE (MN) LISTING Search Radius DatabaseAcronymLocatableUnlocatable(miles) CLANDESTINE DRUG LABORATORY LOCATIONSCDL00TP/AP CONTAMINATED SOIL TREATMENT FACILITIESCSTF00TP/AP SITES WITH INSTITUTIONAL CONTROLSIC00TP/AP SPILLS LISTINGPCASPILLS00TP/AP TIER TWO FACILITY LISTINGTIERII00TP/AP HAZARDOUS WASTE CLEANUP SITESHWCS000.1250 WATER DISCHARGE PERMITSWDP410.1250 BULK STORAGE PERMITSBULKSTORAGE000.2500 REGISTERED STORAGE TANKSUAST100.2500 AGRICULTURAL SPILLS LISTINGAGSPILLS000.5000 CERCLIS SITESCERCLIS100.5000 CLOSED LANDFILLSCLF000.5000 AGRICULTURAL CONTINGENCY SITESCONTINGENCIES000.5000 HAZARDOUS WASTE TREATMENT STORAGE DISPOSAL SITESHWSTSD000.5000 REGISTERED LEAKING STORAGE TANKSLUAST400.5000 PETROLEUM BROWNFIELDS PROGRAM SITESPBF100.5000 POTENTIAL VOLUNTARY INVESTIGATION AND CLEANUPPVICP000.5000 PROGRAM SITES OPEN SOLID WASTE FACILITIESSWF000.5000 UNPERMITTED DUMP SITESUNPERMDUMPS000.5000 VOLUNTARY INVESTIGATION AND CLEANUP PROGRAM SITESVICP300.5000 SUPERFUND SITE INFORMATION LISTINGSF001.0000 SUB-TOTAL141 www.geo-search.com888-396-0042 3 of 44 Order# 55856 Job# 121112 Database Findings SummaryTarget Property Summary TRIBAL LISTING Search Radius DatabaseAcronymLocatableUnlocatable(miles) UNDERGROUND STORAGE TANKS ON TRIBAL LANDSUSTR05000.2500 LEAKING UNDERGROUND STORAGE TANKS ON TRIBAL LANDSLUSTR05000.5000 OPEN DUMP INVENTORY ON TRIBAL LANDSODINDIAN000.5000 INDIAN RESERVATIONSINDIANRES001.0000 SUB-TOTAL00 TOTAL162 www.geo-search.com888-396-0042 4 of 44 Order# 55856 Job# 121112 Locatable Database FindingsDatabase Findings SummaryTarget Property Summary FEDERAL LISTING AcronymSearchTP/AP1/8 Mile1/4 Mile1/2 Mile1 MileTotal Radius(0 - 0.02)(> TP/AP)(> 1/8)(> 1/4)(> 1/2)> 1 Mile (miles) CDL0.0200NSNSNSNSNS0 DOCKETS0.0200NSNSNSNSNS0 EC0.0200NSNSNSNSNS0 ERNSMN0.0200NSNSNSNSNS0 HMIRSR050.0200NSNSNSNSNS0 ICIS0.0200NSNSNSNSNS0 NLRRCRAC0.0200NSNSNSNSNS0 NLRRCRAG0.0200NSNSNSNSNS0 NLRRCRAT0.0200NSNSNSNSNS0 NPDESR050.0200NSNSNSNSNS0 PCSR050.0200NSNSNSNSNS0 RCRASC0.0200NSNSNSNSNS0 SFLIENS0.0200NSNSNSNSNS0 TRI0.0200NSNSNSNSNS0 TSCA0.0200NSNSNSNSNS0 RCRAGR050.12500NSNSNSNS0 HISTPST0.250000NSNSNS0 BF0.5000000NSNS0 CERCLIS0.5000001NSNS1 DNPL0.5000000NSNS0 NFRAP0.5000001NSNS1 NPL1.00000000NS0 PNPL1.00000000NS0 RCRAC1.00000000NS0 RCRASUBC1.00000000NS0 SUB-TOTAL002002 www.geo-search.com888-396-0042 5 of 44 Order# 55856 Job# 121112 Locatable Database FindingsDatabase Findings SummaryTarget Property Summary STATE (MN) LISTING AcronymSearchTP/AP1/8 Mile1/4 Mile1/2 Mile1 MileTotal Radius(0 - 0.02)(> TP/AP)(> 1/8)(> 1/4)(> 1/2)> 1 Mile (miles) CDL0.0200NSNSNSNSNS0 CSTF0.0200NSNSNSNSNS0 IC0.0200NSNSNSNSNS0 PCASPILLS0.0200NSNSNSNSNS0 TIERII0.0200NSNSNSNSNS0 HWCS0.12500NSNSNSNS0 WDP0.12504NSNSNSNS4 BULKSTORAGE0.250000NSNSNS0 UAST0.250001NSNSNS1 AGSPILLS0.5000000NSNS0 CERCLIS0.5000001NSNS1 CLF0.5000000NSNS0 CONTINGENCIES0.5000000NSNS0 HWSTSD0.5000000NSNS0 LUAST0.5000003NSNS4 PBF0.5000001NSNS1 PVICP0.5000000NSNS0 SWF0.5000000NSNS0 UNPERMDUMPS0.5000000NSNS0 VICP0.5000011NSNS3 SF1.00000000NS0 SUB-TOTAL4260014 www.geo-search.com888-396-0042 6 of 44 Order# 55856 Job# 121112 Locatable Database FindingsDatabase Findings SummaryTarget Property Summary TRIBAL LISTING AcronymSearchTP/AP1/8 Mile1/4 Mile1/2 Mile1 MileTotal Radius(0 - 0.02)(> TP/AP)(> 1/8)(> 1/4)(> 1/2)> 1 Mile (miles) USTR050.250000NSNSNS0 LUSTR050.5000000NSNS0 ODINDIAN0.5000000NSNS0 INDIANRES1.00000000NS0 SUB-TOTAL000000 TOTAL04280016 NOTES: NS = NOT SEARCHED TP/AP = TARGET PROPERTY/ADJACENT PROPERTY www.geo-search.com888-396-0042 7 of 44 Order# 55856 Job# 121112 .2 Radius Map 1 Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Click here to access Satellite view www.geo-search.com888-396-0042 8 of 44 Order# 55856 Job# 121112 .3 Radius Map 2 Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Click here to access Satellite view www.geo-search.com888-396-0042 9 of 44 Order# 55856 Job# 121112 .4 Ortho Map Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Click here to access Satellite view www.geo-search.com888-396-0042 10 of 44 Order# 55856 Job# 121112 .5 Topographic Map Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Click here to access Satellite view www.geo-search.com888-396-0042 11 of 44 Order# 55856 Job# 121112 Report Summary of Locatable SitesLocatable Database FindingsDatabase Findings SummaryTarget Property Summary MapDatabase NameSite ID#DistanceSite NameAddressCity, Zip CodePAGE ID#From Site # 1WDP1427450.04 SERUBY TUESDAY -SEE LOCATIONCOTTAGE13 COTTAGE GROVEDESCRIPTIONGROVE, 55016 2WDP1427940.05 NWSTOLTE GATEWAY7750 HARKNESSCOTTAGE14 NORTHGROVE, 55016 3WDP1290940.09 SWKOHL'S - COTTAGESEE LOCATIONCOTTAGE15 GROVEDESCRIPTIONGROVE, 55016 4WDP666161010.12 SEGOODWILL7350 80TH STREETCOTTAGE16 SOUTHGROVE, 55016 5VICPVP12300.15 SFRANCHISEPT. DOUGLASCOTTAGE17 ASSOC/AERO PRECISIONROAD & 80THGROVE, 55016 STREET 6UAST550020.19 SVALVOLINE RAPID OIL7201 80TH ST SCOTTAGE18 CHANGEGROVE, 55016 7LUAST17417LUAST0.29 SSUPERAMERICA 41837162 POINTCOTTAGE21 DOUGLAS DRGROVE, 55016 8PBF54911749PBF0.33 SWGATEWAY PONDUS 61 AND 80TH STCOTTAGE22 GROVE, 55016 9CERCLISMND9856789600.34 SAERO PRECISION7181 SOUTHEASTCOTTAGE23 POINT DOUGLASGROVE, 55016 ROAD 9NFRAPMND9856789600.34 SAERO PRECISION7181 SOUTHEASTCOTTAGE24 POINT DOUGLASGROVE, 55016 ROAD 9CERCLIS171438CERCLIS0.34 SFRANCHISE7181 SE POINTCOTTAGE25 ASSOC/AERO PRECISIONDOUGLAS ROADGROVE, 55016 10LUAST16598LUAST0.45 SWHOLIDAY STATIONSTORE8101 HADLEY AVE SCOTTAGE26 374GROVE, 55016 11VICPVP170800.5 SWG-WILL SHOPPING8118 HADLEYCOTTAGE27 CENTERAVENUE SOUTHGROVE, 55016 11LUAST15135LUAST0.5 SWHANSENS AUTO SHOP8118 HADLEY AVE SCOTTAGE28 GROVE, 55016 12VICPVP188100.51 SWCOTTAGE SQUARE MALL8180 & 8200COTTAGE29 HADLEY AVENUEGROVE, 55016 SOUTH 13LUAST16778LUAST0.51 SWFORMER GAS STATION8005 GRANGE BLVDCOTTAGE30 GROVE, 55016 www.geo-search.com888-396-0042 12 of 44 Order# 55856 Job# 121112 Report Summary of Locatable SitesWater Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Distance from Property: 0.04 mi. SE MAP ID# 1 FACILITY INFORMATION SITE ID:142745 SITE NAME:RUBY TUESDAY - COTTAGE GROVE ADDRESS:SEE LOCATION DESCRIPTION COTTAGE GROVE, MN 55016 WASHINGTON PDF URL:http://cf.pca.state.mn.us/wimn/siteInfo_print.cfm?siteid=142745 FACILITY DETAILS ID:C00012836 TYPE:CONSTRUCTION STORMWATER PERMIT WATERSHED:MISSISSIPPI RIVER - TWIN CITIES CURRENTLY ACTIVE:NO INDUSTRY CLASSIFICATION:NOT REPORTED Back to Report Summary www.geo-search.com888-396-0042 13 of 44 Order# 55856 Job# 121112 Report Summary of Locatable SitesWater Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Distance from Property: 0.05 mi. NW MAP ID# 2 FACILITY INFORMATION SITE ID:142794 SITE NAME:STOLTE GATEWAY NORTH ADDRESS:7750 HARKNESS COTTAGE GROVE, MN 55016 WASHINGTON PDF URL:http://cf.pca.state.mn.us/wimn/siteInfo_print.cfm?siteid=142794 FACILITY DETAILS ID:C00012848 TYPE:CONSTRUCTION STORMWATER PERMIT WATERSHED:MISSISSIPPI RIVER - TWIN CITIES CURRENTLY ACTIVE:NO INDUSTRY CLASSIFICATION:NOT REPORTED Back to Report Summary www.geo-search.com888-396-0042 14 of 44 Order# 55856 Job# 121112 Report Summary of Locatable SitesWater Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Distance from Property: 0.09 mi. SW MAP ID# 3 FACILITY INFORMATION SITE ID:129094 SITE NAME:KOHL'S - COTTAGE GROVE ADDRESS:SEE LOCATION DESCRIPTION COTTAGE GROVE, MN 55016 WASHINGTON PDF URL:http://cf.pca.state.mn.us/wimn/siteInfo_print.cfm?siteid=129094 FACILITY DETAILS ID:C00010648 TYPE:CONSTRUCTION STORMWATER PERMIT WATERSHED:MISSISSIPPI RIVER - TWIN CITIES CURRENTLY ACTIVE:NO INDUSTRY CLASSIFICATION:NOT REPORTED Back to Report Summary www.geo-search.com888-396-0042 15 of 44 Order# 55856 Job# 121112 Report Summary of Locatable SitesWater Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Distance from Property: 0.12 mi. SE MAP ID# 4 FACILITY INFORMATION SITE ID:66616101 SITE NAME:GOODWILL ADDRESS:7350 80TH STREET SOUTH COTTAGE GROVE, MN 55016 WASHINGTON PDF URL:http://cf.pca.state.mn.us/wimn/siteInfo_print.cfm?siteid=66616101 FACILITY DETAILS ID:C00036483 TYPE:CONSTRUCTION STORMWATER PERMIT WATERSHED:MISSISSIPPI RIVER - TWIN CITIES CURRENTLY ACTIVE:YES INDUSTRY CLASSIFICATION:NOT REPORTED Back to Report Summary www.geo-search.com888-396-0042 16 of 44 Order# 55856 Job# 121112 Voluntary Investigation and Cleanup Program Sites (VICP)Report Summary of Locatable SitesWater Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Distance from Property: 0.15 mi. S MAP ID# 5 SITE INFORMATION ID #:VP1230SITE TYPE:OTHER MFG. EPA ID #:NOT REPORTED SITE IS ACTIVE:NO NAME:FRANCHISE ASSOC/AERO PRECISION HAZARDOUS RANKING SCORE (HRS):0.00000 ADDRESS:PT. DOUGLAS ROAD & 80TH STREETSITE SIZE:1.00000 ACRES COTTAGE GROVE, MN 55016 MAJOR WATERSHED:NOT REPORTED STATE PROGRAM:VICLAST UPDATE:8/9/2001 PHYSICAL LOCATION:(See Below) NONE NOTES:(See Below) NOT REPORTED Back to Report Summary www.geo-search.com888-396-0042 17 of 44 Order# 55856 Job# 121112 Voluntary Investigation and Cleanup Program Sites (VICP)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Distance from Property: 0.19 mi. S MAP ID# 6 SITE INFORMATION ID:55002 NAME:VALVOLINE RAPID OIL CHANGE ADDRESS:7201 80TH ST S COTTAGE GROVE, MN 55016 WASHINGTON COUNTY TANK INFORMATION TANK NUMBER:1001 REGISTRATION DATE:06/28/1995 TANK CAPACITY:500 TANK STATUS:THE TANK IS ACTIVE AND BEING USED. STORED PRODUCT: MOTOR OIL ABOVE OR UNDERGROUND:ABOVEGROUND TANK & PIPE CONSTRUCTION TANK MATERIAL TYPE:THE TANK IS MADE OF METAL. TANK CORROSION PROTECTION:NOT REPORTED PIPE CORROSION PROTECTION:NOT REPORTED PIPE MATERIAL TYPE:NONE SECONDARY CONTAINMENT TANK TYPE:NOT REPORTED SECONDARY CONTAINMENT PIPE TYPE:NOT REPORTED TANK DISPENSER TYPE:NOT REPORTED PIPE SPILL CONTAINMENT:NOT REPORTED TANK RELEASE DETECTION MEASURESOVERFILL PROTECTION DAILY STICKING:NONENONE INDICATED:NONE TIGHTNESS TEST:NONEBALL FLOAT:NONE MANUAL TANK GAUGING:NONEAUTOMATIC SHUTOFF DEVICE:NONE AUTOMATIC TANK GAUGING:NONETYPE UNKNOWN:NONE SOIL VAPOR MONITORING:NONEALARM:NONE GROUNDWATER MONITORING:NONE INTERSTITIAL MONITORING:NONE RECONCILIATION (SIR) TANK LEAK DETECTION:NONE STATISTICAL INVENTORY RECONCILIATION (SIR) REPORT DATE:NONE RELEASE DETECTION OTHER:NONE PIPING RELEASE DETECTION MEASURES AUTOMATIC LINE LEAK DETECTORS:NONE ANNUAL TIGHTNESS TEST:NONE VAPOR MONITORING:NONE GROUND WATER MONITORING:NONE INTERSTITIAL MONITORING:NONE THREE-YEAR TIGHTNESS TEST:NONE EUROPEAN SUCTION:NONE OTHER RELEASE DETECTION:NONE STATISTICAL INVENTORY RECONCILIATION (SIR):NONE www.geo-search.com888-396-0042 18 of 44 Order# 55856 Job# 121112 Voluntary Investigation and Cleanup Program Sites (VICP)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary ----------------------- TANK INFORMATION TANK NUMBER:1002 REGISTRATION DATE:06/28/1995 TANK CAPACITY:500 TANK STATUS:THE TANK IS ACTIVE AND BEING USED. STORED PRODUCT: MOTOR OIL ABOVE OR UNDERGROUND:ABOVEGROUND TANK & PIPE CONSTRUCTION TANK MATERIAL TYPE:THE TANK IS MADE OF METAL. TANK CORROSION PROTECTION:NOT REPORTED PIPE CORROSION PROTECTION:NOT REPORTED PIPE MATERIAL TYPE:NONE SECONDARY CONTAINMENT TANK TYPE:NOT REPORTED SECONDARY CONTAINMENT PIPE TYPE:NOT REPORTED TANK DISPENSER TYPE:NOT REPORTED PIPE SPILL CONTAINMENT:NOT REPORTED TANK RELEASE DETECTION MEASURESOVERFILL PROTECTION DAILY STICKING:NONENONE INDICATED:NONE TIGHTNESS TEST:NONEBALL FLOAT:NONE MANUAL TANK GAUGING:NONEAUTOMATIC SHUTOFF DEVICE:NONE AUTOMATIC TANK GAUGING:NONETYPE UNKNOWN:NONE SOIL VAPOR MONITORING:NONEALARM:NONE GROUNDWATER MONITORING:NONE INTERSTITIAL MONITORING:NONE RECONCILIATION (SIR) TANK LEAK DETECTION:NONE STATISTICAL INVENTORY RECONCILIATION (SIR) REPORT DATE:NONE RELEASE DETECTION OTHER:NONE PIPING RELEASE DETECTION MEASURES AUTOMATIC LINE LEAK DETECTORS:NONE ANNUAL TIGHTNESS TEST:NONE VAPOR MONITORING:NONE GROUND WATER MONITORING:NONE INTERSTITIAL MONITORING:NONE THREE-YEAR TIGHTNESS TEST:NONE EUROPEAN SUCTION:NONE OTHER RELEASE DETECTION:NONE STATISTICAL INVENTORY RECONCILIATION (SIR):NONE ----------------------- TANK INFORMATION TANK NUMBER:1003 REGISTRATION DATE:06/28/1995 TANK CAPACITY:1000 TANK STATUS:THE TANK IS ACTIVE AND BEING USED. STORED PRODUCT: USED OR WASTE OIL www.geo-search.com888-396-0042 19 of 44 Order# 55856 Job# 121112 Voluntary Investigation and Cleanup Program Sites (VICP)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary ABOVE OR UNDERGROUND:ABOVEGROUND TANK & PIPE CONSTRUCTION TANK MATERIAL TYPE:THE TANK IS MADE OF METAL. TANK CORROSION PROTECTION:NOT REPORTED PIPE CORROSION PROTECTION:NOT REPORTED PIPE MATERIAL TYPE:NONE SECONDARY CONTAINMENT TANK TYPE:NOT REPORTED SECONDARY CONTAINMENT PIPE TYPE:NOT REPORTED TANK DISPENSER TYPE:NOT REPORTED PIPE SPILL CONTAINMENT:NOT REPORTED TANK RELEASE DETECTION MEASURESOVERFILL PROTECTION DAILY STICKING:NONENONE INDICATED:NONE TIGHTNESS TEST:NONEBALL FLOAT:NONE MANUAL TANK GAUGING:NONEAUTOMATIC SHUTOFF DEVICE:NONE AUTOMATIC TANK GAUGING:NONETYPE UNKNOWN:NONE SOIL VAPOR MONITORING:NONEALARM:NONE GROUNDWATER MONITORING:NONE INTERSTITIAL MONITORING:NONE RECONCILIATION (SIR) TANK LEAK DETECTION:NONE STATISTICAL INVENTORY RECONCILIATION (SIR) REPORT DATE:NONE RELEASE DETECTION OTHER:NONE PIPING RELEASE DETECTION MEASURES AUTOMATIC LINE LEAK DETECTORS:NONE ANNUAL TIGHTNESS TEST:NONE VAPOR MONITORING:NONE GROUND WATER MONITORING:NONE INTERSTITIAL MONITORING:NONE THREE-YEAR TIGHTNESS TEST:NONE EUROPEAN SUCTION:NONE OTHER RELEASE DETECTION:NONE STATISTICAL INVENTORY RECONCILIATION (SIR):NONE ----------------------- INTEREST TYPE:LAST UPDATE: DELETED TANK SITE03/24/2006 WEBSITE LINK: http://cf.pca.state.mn.us/programs/lust_pTanks2.cfm?site=55002&pg=TS Back to Report Summary www.geo-search.com888-396-0042 20 of 44 Order# 55856 Job# 121112 Voluntary Investigation and Cleanup Program Sites (VICP)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Distance from Property: 0.29 mi. S MAP ID# 7 SITE INFORMATION GEOSEARCH ID:17417LUAST LEAK ID:17417 NAME:SUPERAMERICA 4183 ADDRESS:7162 POINT DOUGLAS DR COTTAGE GROVE, MN 55016 RELEASE DISCOVERED:10/15/2008 RELEASE REPORT:10/15/2008 CONDITIONAL CLOSURE DATE:NOT REPORTED COMPLETE SITE CLOSURE DATE:04/03/2012 COMTAMINATED SOILS REMAINING:UNKNOWN OFFSITE COMTAMINATION:UNKNOWN PRODUCT RELEASED:DIESEL WEBSITE LINK: http://cf.pca.state.mn.us/programs/lust_pResults2.cfm?leak=17417&pg=LS GROUND WATER DRINKING WATER CONTAMINATION:NO FREE PRODUCT OBSERVED:NO FREE PRODUCT THICKNESS:NOT REPORTED GROUNDWATER CONTAMINATION:YES CLEANUP ACTIONS - NO CLEANUP ACTIONS REPORTED INTEREST TYPE:LAST UPDATE: LEAK SITE11/10/2014 Back to Report Summary www.geo-search.com888-396-0042 21 of 44 Order# 55856 Job# 121112 Voluntary Investigation and Cleanup Program Sites (VICP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Distance from Property: 0.33 mi. SW MAP ID# 8 FACILITY INFORMATION GEOSEARCH ID:54911749PBF NAME:GATEWAY POND ADDRESS:US 61 AND 80TH ST COTTAGE GROVE, MN 55016 COUNTY:WASHINGTON OWNER:COTTAGE GROVE CITY OF WATERSHED:MISSISSIPPI RIVER - TWIN CITIES LATITUDE:44.823562000 LONGITUDE:-92.929608000 COORDINATE COLLECTION METHOD:ZIP CODE CENTROID FACILITY DETAILS ID:3753 ACTIVITY NAME:GATEWAY POND ACTIVE?:NO SITE SIZE:NOT REPORTED LEAK SOURCE:NOT REPORTED Back to Report Summary www.geo-search.com888-396-0042 22 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Information System (CERCLIS) Distance from Property: 0.34 mi. S MAP ID# 9 FACILITY INFORMATION EPA ID#:MND985678960 SITE ID#:0506265 NAME:AERO PRECISION ADDRESS:7181 SOUTHEAST POINT DOUGLAS ROAD COTTAGE GROVE, MN 5016 COUNTY:WASHINGTON NATIONAL PRIORITY LISTING:N - NOT ON THE NPL FEDERAL FACILITY CLASSIFICATION:N - NOT A FEDERAL FACILITY NON-NPL STATUS:NF - NFRAP NON-NPL STATUS DATE:NOT REPORTED PHYSICAL CLASSIFICATION OF SITE / INCIDENT:NO INFORMATION AVAILABLE SITE DESCRIPTION- NO SITE DESCRIPTION INFORMATION AVAILABLE - SITE HISTORY- NO SITE HISTORY INFORMATION AVAILABLE - ACTIONS TYPE:DS - DISCOVERY START DATE: NR COMPLETION DATE: 12/11/1989 ACTION TYPE DEFINITION: THE PROCESS BY WHICH A POTENTIAL HAZARDOUS WASTE SITE IS BROUGHT TO THE ATTENTION OF THE EPA. THE PROCESS CAN OCCUR THROUGH THE USE OF SEVERAL MECHANISMS SUCH AS A PHONE CALL OR REFERRAL BY ANOTHER GOVERNMENT AGENCY. TYPE:PA - PRELIMINARY ASSESSMENT START DATE: NR COMPLETION DATE: 10/04/1990 ACTION TYPE DEFINITION: COLLECTION OF DIVERSE EXISTING INFORMATION ABOUT THE SOURCE AND NATURE OF THE SITE HAZARD. IT IS EPA POLICY TO COMPLETE THE PRELIMINARY ASSESSMENT WITHIN ONE YEAR OF SITE DISCOVERY. TYPE:VS - ARCHIVE SITE START DATE: NR COMPLETION DATE: 10/04/1990 ACTION TYPE DEFINITION: THE DECISION IS MADE THAT NO FURTHER ACTIVITY IS PLANNED AT THE SITE. CONTAMINANTS- NO CONTAMINATION INFORMATION AVAILABLE - LISTING OF PUBLISHED INSTITUTIONAL CONTROL SITE REPORT- NOT AN INSTITUTIONAL CONTROL SITE - Back to Report Summary www.geo-search.com888-396-0042 23 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Information System (CERCLIS) Distance from Property: 0.34 mi. S MAP ID# 9 FACILITY INFORMATION EPA ID#:MND985678960 SITE ID#:0506265 NAME:AERO PRECISION ADDRESS:7181 SOUTHEAST POINT DOUGLAS ROAD COTTAGE GROVE, MN 55016 COUNTY:WASHINGTON ACTIONSTART DATECOMPLETION DATERESPONSIBILITY DS - DISCOVERYNOT REPORTED12/11/1989STATE (FUND) PA - PRELIMINARY ASSESSMENTNOT REPORTED10/4/1990STATE (FUND) VS - ARCHIVE SITENOT REPORTED10/4/1990EPA IN-HOUSE ACTION DESCRIPTIONS DS - (DISCOVERY) - THE PROCESS BY WHICH A POTENTIAL HAZARDOUS WASTE SITE IS BROUGHT TO THE ATTENTION OF THE EPA. THE PROCESS CAN OCCUR THROUGH THE USE OF SEVERAL MECHANISMS SUCH AS A PHONE CALL OR REFERRAL BY ANOTHER GOVERNMENT AGENCY. PA - (PRELIMINARY ASSESSMENT) - COLLECTION OF DIVERSE EXISTING INFORMATION ABOUT THE SOURCE AND NATURE OF THE SITE HAZARD. IT IS EPA POLICY TO COMPLETE THE PRELIMINARY ASSESSMENT WITHIN ONE YEAR OF SITE DISCOVERY. VS - (ARCHIVE SITE) - THE DECISION IS MADE THAT NO FURTHER ACTIVITY IS PLANNED AT THE SITE. Back to Report Summary www.geo-search.com888-396-0042 24 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Information System (CERCLIS)Information System (CERCLIS) Distance from Property: 0.34 mi. S MAP ID# 9 FACILITY INFORMATION SITE ID:171438 SITE NAME:FRANCHISE ASSOC/AERO PRECISION ADDRESS:7181 SE POINT DOUGLAS ROAD COTTAGE GROVE, MN 55016 WASHINGTON FACILITY DETAILS ID:MND985678960 TYPE:CERCLIS SITE WATERSHED:MISSISSIPPI RIVER - TWIN CITIES ACTIVE?:NO SITE URL:http://cf.pca.state.mn.us/wimn/siteInfo_print.cfm?siteid=171438 INDUSTRY CLASSIFICATION:NOT REPORTED Back to Report Summary www.geo-search.com888-396-0042 25 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Information System (CERCLIS)Information System (CERCLIS) Distance from Property: 0.45 mi. SW MAP ID# 10 SITE INFORMATION GEOSEARCH ID:16598LUAST LEAK ID:16598 NAME:HOLIDAY STATIONSTORE 374 ADDRESS:8101 HADLEY AVE S COTTAGE GROVE, MN 55016-2655 RELEASE DISCOVERED:09/26/2006 RELEASE REPORT:09/27/2006 CONDITIONAL CLOSURE DATE:NOT REPORTED COMPLETE SITE CLOSURE DATE:11/03/2008 COMTAMINATED SOILS REMAINING:YES OFFSITE COMTAMINATION:NO PRODUCT RELEASED:USED OIL WEBSITE LINK: http://cf.pca.state.mn.us/programs/lust_pResults2.cfm?leak=16598&pg=LS GROUND WATER DRINKING WATER CONTAMINATION:NOT REPORTED FREE PRODUCT OBSERVED:NOT REPORTED FREE PRODUCT THICKNESS:NOT REPORTED GROUNDWATER CONTAMINATION:NO CLEANUP ACTIONS - NO CLEANUP ACTIONS REPORTED INTEREST TYPE:LAST UPDATE: LEAK SITE01/31/2012 Back to Report Summary www.geo-search.com888-396-0042 26 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Information System (CERCLIS)Information System (CERCLIS) Distance from Property: 0.50 mi. SW MAP ID# 11 SITE INFORMATION ID #:VP17080SITE TYPE:OTHER EPA ID #:NOT REPORTED SITE IS ACTIVE:NO NAME:G-WILL SHOPPING CENTER HAZARDOUS RANKING SCORE (HRS):0.00000 ADDRESS:8118 HADLEY AVENUE SOUTHSITE SIZE:4.12000 ACRES COTTAGE GROVE, MN 55016 MAJOR WATERSHED:MISSISSIPPI RIVER (TWIN CITIES) STATE PROGRAM:VICLAST UPDATE:8/21/2007 PHYSICAL LOCATION:(See Below) SOUTHSIDE OF HIGHWAY 61 NOTES:(See Below) LOW LEVEL PERCHLOROETHYLENE RELEASE IN GROUND WATER AT A SHOPPING STRIP MALL. LIMITED NA AND NAD ISSUED. FILE SENT TO ARCHIVES. Back to Report Summary www.geo-search.com888-396-0042 27 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Information System (CERCLIS)Information System (CERCLIS) Distance from Property: 0.50 mi. SW MAP ID# 11 SITE INFORMATION GEOSEARCH ID:15135LUAST LEAK ID:15135 NAME:HANSENS AUTO SHOP ADDRESS:8118 HADLEY AVE S COTTAGE GROVE, MN 55016-2665 RELEASE DISCOVERED:12/16/2002 RELEASE REPORT:01/24/2003 CONDITIONAL CLOSURE DATE:NOT REPORTED COMPLETE SITE CLOSURE DATE:03/06/2003 COMTAMINATED SOILS REMAINING:UNKNOWN OFFSITE COMTAMINATION:UNKNOWN PRODUCT RELEASED:WASTE OIL WEBSITE LINK: http://cf.pca.state.mn.us/programs/lust_pResults2.cfm?leak=15135&pg=LS GROUND WATER DRINKING WATER CONTAMINATION:NOT REPORTED FREE PRODUCT OBSERVED:NOT REPORTED FREE PRODUCT THICKNESS:NOT REPORTED GROUNDWATER CONTAMINATION:NO CLEANUP ACTIONS - NO CLEANUP ACTIONS REPORTED INTEREST TYPE:LAST UPDATE: LEAK SITE11/10/2014 DELETED LEAK SITE12/05/2006 Back to Report Summary www.geo-search.com888-396-0042 28 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Information System (CERCLIS)Information System (CERCLIS) Distance from Property: 0.51 mi. SW MAP ID# 12 SITE INFORMATION ID #:VP18810SITE TYPE:OTHER EPA ID #:NOT REPORTED SITE IS ACTIVE:NO NAME:COTTAGE SQUARE MALL HAZARDOUS RANKING SCORE (HRS):0.00000 ADDRESS:8180 & 8200 HADLEY AVENUE SOUTHSITE SIZE:14.00000 ACRES COTTAGE GROVE, MN 55016 MAJOR WATERSHED:MISSISSIPPI RIVER (TWIN CITIES) STATE PROGRAM:VICLAST UPDATE:2/16/2010 PHYSICAL LOCATION:(See Below) NOT REPORTED NOTES:(See Below) NOT REPORTED Back to Report Summary www.geo-search.com888-396-0042 29 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property Summary Information System (CERCLIS)Information System (CERCLIS) Distance from Property: 0.51 mi. SW MAP ID# 13 SITE INFORMATION GEOSEARCH ID:16778LUAST LEAK ID:16778 NAME:FORMER GAS STATION ADDRESS:8005 GRANGE BLVD COTTAGE GROVE, MN 55016 RELEASE DISCOVERED:04/04/2007 RELEASE REPORT:04/05/2007 CONDITIONAL CLOSURE DATE:NOT REPORTED COMPLETE SITE CLOSURE DATE:11/21/2008 COMTAMINATED SOILS REMAINING:UNKNOWN OFFSITE COMTAMINATION:UNKNOWN PRODUCT RELEASED:GASOLINE UNLEADED WEBSITE LINK: http://cf.pca.state.mn.us/programs/lust_pResults2.cfm?leak=16778&pg=LS GROUND WATER DRINKING WATER CONTAMINATION:NO FREE PRODUCT OBSERVED:NO FREE PRODUCT THICKNESS:NOT REPORTED GROUNDWATER CONTAMINATION:YES CLEANUP ACTIONS - NO CLEANUP ACTIONS REPORTED INTEREST TYPE:LAST UPDATE: LEAK SITE11/10/2014 Back to Report Summary www.geo-search.com888-396-0042 30 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Petroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) This list contains sites that could not be mapped due to limited or incomplete address information. DatabaseSite ID#Site NameAddressCity/State/Zip/County Name BF10684COTTAGE TAX FORFEITEDSOUTH WEST POINTCOTTAGE GROVE 55016 PROPERTYDOUGLAS ROADWashington WDP10893HIDDEN VALLEY 5TH & 6THN OF 80TH ST & E OFCOTTAGE GROVE 55016 ADDITIONSHARKNESS AVEWashington www.geo-search.com888-396-0042 31 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) CDL Clandestine Drug Laboratory Locations VERSION DATE: 07/02/15 The U.S. Department of Justice ("the Department") provides this information as a public service. It contains addresses of some locations where law enforcement agencies reported they found chemicals or other items that indicated the presence of either clandestine drug laboratories or dumpsites. In most cases, the source of the entries is not the Department, and the Department has not verified the entry and does not guarantee its accuracy. Members of the public must verify the accuracy of all entries by, for example, contacting local law enforcement and local health departments. The Department does not establish, implement, enforce, or certify compliance with clean-up or remediation standards for contaminated sites; the public should contact a state or local health department or environmental protection agency for that information. DOCKETS EPA Docket Data VERSION DATE: 12/22/05 The United States Environmental Protection Agency Docket data lists Civil Case Defendants, filing dates as far back as 1971, laws broken including section, violations that occurred, pollutants involved, penalties assessed and superfund awards by facility and location. Please refer to ICIS database as source of current data. EC Federal Engineering Institutional Control Sites VERSION DATE: 01/14/15 This database includes site locations where Engineering and/or Institutional Controls have been identified as part of a selected remedy for the site as defined by United States Environmental Protection Agency official remedy decision documents. A site listing does not indicate that the institutional and engineering controls are currently in place nor will be in place once the remedy is complete; it only indicates that the decision to include either of them in the remedy is documented as of the completed date of the document. Institutional controls are actions, such as legal controls, that help minimize the potential for human exposure to contamination by ensuring appropriate land or resource use. Engineering controls include caps, barriers, or other device engineering to prevent access, exposure, or continued migration of contamination. ERNSMN Emergency Response Notification System VERSION DATE: 05/10/15 This National Response Center database contains data on reported releases of oil, chemical, radiological, biological, and/or etiological discharges into the environment anywhere in the United States and its territories. The data comes from spill reports made to the U.S. Environmental Protection Agency, U.S. Coast Guard, the National Response Center and/or the U.S. Department of Transportation. HMIRSR05 Hazardous Materials Incident Reporting System VERSION DATE: 06/21/15 www.geo-search.com888-396-0042 32 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) The HMIRS database contains unintentional hazardous materials release information reported to the U.S. Department of Transportation located in EPA Region 5. Region 5 includes the following states: Illinois, Indiana, Michigan, Minnesota, Ohio, and Wisconsin. ICIS Integrated Compliance Information System (formerly DOCKETS) VERSION DATE: 10/20/14 ICIS is a case activity tracking and management system for civil, judicial, and administrative federal Environmental Protection Agency enforcement cases. ICIS contains information on federal administrative and federal judicial cases under the following environmental statutes: the Clean Air Act, the Clean Water Act, the Resource Conservation and Recovery Act, the Emergency Planning and Community Right-to-Know Act - Section 313, the Toxic Substances Control Act, the Federal Insecticide, Fungicide, and Rodenticide Act, the Comprehensive Environmental Response, Compensation, and Liability Act, the Safe Drinking Water Act, and the Marine Protection, Research, and Sanctuaries Act. NLRRCRAC No Longer Regulated RCRA Corrective Action Facilities VERSION DATE: 06/09/15 This database includes RCRA Corrective Action facilities that are no longer regulated by the United States Environmental Protection Agency or do not meet other RCRA reporting requirements. NLRRCRAG No Longer Regulated RCRA Generator Facilities VERSION DATE: 06/09/15 This database includes RCRA Generator facilities that are no longer regulated by the United States Environmental Protection Agency or do not meet other RCRA reporting requirements. This listing includes facilities that formerly generated hazardous waste. Large Quantity Generators: Generate 1,000 kg or more of hazardous waste during any calendar month; or Generate more than 1 kg of acutely hazardous waste during any calendar month; or Generate more than 100 kg of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land or water, or acutely hazardous waste during any calendar month; or Generate 1 kg or less of acutely hazardous waste during any calendar month, and accumulate more than 1kg of acutely hazardous waste at any time; or Generate 100 kg or less of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land or water, of acutely hazardous waste during any calendar month, and accumulated more than 100 kg of that material at any time. Small Quantity Generators: Generate more than 100 and less than 1000 kilograms of hazardous waste during any calendar month and accumulate less than 6000 kg of hazardous waste at any time; or Generate 100 kg or less of hazardous waste during any calendar month, and accumulate more than 1000 kg of hazardous waste at any time. Conditionally Exempt Small Quantity Generators: Generate 100 kilograms or less of hazardous waste per calendar month, and accumulate 1000 kg or less of hazardous waste at any time; or Generate one kilogram or less of acutely hazardous waste per calendar month, and accumulate at any time: 1 kg or less of acutely hazardous waste; or 100 kg or less of any residue or contaminated soil, waste or other debris resulting from the www.geo-search.com888-396-0042 33 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) cleanup of a spill, into or on any land or water, or acutely hazardous waste; or Generate 100 kg or less of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land or water, or acutely hazardous waste during any calendar month, and accumulate at any time: 1 kg or less of acutely hazardous waste; or 100 kg or less of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land or water, of acutely hazardous waste. NLRRCRAT No Longer Regulated RCRA Non-CORRACTS TSD Facilities VERSION DATE: 06/09/15 This database includes RCRA Non-Corrective Action TSD facilities that are no longer regulated by the United States Environmental Protection Agency or do not meet other RCRA reporting requirements. This listing includes facilities that formerly treated, stored or disposed of hazardous waste. NPDESR05 National Pollutant Discharge Elimination System VERSION DATE: 04/01/07 Information in this database is extracted from the Water Permit Compliance System (PCS) database which is used by United States Environmental Protection Agency to track surface water permits issued under the Clean Water Act. This database includes permitted facilities located in EPA Region 5. This region includes the following states: Illinois, Indiana, Michigan, Minnesota, Ohio, and Wisconsin. The NPDES database was collected from December 2002 until April 2007. Refer to the PCS and/or ICIS-NPDES database as source of current data. PCSR05 Permit Compliance System VERSION DATE: 08/01/12 The Permit Compliance System is used in tracking enforcement status and permit compliance of facilities controlled by the National Pollutant Discharge Elimination System (NPDES) under the Clean Water Act and is maintained by the United States Environmental Protection Agency's Office of Compliance. PCS is designed to support the NPDES program at the state, regional, and national levels. This database includes permitted facilities located in EPA Region 5. This region includes the following states: Illinois, Indiana, Michigan, Minnesota, Ohio, and Wisconsin. PCS has been modernized, and no longer exists. National Pollutant Discharge Elimination System (ICIS-NPDES) data can now be found in Integrated Compliance Information System (ICIS). RCRASC RCRA Sites with Controls VERSION DATE: 05/19/15 This list of Resource Conservation and Recovery Act sites with institutional controls in place is provided by the U.S. Environmental Protection Agency. www.geo-search.com888-396-0042 34 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) SFLIENS CERCLIS Liens VERSION DATE: 06/08/12 A Federal CERCLA ("Superfund") lien can exist by operation of law at any site or property at which United States Environmental Protection Agency has spent Superfund monies. These monies are spent to investigate and address releases and threatened releases of contamination. CERCLIS provides information as to the identity of these sites and properties. This database contains those CERCLIS sites where the Lien on Property action is complete. TRI Toxics Release Inventory VERSION DATE: 12/31/13 The Toxics Release Inventory, provided by the United States Environmental Protection Agency, includes data on toxic chemical releases and waste management activities from certain industries as well as federal and tribal facilities. This inventory contains information about the types and amounts of toxic chemicals that are released each year to the air, water, and land as well as information on the quantities of toxic chemicals sent to other facilities for further waste management. TSCA Toxic Substance Control Act Inventory VERSION DATE: 12/31/06 The Toxic Substances Control Act (TSCA) was enacted in 1976 to ensure that chemicals manufactured, imported, processed, or distributed in commerce, or used or disposed of in the United States do not pose any unreasonable risks to human health or the environment. TSCA section 8(b) provides the United States Environmental Protection Agency authority to "compile, keep current, and publish a list of each chemical substance that is manufactured or processed in the United States." This TSCA Chemical Substance Inventory contains non-confidential information on the production amount of toxic chemicals from each manufacturer and importer site. RCRAGR05 Resource Conservation & Recovery Act - Generator Facilities VERSION DATE: 06/09/15 This database includes sites listed as generators of hazardous waste (large, small, and exempt) in the RCRAInfo system. The United States Environmental Protection Agency defines RCRAInfo as the comprehensive information system which provides access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. RCRAInfo replaces the data recording and reporting abilities of the Resource Conservation and Recovery Information System (RCRIS) and the Biennial Reporting System (BRS). This database includes sites located in EPA Region 5. This region includes the following states: Illinois, Indiana, Michigan, Minnesota, Ohio, and Wisconsin. Large Quantity Generators: Generate 1,000 kg or more of hazardous waste during any calendar month; or Generate more than 1 kg of acutely hazardous waste during any calendar month; or Generate more than 100 kg of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land www.geo-search.com888-396-0042 35 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) or water, or acutely hazardous waste during any calendar month; or Generate 1 kg or less of acutely hazardous waste during any calendar month, and accumulate more than 1kg of acutely hazardous waste at any time; or Generate 100 kg or less of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land or water, of acutely hazardous waste during any calendar month, and accumulated more than 100 kg of that material at any time. Small Quantity Generators: Generate more than 100 and less than 1000 kilograms of hazardous waste during any calendar month and accumulate less than 6000 kg of hazardous waste at any time; or Generate 100 kg or less of hazardous waste during any calendar month, and accumulate more than 1000 kg of hazardous waste at any time. Conditionally Exempt Small Quantity Generators: Generate 100 kilograms or less of hazardous waste per calendar month, and accumulate 1000 kg or less of hazardous waste at any time; or Generate one kilogram or less of acutely hazardous waste per calendar month, and accumulate at any time: 1 kg or less of acutely hazardous waste; or 100 kg or less of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land or water, or acutely hazardous waste; or Generate 100 kg or less of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land or water, or acutely hazardous waste during any calendar month, and accumulate at any time: 1 kg or less of acutely hazardous waste; or 100 kg or less of any residue or contaminated soil, waste or other debris resulting from the cleanup of a spill, into or on any land or water, of acutely hazardous waste. HISTPST Historical Gas Stations VERSION DATE: NR This historic directory of service stations is provided by the Cities Service Company. The directory includes Cities Service filling stations that were located throughout the United States in 1930. BF Brownfields Management System VERSION DATE: 07/13/15 Brownfields are real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. Cleaning up and reinvesting in these properties takes development pressures off of undeveloped, open land, and both improves and protects the environment. The United States Environmental Protection Agency maintains this database to track activities in the various brown field grant programs including grantee assessment, site cleanup and site redevelopment. This database included tribal brownfield sites. CERCLIS Comprehensive Environmental Response, Compensation & Liability Information System VERSION DATE: 10/25/13 CERCLIS is the repository for site and non-site specific Superfund information in support of the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA). This United States Environmental Protection Agency database contains an extract of sites that have been investigated or are in the process of being investigated for potential environmental risk. In 2014, the Superfund Program implemented a new information system, the Superfund Enterprise Management System (SEMS). Efforts to migrate data to SEMS www.geo-search.com888-396-0042 36 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) and to enhance data quality control are now in the final stages. The Program will continue to rely on the final CERCLIS data set (dated November 12, 2013, which reflects official end of Fiscal Year 2013 Program progress) for public reporting until a complete and accurate SEMS data set is available. DNPL Delisted National Priorities List VERSION DATE: 07/22/15 This database includes sites from the United States Environmental Protection Agency’s Final National Priorities List (NPL) where remedies have proven to be satisfactory or sites where the original analyses were inaccurate, and the site is no longer appropriate for inclusion on the NPL, and final publication in the Federal Register has occurred. NFRAP No Further Remedial Action Planned Sites VERSION DATE: 10/25/13 This database includes sites which have been determined by the United States Environmental Protection Agency, following preliminary assessment, to no longer pose a significant risk or require further activity under CERCLA. After initial investigation, no contamination was found, contamination was quickly removed or contamination was not serious enough to require Federal Superfund action or NPL consideration. NPL National Priorities List VERSION DATE: 07/22/15 This database includes United States Environmental Protection Agency (EPA) National Priorities List sites that fall under the EPA's Superfund program, established to fund the cleanup of the most serious uncontrolled or abandoned hazardous waste sites identified for possible long-term remedial action. PNPL Proposed National Priorities List VERSION DATE: 07/22/15 This database contains sites proposed to be included on the National Priorities List (NPL) in the Federal Register. The United States Environmental Protection Agency investigates these sites to determine if they may present long-term threats to public health or the environment. RCRAC Resource Conservation & Recovery Act - Corrective Action Facilities VERSION DATE: 06/09/15 This database includes all hazardous waste sites with ongoing corrective action activity and where corrective action is statutorily required to be address but have not had corrective action imposed in the RCRAInfo system. The Corrective Action Program requires owners or operators of RCRA facilities (or treatment, storage, and disposal facilities) to investigate and cleanup contamination in order to protect human health and the environment. The United States Environmental Protection Agency defines RCRAInfo as the comprehensive www.geo-search.com888-396-0042 37 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) information system which provides access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. RCRAInfo replaces the data recording and reporting abilities of the Resource Conservation and Recovery Information System (RCRIS) and the Biennial Reporting System (BRS). RCRASUBC Resource Conservation & Recovery Act - Subject to Corrective Action Facilities VERSION DATE: 06/09/15 This database includes hazardous waste sites which are potentially subject to corrective action regardless of whether they have correction action underway, plus any sites showing a corrective action event of RFI or beyond in the RCRAInfo system. Sites conducting corrective action under analogous state authorities are also included. The United States Environmental Protection Agency defines RCRAInfo as the comprehensive information system which provides access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. RCRAInfo replaces the data recording and reporting abilities of the Resource Conservation and Recovery Information System (RCRIS) and the Biennial Reporting System (BRS). www.geo-search.com888-396-0042 38 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - STATE (MN)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) CDL Clandestine Drug Laboratory Locations VERSION DATE: 07/21/15 This listing of clandestine methamphetamine laboratories is provided by the Minnesota Department of Health. Each meth lab, spill or dump is a potential hazardous waste site, requiring assessment and remediation by experienced and qualified personnel. Former meth lab sites are being cleaned (or remediated) in many Minnesota communities. In these communities, the cleanups are being guided by city and county ordinances, local housing laws, and Minnesota Statute 145A, the Public Health Nuisance Statute. CSTF Contaminated Soil Treatment Facilities VERSION DATE: 07/15/15 Contaminated soil treatment facilities are places that the Minnesota Pollution Control Agency (MPCA) has approved or permitted to take petroleum-contaminated soils from leak sites and provide treatment through a number of different processes. The processes include thermal treatment (usually by roasting soils at high temperatures), composting, or thin-spreading soils and allowing natural microorganisms to biodegrade the petroleum. IC Sites with Institutional Controls VERSION DATE: 05/13/15 Institutional controls are defined by Minnesota Statute, Section 115B.02, subdivision 9a, as legally enforceable restrictions, conditions, or controls on the use of real property, ground water, or surface water located at or adjacent to a facility where response actions are taken that are reasonably required to assure that the response actions are protective of public health or welfare or the environment. Institutional controls include restrictions, conditions, or controls enforceable by contract, easement, restrictive covenant, statute, ordinance, or rule, including official controls such as zoning, building codes, and official maps. An affidavit required under section 115B.16, subdivision 2, or similar notice of a release recorded with real property records is also an institutional control. PCASPILLS Spills Listing VERSION DATE: 07/01/15 The Minnesota Pollution Control Agency's Emergency Response Team maintains this listing of reported petroleum product, hazardous substance, and/or other spills. TIERII Tier Two Facility Listing VERSION DATE: 04/07/15 The Minnesota Department of Public Safety’s Emergency Planning and Community Right-to-Know Act Program (EPCRA) maintains this listing of Tier Two facilities which store hazardous chemicals on-site. These facilities subject to EPCRA reporting submit Tier II forms which provide information such as the Material Safety Data www.geo-search.com888-396-0042 39 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - STATE (MN)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) Sheet (MSDS) chemical or common name, emergency contact information, approximate amount of chemical stored, along with the location of the chemical at the facility. HWCS Hazardous Waste Cleanup Sites VERSION DATE: 05/13/15 Soil and or groundwater cleanup under RCRA Corrective Action is conducted by the Site Remediation Division of the Minnesota Pollution Control Agency. The Hazardous Waste Treatment, Storage, or Disposal Facilities enter the RCRA corrective action program through the permitting process. Interim Status Facilities enter the RCRA Correction Action Program through a negotiated process initiated by the MPCA (these facilities at one time applied for a RCRA treatment, storage and or disposal permit, but did not complete the permitting process). Hazardous Waste Generators usually enter the RCRA remediation program through evidence of suspected releases to soil and or ground water from improper management of hazardous wastes or hazardous constituents uncovered during hazardous waste inspections conducted by state, county or city inspectors. WDP Water Discharge Permits VERSION DATE: 07/15/15 This Minnesota Pollution Control Agency (MPCA) database includes the following types of water permits: Construction Stormwater Permits, Construction Stormwater Site Subdivisions, Industrial Stormwater Permits, MS4 Projects, and Wastewater Dischargers. A construction stormwater permit is designed to limit pollution during and after construction by controlling the erosion associated with construction activities. A construction stormwater site subdivision is a site where a construction project with an existing stormwater permit has been sub-divided into smaller parcels. Industrial stormwater permits are designed to limit the amount of harmful contaminants that reach surface water and groundwater, by requiring good practices for storing and handling materials. A Municipal Separate Storm Sewer System (MS4) is a system of conveyances - such as gutters, ditches, city streets and storm drains - which is used as a path for stormwater. Regulated MS4s cover large areas, and are owned or operated by a public entity such as a city, county, township, watershed district or university. A wastewater discharger is a facility that generates or treats wastewater for discharge onto land or into water. BULKSTORAGE Bulk Storage Permits VERSION DATE: 07/23/15 The Minnesota Department of Agriculture's Licensing Information System (LIS) lists individuals or companies who hold licenses, certificates and/or permits required by state law and regulated by the Department. This database only contains those LIS licenses related to anhydrous ammonia storage facilities and bulk pesticide/ fertilizer storage facilities. Please note the data is real time and therefore constantly changing. UAST Registered Storage Tanks VERSION DATE: 07/01/15 The Registered Storage Tanks Database provides information on aboveground and underground storage tanks www.geo-search.com888-396-0042 40 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - STATE (MN)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) registered with the Minnesota Pollution Control Agency. Owners of USTs and ASTs with a capacity of 500 gallons or more which contain petroleum or hazardous substances must notify the MPCA of the existence of these tanks. Tanks not subject to notification include farm and residential motor fuel tanks less than 1,100 gallons; heating oil tanks less than 1,100 gallons; flow-through process tanks; septic tanks; and agricultural chemical tanks. AGSPILLS Agricultural Spills Listing VERSION DATE: 04/24/15 This list of reported spill incidents is provided by the Minnesota Department of Agriculture (MDA). The MDA is the lead agency for response to, and cleanup of, agricultural chemical contamination (pesticides and fertilizers) in Minnesota. The MDA has grouped these spills into three categories: Old Emergencies, Small Spills and Investigations, and Investigations Boundaries. Old Emergencies represent emergencies which were closed prior to March 1, 2004. These files and the locations plotted have not been reviewed for accuracy and completeness. Smalls Spills and Investigations represent the location of small spills and investigations, which were closed after March 1, 2004. Investigation Boundaries represent the approximate extent of large spills and other types of facility investigations. Facility Investigations are further subdivided into the following program areas: Awaiting Prioritization Investigation files of known or potential agricultural chemical contamination that are waiting to be prioritized; Prioritized Investigation files of known or potential agricultural chemical contamination that have been prioritized and are awaiting activation; Comprehensive Facility Investigation / MERLA Investigation files of known or potential agricultural chemical contamination that have been activated in MDA's Comprehensive Facility Investigation Program or are active Superfund sites under MDA's oversite; AgVIC Investigation files of known or potential agricultural chemical contamination that have enrolled in the MDA's Agricultural Voluntary Investigation and Cleanup (AgVIC) Program; and Agricultural Chemical Emergency Response Investigation files that were reported as emergency spills of agricultural chemicals and are large enough in size to be represented by a polygon. CERCLIS CERCLIS Sites VERSION DATE: 07/15/15 CERCLIS sites are places that are listed in the federal Comprehensive Environmental Response, Compensation and Liability Information System. This means that they are or were suspected of being contaminated. The CERCLIS database contains information on preliminary assessments, site inspections, and cleanup activities for these sites. After CERCLIS sites are investigated, they may be elevated to state or federal Superfund lists, or it may be determined that no action is necessary. This database is provided by the Minnesota Pollution Control Agency. CLF Closed Landfills VERSION DATE: 07/15/15 The Minnesota Pollution Control Agency Closed Landfill Program (CLP) is a voluntary program established by the legislature in 1994 to properly close, monitor, and maintain Minnesota's closed municipal sanitary landfills. Any MPCA-permitted mixed-municipal solid waste landfill that stopped accepting mixed municipal solid waste www.geo-search.com888-396-0042 41 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - STATE (MN)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) (MMSW) by April 9, 1994, and demolition debris before May 1, 1995, can qualify for application to this program. CONTINGENCIES Agricultural Contingency Sites VERSION DATE: 04/24/15 The Minnesota Department of Agriculture (MDA) Incident Response Unit (IRU) is the state lead agency for the investigation and remediation of incidents involving agricultural chemicals (pesticides and fertilizer). This MDA IRU database includes sites with a soil or ground water contingency, deed restriction, local ordinance, restrictive covenant or deed affidavit in place. The accuracy of these sites can be variable. In most cases, the site boundaries should be considered as only representing the vicinity of the soil or ground water contingency area or plume. HWSTSD Hazardous Waste Treatment Storage Disposal Sites VERSION DATE: 12/22/14 A hazardous waste Treatment Storage and /or Disposal facility (TSD) is any business designed to treat, store and / or dispose of hazardous waste. These facilities typically collect hazardous wastes for other businesses and treat it or dispose of it properly. TSD facilities must have valid operating permits issued by the Minnesota Pollution Control Agency (MPCA). This means that they are required to develop detailed plans to train and protect their workers and the environment. This database contains active and inactive TSD facilities. LUAST Registered Leaking Storage Tanks VERSION DATE: 07/01/15 The Minnesota Pollution Control Agency maintains this listing of leaking aboveground and underground storage tanks. Tank owners are required to immediately report a leak or spill of more than five gallons of petroleum, or any amount of a hazardous substance, from any tank or piping. All leaks and spills from USTs and ASTs and associated piping must be cleaned up to protect the environment and public health. PBF Petroleum Brownfields Program Sites VERSION DATE: 07/15/15 This listing of Petroleum Brownfield sites, including those with Development Response Action Plans dated between 2008 and 2012, is provided by the Minnesota Pollution Control Agency (MPCA). The Petroleum Brownfields Program (formerly VPIC) provides the technical assistance and liability assurance needed to facilitate and expedite the development, transfer, investigation and/or cleanup of property that is contaminated with petroleum. Even after cleanup or MPCA file closure most properties will have contamination remaining. State law requires that persons properly manage contaminated soil and water they uncover or disturb - even if they are not the party responsible for the contamination. Property owners, purchasers or developers of property where contaminated soil or water might be encountered may include provisions - called "response actions" - in development plans describing how petroleum contaminated soil and water will be managed if encountered. For some properties, special construction might be needed to prevent the further spreading of the contamination and/or to prevent petroleum vapors from entering buildings or utility access shafts. www.geo-search.com888-396-0042 42 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - STATE (MN)Environmental Records Definitions - FEDERALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) PVICP Potential Voluntary Investigation and Cleanup Program Sites VERSION DATE: 05/13/15 This listing of Potential Voluntary Investigation and Cleanup Program sites is provided by the Minnesota Pollution Control Agency. These potential sites have not yet entered into the VIC Program until an application has been received at the MPCA. SWF Open Solid Waste Facilities VERSION DATE: 07/15/15 Open landfills are regulated by Minnesota Rules 7001 and 7035. They actively accept, under the terms and conditions of a Minnesota Pollution Control Agency permit, certain types of wastes for disposal. They are part of a larger and integrated collection of open solid waste management facilities that process, transfer and receive waste for disposal in Minnesota. Open landfills fall into several categories, which include: demolition, industrial, mixed municipal and municipal waste combustor ash. UNPERMDUMPS Unpermitted Dump Sites VERSION DATE: 07/15/15 Unpermitted dump sites are landfills that never held a valid permit from the Minnesota Pollution Control Agency (MPCA). Generally, these dumps existed prior to the permitting program established with the creation of the MPCA in 1967. These dumps are not restricted to any type of waste, but were often old farm or municipal disposal sites that accepted household waste. State assessment staff have investigated many of these dump sites. VICP Voluntary Investigation and Cleanup Program Sites VERSION DATE: 05/13/15 The Voluntary Investigation and Cleanup (VIC) Program site listing is provided by the Minnesota Pollution Control Agency. This program encourages timely property transactions by reducing potential health or environmental risks from contamination and promoting the redevelopment of these properties. SF Superfund Site Information Listing VERSION DATE: 05/13/15 The Minnesota Pollution Control Agency's Superfund Program identifies, investigates and determines appropriate cleanup plans for abandoned or uncontrolled hazardous waste sites where a release or potential release of a hazardous substance poses a risk to human health or the environment. Superfund does not deal with Resource Conservation and Recovery Act (RCRA) sites or petroleum storage tank releases. www.geo-search.com888-396-0042 43 of 44 Order# 55856 Job# 121112 Comprehensive Environmental Response, Compensation & LiabilityComprehensive Environmental Response, Compensation & Liability Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)Voluntary Investigation and Cleanup Program Sites (VICP)No Further Remedial Action Planned Sites (NFRAP)Environmental Records Definitions - STATE (MN)Environmental Records Definitions - FEDERALEnvironmental Records Definitions - TRIBALPetroleum Brownfields Program Sites (PBF)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Registered Leaking Storage Tanks (LUAST)Report Summary of Locatable SitesRegistered Storage Tanks (UAST)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Water Discharge Permits (WDP)Locatable Database FindingsDatabase Findings SummaryTarget Property SummaryUnlocatable Summary Information System (CERCLIS)Information System (CERCLIS) USTR05 Underground Storage Tanks On Tribal Lands VERSION DATE: 04/01/15 This database, provided by the United States Environmental Protection Agency (EPA), contains underground storage tanks on Tribal lands located in EPA Region 5. Region 5 includes the following states: Illinois, Indiana, Michigan, Minnesota, Ohio, and Wisconsin. LUSTR05 Leaking Underground Storage Tanks On Tribal Lands VERSION DATE: 04/01/15 This database, provided by the United States Environmental Protection Agency (EPA), contains leaking underground storage tanks on Tribal lands located in EPA Region 5. Region 5 includes the following states: Illinois, Indiana, Michigan, Minnesota, Ohio, and Wisconsin. ODINDIAN Open Dump Inventory on Tribal Lands VERSION DATE: 11/08/06 This Indian Health Service database contains information about facilities and sites on tribal lands where solid waste is disposed of, which are not sanitary landfills or hazardous waste disposal facilities, and which meet the criteria promulgated under section 4004 of the Solid Waste Disposal Act (42 U.S.C. 6944). INDIANRES Indian Reservations VERSION DATE: 01/01/00 The Department of Interior and Bureau of Indian Affairs maintains this database that includes American Indian Reservations, off-reservation trust lands, public domain allotments, Alaska Native Regional Corporations and Recognized State Reservations. www.geo-search.com888-396-0042 44 of 44 Order# 55856 Job# 121112 Appendix E Historical Topographic Maps ApproximateSiteLocation 2013 Site information: 01 Distance in Miles Vacant Lot Northeast of Hardwood Avenue S and Harkn 1: 24,000 (1"=2,000')NAD 1983 UTM Zone 15N Cottage Grove, MN Braun project #B1508406 Unified maps show subdued modern topo features where HIG #1521066 completed: 09/11/2015 corresponding maps of the same year were not published. Aerial Photo Topo Updates Zone | Topographic Map Name | Publisher | Map Size |Base Map |Photo Year|Inspected| Revised All Saint Paul Park, MN USGS 7½' x 7½' 2013 -- -- -- ApproximateSiteLocation 1993 Site information: 01 Distance in Miles Vacant Lot Northeast of Hardwood Avenue S and Harkn 1: 24,000 (1"=2,000')NAD 1983 UTM Zone 15N Cottage Grove, MN Braun project #B1508406 Unified maps show subdued modern topo features where HIG #1521066 completed: 09/11/2015 corresponding maps of the same year were not published. Aerial Photo Topo Updates Zone | Topographic Map Name | Publisher | Map Size |Base Map |Photo Year|Inspected| Revised All St Paul Park, MN USGS 7½' x 7½' 1967 1991 -- 1993 ApproximateSiteLocation 1980 Site information: 01 Distance in Miles Vacant Lot Northeast of Hardwood Avenue S and Harkn 1: 24,000 (1"=2,000')NAD 1983 UTM Zone 15N Cottage Grove, MN Braun project #B1508406 Unified maps show subdued modern topo features where HIG #1521066 completed: 09/11/2015 corresponding maps of the same year were not published. Aerial Photo Topo Updates Zone | Topographic Map Name | Publisher | Map Size |Base Map |Photo Year|Inspected| Revised All St. Paul Park, MN USGS 7½' x 7½' 1967 1977 -- 1980 ApproximateSiteLocation 1972 Site information: 01 Distance in Miles Vacant Lot Northeast of Hardwood Avenue S and Harkn 1: 24,000 (1"=2,000')NAD 1983 UTM Zone 15N Cottage Grove, MN Braun project #B1508406 Unified maps show subdued modern topo features where HIG #1521066 completed: 09/11/2015 corresponding maps of the same year were not published. Aerial Photo Topo Updates Zone | Topographic Map Name | Publisher | Map Size |Base Map |Photo Year|Inspected| Revised All St Paul Park, MN USGS 7½' x 7½' 1967 1972 -- 1972 ApproximateSiteLocation 1967 Site information: 01 Distance in Miles Vacant Lot Northeast of Hardwood Avenue S and Harkn 1: 24,000 (1"=2,000')NAD 1983 UTM Zone 15N Cottage Grove, MN Braun project #B1508406 Unified maps show subdued modern topo features where HIG #1521066 completed: 09/11/2015 corresponding maps of the same year were not published. Aerial Photo Topo Updates Zone | Topographic Map Name | Publisher | Map Size |Base Map |Photo Year|Inspected| Revised All St Paul Park, MN USGS 7½' x 7½' 1967 1947 -- -- ApproximateSiteLocation 1951 Site information: 01 Distance in Miles Vacant Lot Northeast of Hardwood Avenue S and Harkn 1: 24,000 (1"=2,000')NAD 1983 UTM Zone 15N Cottage Grove, MN Braun project #B1508406 Unified maps show subdued modern topo features where HIG #1521066 completed: 09/11/2015 corresponding maps of the same year were not published. Aerial Photo Topo Updates Zone | Topographic Map Name | Publisher | Map Size |Base Map |Photo Year|Inspected| Revised All St Paul Park, MN USGS 7½' x 7½' 1951 1947 -- -- ApproximateSiteLocation 1950 Site information: 01 Distance in Miles Vacant Lot Northeast of Hardwood Avenue S and Harkn 1: 24,000 (1"=2,000')NAD 1983 UTM Zone 15N Cottage Grove, MN Braun project #B1508406 Unified maps show subdued modern topo features where HIG #1521066 completed: 09/11/2015 corresponding maps of the same year were not published. Aerial Photo Topo Updates Zone | Topographic Map Name | Publisher | Map Size |Base Map |Photo Year|Inspected| Revised All St Paul Park, MN USGS 7½' x 7½' 1950 1947 -- -- Appendix F Aerial Photographs W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1936 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1947 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1953 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1957 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1966 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1970 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1980 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1984 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1991 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 1997 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 2000 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 2003 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 2008 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 W:\\DRAFTS\\B\\2015\\08406\\GIS\\B1508406_Historical.mxd LEGEND APPROXIMATE SITE BOUNDARY DATA SOURCE: AERIAL PHOTOGRAPH FROM HISTORICAL INFORMATION GATHERERS, INC. 0200400 Feet Project No: B1508406 HISTORICAL AERIAL PHOTOGRAPH - 2013 Drawing No. VACANT LOT B1508406_Historical NORTHEAST OF HARDWOOD AVENUE SOUTH AND HARKNESS AVENUE SOUTH Scale: 1 in = 400 ft Drawn By:FER COTTAGE GROVE, MINNESOTA 11001 Hampshire Avenue So. Date Drawn: 9/15/15 Minneapolis, MN 55438 Checked By:JPM PH. (952) 995-2000 Last Modified:9/15/15FAX (952) 995-2020 Appendix G Site Photographs Photograph #1 1.67 Acre Parcel B1508406 Date: August 16, 2015 Direction: Northwest Subject: Site Layout Photograph #2 1.67 Acre Parcel B1508406 Date: August 16, 2015 Direction: Southwest Subject: Site Layout Photograph #3 1.67 Acre Parcel B1508406 Date: August 16, 2015 Direction: South Subject: Site Layout, Adjoining Property Photograph #4 1.67 Acre Parcel B1508406 Date: August 16, 2015 Direction: Northwest Subject: Wood-chipped Area Photograph #5 1.67 Acre Parcel B1508406 Date: August 16, 2015 Direction: Southwest Subject: Vegetated Ground Surface Photograph #6 1.67 Acre Parcel B1508406 Date: August 16, 2015 Direction: East Subject: Site Layout, Adjoining Park Photograph #7 1.67 Acre Parcel B1508406 Date: August 16, 2015 Direction: East Subject: Small Berm, Area of Depression Photograph #8 1.67 Acre Parcel B1508406 Date: August 16, 2015 Direction: North Subject: Site Layout, Adjoining Property Appendix H References Minnesota Department of Agriculture What's In My Neighborhood, n.d., http://www.mda.state.mn.us/chemicals/spills/incidentresponse/disclaimer.aspx (September 10, 2015). ASTM Standard E1527- 2013. DOI: 10.1520/E1527-13, www.astm.org. Environmental Protection Agency 40 CFR Part 312 Standards and Practices for All Appropriate Inquiries, Final Rule, Vol. 70, No. 210, Tuesday, November 1, 2005, Rules and Regulations. Geologic Atlas - Washington County, Minnesota, County Atlas Series, Atlas C-5, Plate 5, Scale 1:250,000, Swanson, L.; and Meyer, G. N., eds., University of Minnesota - Minnesota Geological Survey, 1990. Geologic Atlas - Washington County, Minnesota, County Atlas Series, Atlas C-5, Plate 3, Scale 1:100,000, Swanson, L.; and Meyer, G. N., eds., University of Minnesota - Minnesota Geological Survey, 1990. Minnesota County Well Index, n.d., http://www.health.state.mn.us/divs/eh/cwi/ , (September 10, 2015). Minnesota Pollution Control Agency Aboveground/Underground Storage Tank Site Search, n.d., http://www.pca.state.mn.us/index.php/waste/waste-and-cleanup/waste- management/tank-compliance-and-assistance/minnesota-aboveground/underground- storage-tank-site-search-data.html (September 10, 2015). Minnesota Pollution Control Agency's What's In My Neighborhood, n.d., http://pca- gis02.pca.state.mn.us/wimn2/index.html (September 10, 2015). Minnesota Pollution Control Agency Voluntary Investigation and Cleanup (VIC) Program Site Search, n.d., http://www.pca.state.mn.us/index.php/waste/waste-and- cleanup/cleanup/brownfields/vic-site-search.html (September 10, 2015). Geologic Atlas - Washington County, Minnesota, County Atlas Series, Atlas C-5, Plate 2, Scale 1:100,000, Swanson, L.; and Meyer, G. N., eds., University of Minnesota - Minnesota Geological Survey, 1990. Geologic Atlas - Washington County, Minnesota, County Atlas Series, Atlas C-5, Plate 4, Scale 1:100,000, Swanson, L.; and Meyer, G. N., eds., University of Minnesota - Minnesota Geological Survey, 1990. n.d., http://host.appgeo.com/washingtoncomn/Map.aspx (September 9, 2015). Appendix I Resumes JUSTIN P. MICHAEL Environmental Technician Mr. Michael has more than two years of experience with environmental EDUCATION investigations and is responsible for conducting Phase I Environmental Site B.S., Geology, Minor: Chemistry, Assessments (ESA) and field operations for environmental investigations requiring University of Minnesota field activities. Justin has been involved with projects related to remedial investigations, petroleum release sites, and hazardous waste sites. His duties PROFESSIONAL REGISTRATIONS include conducting field activities, site reconnaissance, historical research, and data Geologist-in-Training collection. No. 146625 CERTIFICATIONS PROJECT EXPERIENCE Minnesota Department of Health project experience is highlighted by the following projects: Accredited Asbestos Inspector St. Croix Bridge Project, Stillwater, MN A cooperative project between the No. AI12434 Minnesota Department of Transportation (MnDOT) and the Wisconsin 40-Hour HAZWOPER Certification and annual Department of Transportation (WisDOT) to construct a bridge spanning the St. refresher training Croix River for Minnesota State Highway 36 and Wisconsin State Highway 64. Justin was involved in the environmental oversight and remediation of 10-Hour OSHA Construction Outreach Training identified impacted areas within the MnDOT project limits as part of the OSHA 29 CFR 1910.132 Braun Intertec environmental consulting team. (July 2013-October 2014) Personal Protective Equipment Training New Horizon Academy, Minneapolis, MN A Brownfields redevelopment in which the client was planning to convert a historical gas station property into a OSHA 29 CFR 1910.134 Respiratory Protection Training childrJustin assisted in the field supervision and coordination of remedial activities throughout the installation of the vapor Fall Protection Training mitigation systems. Justin has worked on more than a dozen Phase I ESAs. Projects included: Confined Space Entry Training Automotive maintenance repair facilities o PROFESSIONAL AFFILIATIONS Private residential homes o AIPG Young Professional Member Farmstead and agricultural properties o YP-0155 Commercial and light-industrial offices and warehouses o FIELD EXPERIENCE Well monitoring and sampling Leaking underground storage tank excavation supervision Conducting field investigations for soil/vapor/groundwater/asbestos contamination and sampling Screened excavation sites for soil and groundwater contamination and/or asbestos containing materials Industrial federal, state and local regulation compliance Managing environmental concerns on construction sites Moisture content surveys of building materials Building material surveys for suspect asbestos containing materials Air monitoring surveys Dredge sediment assessments EXHIBIT E Conceptual Shared Access Drive Illustration Conceptual Shared Access Drive Illustration EXHIBIT F As-Built Utility Plan EXHIBIT G Gateway North ALTA Survey DESCRIPTION The following was provided in Old Republic National Title Insurance Company, Issued by its Agent, DCA Title, File No. 15-090085 RC, Commitment Date: September 4, 2015, at 7:30 a.m., Schedule A. That part of Lot 2, Block 3, GATEWAY NORTH FIRST ADDITION, Washington County, Minnesota, which lies northerly of the following described line: Commencing at the southeast corner of said Lot 2; thence North 26 degrees 14 minutes 31 seconds West, assumed bearing, along the easterly line of said Lot 2, a distance of 290.00 feet to an angle point in said easterly line; thence North 10 degrees 04 minutes 21 seconds West along said easterly line, 100.61 feet to the point of beginning; thence South 89 degrees 58 minutes 43 seconds West, 250.48 feet to the westerly line of said Lot 2, and there terminating. NOTES CORRESPONDING TO SCHEDULE B EXCEPTIONS The following were provided in Old Republic National Title Insurance Company, Issued by its Agent, DCA Title, File No. 15-090085 RC, Commitment Date: September 4, 2015, at 7:30 a.m., Schedule B - Section II Exceptions. The items referenced correspond to the items defined in the Title Commitment's Schedule B - Section II Exceptions, and are referenced on survey drawing by item number. Items C, 1 and 6-10, Schedule B - Section II Exceptions are not addressed on this survey (non-survey related). Item A: Facts which would be disclosed by a comprehensive survey of the premises described herein. - ANY FACTS PROVIDED IN THE ABOVE MENTIONED TITLE INSURANCE COMMITMENT ARE SHOWN ON THIS SURVEY MAP. Item B: Rights and claims of parties in possession. - ANY RIGHTS AND CLAIMS PROVIDED IN THE ABOVE MENTIONED TITLE INSURANCE COMMITMENT ARE SHOWN ON THIS SURVEY MAP. Item D: Any change in title occurring subsequent to the effective date of this Commitment and prior to the date of issuance of the Title Policy. - ANY CHANGES OCCURRING SUBSEQUENT TO THE EFFECTIVE DATE OF THIS COMMITMENT ARE NOT SHOWN ON THIS SURVEY MAP. Item E: Easements, or claims of easements, not shown by the public records. - ONLY THOSE EASEMENTS OR CLAIMS OF EASEMENTS PROVIDED IN THE ABOVE MENTIONED TITLE INSURANCE COMMITMENT ARE SHOWN ON THIS SURVEY MAP. Item 2: Utility Easement recorded as Document No. 305615. -SAID EASEMENT IS GRAPHICALLY SHOWN ON THIS SURVEY MAP. Item 3: Telecommunication Easement recorded as Document No. 1023851. -SAID EASEMENT IS GRAPHICALLY SHOWN ON THIS SURVEY MAP. Item 4: Roadway Easement recorded as Document No. 1023852. -SAID EASEMENT IS NOT GRAPHICALLY SHOWN ON THIS SURVEY MAP BECAUSE IT IS NOT WITHIN THE SUBJECT PROPERTY. Item 5: Order and Decree of Registration recorded as Document No. 47765. -SUBJECT PROPERTY IS SUBJECT TO SAID ORDER AND DECREE TERMS AND CONDITIONS. POSSIBLE ENCROACHMENTS The following are possible encroachments that may affect the Subject Property. Bolton & Menk, Inc. does not guarantee that all encroachments have been identified. A Underground gas and electric lines lie outside of drainage and utility easement. B Wood chip pile lies within subject property. Ownership of said pile is unknown to Bolton & Menk, Inc. UTILITY AND SITE DATA All Zoning and Setback information was obtained from the City of Cottage Grove City Code (http://cottage-grove.org/) on September 17, 2015. ZONING: B2 - Retail Business District MINIMUM BUILDING SETBACKS: Front 30 ft. Rear 35 ft. Side 10 ft. Side adjacent to residential district 30 ft. HEIGHT AND FLOOR SPACE AREA RESTRICTIONS: Maximum Building Height: 35 ft., except buildings over 35 ft. shall be subject to receiving a conditional use permit. Minimum Floor Area Restrictions: None FLOOD ZONE: Flood zone was determined from the Flood Insurance Rate Map No. 27163C0405E on the Federal Emergency Management Agency (FEMA) website. It shows the subject property as being located in Zone X. Zone X is defined as areas determined to be outside the 0.2% annual chance floodplain (http://msc.fema.gov/portal). UTILITIES: Underground utility lines and structures are shown in an approximate way only, according to information provided by others. A request that utilities be located and maps provided for this survey was made through Gopher State One Call (Ticket Numbers 152572906 & 152573052). The underground utility lines and structures shown on this map represent the information provided to Bolton & Menk, Inc. as a result of that request. The surveyor does not guarantee that the information provided was either complete or accurate. The surveyor does not guarantee that there are no other underground utility lines and structures, active or abandoned, on or adjacent to the subject property. PARKING: Subject property contains no parking spaces. AREA: Subject property contains 72,709 sq. ft. or 1.669 acres. SURVEYOR'S NOTES 1. Orientation of the bearing system is based upon the south line of the Southwest Quarter of Section 8, Township 27 North, Range 21 West, Washington County, 2. The benchmark used for this survey was WILLIAMS, a MNDOT monument. The elevation is 787.70 ft, based on vertical datum NAVD 88. 3. There are no buildings existing on the surveyed property. 4. Subject property has ingress/egress access to Oakwood Park Drive South. SURVEYOR'S CERTIFICATION To City of Cottage Grove; Washington County Housing and Redevelopment Authority; DCA Title; Old Republic National Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes items 1, 2, 3, 4, 5, 6(b), 7(a), 8, 9, and 11(b) of Table A thereof. The field work was completed on October 1, 2015. Date of Map: October 6, 2015 DRAFT _______________________________ By: Russel O. Halverson License No. 41813 LEGEND Note: This certification is made to the parties listed above as a professional opinion based on the knowledge information and belief of the surveyor as of the date of issuance. Over time, survey and title conditions may change from those shown on this survey or in the title commitment. The above parties are advised that 3/4" IRON PIPE MONUMENT SET updated title documentation and surveys will be required to confirm conditions affecting the subject property after date of issuance of this survey. MARKED BY LIC. NO. 41813 (UNLESS OTHERWISE NOTED) CAST IRON MONUMENT FOUND TREE DRIP LINE IRON PIPE MONUMENT FOUND (UNLESS OTHERWISE NOTED) COMMUNICATION UNDERGROUND BENCH MARK ELECTRIC UNDERGROUND CATCH BASIN FOFIBER OPTIC CCLEAN OUT GAS COMMUNICATION PEDESTAL STSTORM SEWER HAND HOLE SSANITARY SEWER HYDRANT WWATER LINE ALTA/ACSM TITLE LAND SURVEY LIGHT POLE PART OF LOT 2, BLOCK 3 POST FOR PARK COTTAGE GROVE, MN CONCRETE SURFACEGATEWAY NORTH FIRST ADDITION LOCATION MAP STORM MANHOLE DWASHINGTON COUNTY, MN BITUMINOUS SURFACE 03060 SIGN NOT TO SCALE (M)MEASURED DECIDUOUS TREEDECIDUOUS TREEDECIDUOUS TREE WITH SIZE 12224 NICOLLET AVENUECITY OF COTTAGE GROVE FOR: SCALE IN FEET (P)PER GATEWAY NORTH FIRST ADDITIONBURNSVILLE, MINNESOTA 55337 CONIFEROUS TREECONIFEROUS TREECONIFEROUS TREE WITH SIZE 2015, All Rights Reserved (952)-890-0509 H:\\COTT\\N14110685\\CAD\\C3D\\110685AT1.DWG 10-05-2015 9:09a.m.N14.110685SEE FILEMMLDWG. NO. 380X FILE NO. 51XX JOB NUMBER:FIELD BOOK:DRAWN BY: S8-T27-R21-34 EXHIBIT H Regional Map Regional Map EXHIBIT I Community Overview Market Study Report: February 2014 COMMUNITY OVERVIEW MARKET STUDY REPORT COTTAGE GROVE, MINNESOTA FEBRUARY, 2014 Prepared Exclusively For: City of Cottage Grove, MN Prepared By: Hospitality Marketers International, Inc. Gregory R. Hanis, ISHC President Lindsey E. Kaptur Midwest Regional Director TABLE OF CONTENTS Cottage Grove, Minnesota Introduction...................................................................................1-2 General Market Description..........................................................3-5 -Geographic Location -General Market Characteristics -Exhibits Site Analysis ................................................................................6-8 -Primary Subject Site Economic Overview....................................................................9-17 -General Demographic and Economic Demographics -Two Mile Radius -Five Mile Radius -Seven Mile Radius -Population and Number of Households General Overall Observations -Household and Per Capita Incomes Overall Observations -Workforce Characteristics -Unemployment Rates -Labor Supply and Wages -Transportation -Highway Traffic -Commercial Air Service Lodging Demand......................................................................18-29 -Market Segmentation -Market Segmentation Profiles -Seasonality of Lodging Demand -Lodging Demand Potential Index -Rate Sensitivity Factor Analysis -Feeder Markets -Unaccommodated Lodging Demand -Primary Unaccommodated Lodging Demand -Secondary Unaccommodated Lodging Demand 1 Lodging Supply.........................................................................30-37 -Projected Occupancy and Average Daily Rate -Rate Positioning -Competitive Factor Analysis -Primary Competitive Lodging Performance Issues, Risks and Opportunities...............................................38-40 -Competitive Pricing Pressures -Growth in Lodging Demand -Growth in Lodging Supply -Property Taxes -Political Climate -Environmental Concerns -Zoning and Architectural Concerns -Labor Market, Supply and Wages -Area of Franchise Protection -Subject Site Location Conclusions..............................................................................41-47 -Preliminary Projected Property Performance -Preliminary Occupancy -Preliminary Average Daily Room Rate -Preliminary Projected Sales Revenue -Preliminary Operational Proforma -Preliminary Benchmark Development Cost Factor -Preliminary Property Recommendations -Property Type -Property Size -Property Amenities -Sleeping Room Configuration -Brand Affiliation -Rate Strategy -Opening Date 2 EXHIBITS EXHIBIT 1 - Geographic Relationship of the Subject Market to the United States EXHIBIT 2 - Geographic Relationship of the Subject Market to the Greater Midwest Region Including the Preliminary Regional Market that is Serviced by this Market EXHIBIT 3 - Immediate Markets Surrounding the City of Cottage Grove Including the Location of the Competitive Hotels in the Subject Market for the Proposed Hotel EXHIBIT 4 - More Detailed View of the Subject Site Area Being Considered as well as Some of the Key Demand Generators in the City EXHIBIT 5 - The Two, Five and Seven Mile Radii Around the Subject Site Utilized in the Economic Analysis for this Report and in the Data from the Claritas/Nielsen Statistical Data 3 2 3 4 5 INTRODUCTION Hospitality Marketers International, Inc., (HMI) has been engaged to prepare a Community Overview Hotel Market Study for the potential development of a mid- scale, limited-service hotel in the Cottage Grove, Minnesota market area. HMI was engaged by the City of Cottage Grove to perform this market research. This report is the exclusive property of the City of Cottage Grove, Minnesota. The primary subject site area is located near the intersection of Harkness Avenue th and Hardwood Avenue which is located just east of the 80 Street exit off of US Highway 10/61. This site was estimated to be approximately 1.7 acres and would border Oakwood Park to the east and Ruby Tuesdays restaurant to the west. The research included in this report supports the preliminary Conclusions presented later in this report regarding the style and size of the proposed hotel. This Community Overview Hotel Market Study provides a synopsis of the information concerning the greater Cottage Grove and surrounding market area and the pertinent factors that would affect the possible development of this limited-service hotel facility. The information and analysis provided in the Community Overview Market Study would be enhanced in greater detail in a Comprehensive Market Study. In this report, the focus is on development of a mid-scale, limited-service hotel. This report provides recommendations regarding the subject markets ability to support a limited-service style hotel as well as recommendations for branding of the proposed hotel and a suggested number of hotel rooms to be developed. Preliminary research was performed and reviewed regarding the subject markets economic indicators, competitive Lodging Supply, and Lodging Demand generators. HMI conducted field research to determine the relationship between this market and the proposed hotels Lodging Supply competitors and Lodging Demand generators. Economic indicators were reviewed to determine the stability and future growth of the subject market. The stabilized year of lodging Occupancy, Average Daily Room Rate, and Sales Revenue projections for the proposed hotel were based on a preliminary review of the field research data. Preliminary facility recommendations as to product type, size, brand affiliation and amenities were based upon the market demand research conducted for the proposed hotel. This research focused on macro-and micro- market analyses of the greater Cottage Grove and surrounding market area to determine the preliminary viability of this market to support the proposed hotel. This Community Overview Hotel Market Study report typically is used internally to determine if additional research will need to be performed. It may or may not be acceptable for external lending and investment purposes. This report could be expanded into a Comprehensive Hotel Market Study for a specific hotel to be developed in Cottage Grove which is written to be suitable for external lending and investment purposes. If, at any time, there are questions regarding this preliminary research, or if the reader of this report needs specific information regarding this hotel development added to this report, HMI will be available to address the required information. Mr. Ryan Schroeder, City Administrator for the City of Cottage Grove, Minnesota, has engaged HMI to perform this Community Overview Hotel Market Study. This report is the property of the City of Cottage Grove, Minnesota and any distribution, use, or other application of this Community Overview Hotel Market Study must have the prior approval of Mr. Ryan Schroeder or other responsible representatives of the City of Cottage Grove, Minnesota. 2 GENERAL MARKET DESCRIPTION The general market for this proposed hotel is the greater Cottage Grove, Minnesota area. This section highlights the preliminary description of the subject market area. GEOGRAPHIC LOCATION The City of Cottage Grove is located in the southwest section of Washington · County, Minnesota. It is located just east of the greater metropolitan area of Minneapolis/St. Paul · Minnesota. Downtown St. Paul is about sixteen miles northwest of Cottage Grove. o Minneapolis International Airports main terminal is about nineteen miles o northwest of Cottage Grove. The Minnesota/Wisconsin border is located approximately 10 miles east of · Cottage Grove. GENERAL MARKET CHARACTERISTICS The primary traffic route serving the immediate Cottage Grove area is US · Highway 10/61 which travels north and south through the center of the city. This route connects the city to I-494 approximately 6 miles north of Cottage Grove. This interstate then connects to the overall interstate system that travels in and around the Minneapolis/St. Paul area including the Minneapolis International Airport. To the south, US Highway 10/61 connects Cottage Grove to the City of Hastings. It should be noted that west of US Highway 10/61, the Mississippi River · travels north into St. Paul and joins the St. Croix River south of the city in Hastings, Minnesota and Prescott, Wisconsin. The general market area is considered to be centered in the City of Cottage · Grove. However this city also serves the nearby communities of Hastings and the communities north of the city on US Highway 10/61, south of I-494. The City of Hastings is located 8 miles southeast of Cottage Grove along US · Highway 10/61. Hastings was reported to be a more quaint area with a focus on antique shops and tourism. There is currently no lodging other than a number of small bed and breakfasts in Hastings. There is also no big box retail in Hastings. 3 Approximately ten miles north of Cottage Grove, the City of Woodbury serves · as a large commercial hub and is currently where a large number of Cottage Grove visitors find lodging. Cottage Grove is mainly focused on manufacturing and has a strong · Corporate/Commercial market. The largest employer is 3M which operates one of its three main plants in the city. Cottage Grove has a strong and growing residential base which helps · support the citys substantial retail and commercial market. There are a number of big box retailers in the city with the newest being Wal-Mart, which is to open later this year. The bulk of the commercial developments in the city are located along US Highway 10/61 at the Jamaica Avenue exit and the th 80 Street exit. Cottage Grove has a mix of employees. Some work at the many businesses · in the city and others commute to the Minneapolis/St. Paul area. Currently commercial and residential land is available for development in the · city. There is recreational activity in the area including two golf courses, nature · centers and parks, a BMX track, and boat access to the nearby Mississippi and St. Croix Rivers. Also, this market hosts many youth/amateur sports tournaments for soccer, softball and baseball, and most notably, hockey. The Cottage Grove Ice Arena offers two indoor ice sheets and was noted to be the fifth largest ice center in the state. Additionally, the city is home to a disc-golf course which hosts large scale national and international tournaments. 4 EXHIBITS The following exhibits describe the geographic location of this market and subject site. Exhibit 1 of this report shows the geographic relationship of the subject · market to the United States. Exhibit 2 of this report depicts the geographic relationship of the subject · market to the greater Midwest Region. It also shows the preliminary regional market that is serviced by this market. Exhibit 3 of this report shows the immediate markets surrounding the City of · Cottage Grove. This exhibit also includes the location of the competitive hotels in the subject market for the proposed hotel. Exhibit 4 of this report shows, in more detail, the subject site area being · considered as well as some of the key demand generators in the city. Exhibit 5 of this report presents the two, five and seven mile radii around the · subject site. These were utilized in the economic analysis for this report and in the data from the Claritas/Nielsen statistical report. 5 SITE ANALYSIS This section of the report presents preliminary geographic highlights of the general site being considered for the proposed hotel. This evaluation is based upon the initial field research and discussions conducted with local officials. See Exhibits 3 and 4 of this report for its exact location in relation to the greater Cottage Grove market area. It should be noted that the Primary Subject Site area, defined below and reviewed in this report, is potentially one of a number of other potential subject sites in the Cottage Grove market. This subject site was the one identified by representatives of the community as a likely site to be considered for development of a hotel. The review presented here, while it focuses on the Primary Subject Site, could also apply, in general terms, to other potential subject sites located in the same area of the city. This Site Analysis will be reviewed, and potentially expanded, in more detail in a Comprehensive Hotel Market Study for a specific hotel development. PRIMARY SUBJECT SITE The subject site area identified during the field research stage of this report is located on the east side of US Highway 10/61. It is located east of the intersection of Harkness Avenue and Hardwood Avenue which is less than a quarter mile north of thth 80 Street, a main east west route through the city. Also, 80 Street serves as one of the citys main connections to US Highway 10/61, located approximately a half- mile west of the site. The subject site is approximately 1.7 acres and currently borders Oakwood Park. It was reported by city officials that a small portion of the park land would need to be used in order to reach this 1.7 acre size. It was reported that this would not be a major development issue. This parcel would be large enough to support the proposed recommended hotel in this preliminary report. It should also be noted that the city currently owns this subject site land. The following chart summarizes the general subject site area at Harkness Avenue and Hardwood Avenue in Cottage Grove, where the proposed hotel could be located. 6 SUBJECT SITE EVALUATION Harkness Ave. & Hardwood Avenue CATEGORYRATING VisibilityVery Good AccessibilityExcellent ParkingExcellent Site PrepVery Good EnvironmentalVery Good Major UtilitiesExcellent ZoningVery Good Architectural ControlsExcellent Area Support ServicesExcellent Competitive PositionExcellent OverallVery Good Source: HMI Highlights of observations made in the above chart are as follows: The overall subject site rating is Very Good. There are six Excellent ratings · and four Very Good Ratings. Visibility of the subject site by traffic on Harkness Avenue and Hardwood · Avenue is excellent. However these roads are not main traffic routes in the city. These streets serve as secondary routes connecting area support th services. There would be some visibility of the subject site from 80 Street th however this would be limited as the site is set back from 80 Street. Still, th being less than a quarter-mile north of 80 Street would allow for visibility of the hotels signage along with some visibility of the building. A multi-story building would also assist in generating visibility. Accessibility should be Excellent as the subject site is located away from the · main traffic routes in the city. Additionally, the intersection of Harkness th Avenue and 80 Street is controlled with a traffic signal offering easy access to Harkness Avenue. Site Preparation was reported to be Very Good. There may be a need for · some grading and potential fill to prepare the subject site. This should be further investigated by the developer. Additionally, a portion of the land may possibly require rezoning as it is currently part of Oakwood Park. 7 Environmental concerns were reported to be minimal. This includes water · drainage, water seepage and flood plain issues. It also includes soil integrity to support hotel development. Previous use appears to have been agricultural or park use. Toxic issues were not reported in the area. These issues should be further investigated and verified by the developer. Major Utilities were reported to be in place in the subject site area along · Harkness Avenue. Zoning was thought to be in place to support commercial development with · the exception of any land required from Oakwood Park. City officials reported that rezoning a portion of this park land should not be a major concern. This should be verified by the developer. Architectural Controls were reported to be typical in this area. This issue · should be verified with the city. Area Support Services received an Excellent Rating as this is an area · currently experiencing the newest commercial, retail and food and beverage growth. Immediately south of the subject site is a new Ruby Tuesday restaurant. A new Kohls department store is located immediately west of the subject site along with a number of local support services and small dining th venues. Along 80 Street there are numerous national retailers and national fast food restaurants. This site would be located in one of the strongest commercial areas in the city. The competitive position was rated as being Excellent. The subject site is · located well to serve the overall Cottage Grove market with excellent access to support services, main traffic routes, area businesses and local sports venues. This Site Analysis would be reviewed in more detail in a Comprehensive Hotel Market Study for a specific hotel development. 8 ECONOMIC OVERVIEW This section of the report provides a preliminary overview of the economic environment in which the proposed hotel would operate. This preliminary economic analysis does not conclusively determine how successful the proposed hotel will be in the Cottage Grove market area, however, it offers valuable insight into the economic stability and growth potential of this market. It will directly affect the preliminary Conclusions formulated later in this report. Main economic drivers in the Cottage Grove area include, but are not limited to, the following. (These economic factors could be expanded in a more detailed Comprehensive Hotel Market Study for a specific hotel development.) GENERAL DEMOGRAPHIC and ECONOMIC CHACTERISTICS The proposed hotel will draw Lodging Demand from the local area around the subject site as well as the communities north and south of Cottage Grove along US Highway 10/61. This resulted in a review of certain economic data based on two, five and seven mile radii of the subject market area. This will assist in understanding the economic stability of the market. Key and Population DemographicsHousehold characteristics were used to study the economic stability of the subject Income market. The data reviewed was obtained from the Nielsen/Claritas Household Trend . This information will be enhanced with more detail in a Comprehensive 2014 Report Hotel Market Study. 9 Two Mile Radius The following chart lists the major economic demographics of the immediate subject th market within a two mile radius of US Highway 10/61 and 80 Street in Cottage Grove. This is the approximate location of the proposed subject site and is the approximate center of the Cottage Grove commercial area. It covers the majority of the City of Cottage Grove. . 10 Five Mile Radius The following chart lists the major economic demographics of the subject market area th within a five mile radius of the intersection of US Highway 10/61 and 80 Street. This now includes the broader area around Cottage Grove encompassing the highly commercialized area around the intersection of US Highway 10/61 and I-494 as well as the more rural area surrounding the City of Hastings. 11 Seven Mile Radius The following chart lists the major economic demographics of the subject market area th within a seven mile radius of US Highway 10/61 and 80 Street. This now includes a much broader area around Cottage Grove beyond I-494 to the north, to Highway 149 to the west, and beyond Highway 55 to the south. This area includes the City of Woodbury, which was reported to currently offer the most competition with regards to lodging, retail, and dining. POPULATION AND NUMBER OF HOUSEHOLDS GENERAL OVERALL OBSERVATIONS The and in the immediate subject market area (two mile PopulationHouseholds radius) has shown substantial growth in recent years. This level of growth is exceeding the growth levels in the five mile radius and is very similar to the growth seen in the seven mile radius. The future growth is following the same pattern, although at slower levels. This rate of growth is supported by the expanding residential market in Cottage Grove and the potential for future job growth. Discussions with area representatives indicate that the city expects to reach a built out level in approximately 2040, which is encouraging as it indicates a good environment for long term growth. 12 HOUSEHOLD AND PER CAPITA INCOMES OVERALL OBSERVATIONS The changes in Average and Median and Household IncomesPer Capita Incomes show that the highest level of growth is in the two mile radius and growth decreases as the radius become wider. This is encouraging as it indicates that the population is not only growing in this market area but residents are finding quality employment as well. The future income factors in the two-mile radius closer to Cottage Grove also indicate a slightly higher growth pattern than the five and seven-mile radii. WORKFORCE CHARACTERISTICS This section highlights the for the larger subject market Workforce Characteristics area of Cottage Grove. Data from the US Census is provided in the following chart highlighting the distribution of the labor force within the subject market area. This will assist in analyzing the diversity of this market by its employment base. The top three employment industries are highlighted in yellow. The additional industries highlighted in blue and green make up the top five industries in the subject market. Also highlighted in bold blue and bold red in the far right column are the three industries showing the greatest employment gains and losses between 2006 and 2011. EMPLOYMENT BY INDUSTRY Cottage Grove, MN NUMBER OFPERCENT OFNUMBER OFPERCENT OF PERSONSPERSONSPERSONSPERSONSPERCENT EMPLOYED EMPLOYED EMPLOYED EMPLOYED CHANGE TYPE OF EMPLOYMENT20062006201120112006 - 2011 Agriculture, Forestry, Fishing & Hunting10.0%00.0% -100.0% Mining, Quarrying, & Oil and Gas Extraction00.0%00.0% 0.0% Utilities170.4%10.0% -94.1% Construction1753.9%1052.1% -40.0% Manufacturing77517.3%63012.8% -18.7% Wholesale Trade641.4%1563.2% 143.8% Retail Trade74016.5%61212.5% -17.3% Transportation and Warehousing4409.8%4839.8% 9.8% Information50.1%00.0% -100.0% Finance and Insurance350.8%460.9% 31.4% Real Estate, Rental & Leasing471.0%280.6% -40.4% Services2,18548.7%2,84858.0% 30.3% 811.8%771.6% - Professional, Scientific & Technical Services-4.9% 100.2%130.3% - Management of Companies and Enterprises30.0% 681.5%831.7% - Administrative and Support and Waste 22.1% Management and Remediation Services 1,05623.6%1,33327.2% - Educational Services26.2% 3317.4%52010.6% - Health and Social Assistance57.1% 681.5%340.7% - Arts, Entertainment & Recreation -50.0% 2515.6%400 8.1% - Accommodation & Food Services59.4% 1192.7%197 4.0% - Other Services65.5% 2014.5%1913.9% - Public Administration-5.0% TOTAL4,484100.0%4,909100.0%9.5% Source: U.S. Census 13 Highlights from the above chart are as follows. (This could be expanded in more detail in a Comprehensive Hotel Market Study.) The top three industries (Educational Services, Manufacturing and Retail) · generated 52.5% of the total employment base in 2011. In 2006, the top three industries generated 57.3% of the employment base. Ideally, the top three industries should represent less than 50% of the total employment to show good diversity. In this market, the top three industries are above this mark in both 2006 and 2011. However, the diversity has been improving in recent years and should continue to improve as the subject market grows in the future. This indicates that the subject market is becoming less dependent solely on these three industries to support its economy. This trend continues with a comparison of the top four industry sectors: · 63.0% in 2011 compared to 67.1% in 2006. These percentages are above the 60.0% rate for the top four industries which indicates good diversity in the top four industry groups. However, the diversity is improving from 2006 levels. This diversity is showing improvement and again should continue to improve in the future as the market continues to grow. The top five industry sectors account for 72.9% of employment in 2011 · compared to 74.5% in 2006. Again, these percentages are still above the 65.0% rate for the top five industries, however they are showing improvement from 2006 which indicates growing diversity for the top five industry groups. This diversity is showing improvement in the subject market and again should continue to improve in the future as this market continues to grow. Overall, the subject market has shown an increase of 9.5% or 1.9% per year in employment from 2006 to 2011. It should be noted that the period from 2006 to 2011 encompassed the recent national recession. During this time, the Unemployment Rate hit a high of 7.9% in Washington County in 2010. Unemployment has since improved to 4.8% in year-to-date 2013 (December). This information will be enhanced with more detail in a Comprehensive Hotel Market Study. 14 UNEMPLOYMENT RATES The chart below presents a comparison of the for Washington Unemployment Rates County and the State of Minnesota: HISTORICAL UNEMPLOYMENT RATES CITY OFWASHINGTONSTATE OF YEARCOTTAGE GROVECOUNTYMINNESOTA 2013-YTD (Dec.)4.8%4.6%5.1% 2012-YTD (Dec.)5.5%5.3%5.6% 20125.5%5.3%5.6% 20116.1%6.2%6.5% 20106.9%6.9%7.4% 20097.6%7.5%8.0% 20084.9%5.0%5.4% 20074.0%4.1%4.7% 20063.5%3.6%4.1% 20053.5%3.6%4.2% 20044.0%4.0%4.6% 20034.1%4.2%4.9% Source: U.S. Bureau of Labor Statistics, city-data.com The highlights of the chart above are as follows. The 2013 year-to-date for Washington County and the Unemployment Rates · City of Cottage Grove were 4.6% and 4.8%, respectively. This is lower than the 5.1% rate for the State of Minnesota for the same period. Over the past ten years, have averaged 5.0% in Unemployment Rates · Washington County and 5.0% in Cottage Grove versus a 5.4% average for the State of Minnesota. These rates are on the edge of the full employment levels of 4% - 5% considered by most economists. This information will be enhanced with more detail in a Comprehensive Market Study. 15 LABOR SUPPLY and WAGES At this time, no Labor Supply problems were reported in any employment sector. The proposed hotels location in Cottage Grove, at this time, should be able to draw adequate service sector employment. Discussions with local officials did not indicate any wage pressures at this time. However, the current, as well as, historic Unemployment Rates near the full employment levels in the subject market could indicate potential wage pressures in the near future. This should be verified by the developer for a specific hotel development. TRANSPORTATION The opportunities in the City of Cottage Grove primarily include US Transportation th Highway 10/61 which has main exits at Jamaica Avenue and 80 Street. US Highway 10/61 traverses this market from north to south through the · center of the city. US Highway 10/61 also joins I-494 approximately 8 miles north of the city. th Jamaica Avenue and 80 Street currently serve as the main commercial and · retail areas of the city. The Innovation Drive exit was reported to be a corporate/commercial area that is projected to grow in the near future. Highway Traffic th The following chart highlights the traffic counts on US Highway 61/10 and 80 Street in identified locations. TRAFFIC COUNTS Cottage Grove, Minnesota LOCATIONYEARCOUNTCHANGE On Highway 61/10 - North of 80th Street200942,5001.2% 200542,0000.0% 200142,000-- - South of 80th Street200932,0006.7% 200530,000-3.2% 200131,000-- On 80th Street - East of Highway 61/10200923,300-4.1% 200524,3009.0% 200122,300-- Source: MN Department of Transportation 16 Preliminary highlights of the above chart are as follows. The traffic counts on Highway 61/10 increased 1.2% overall from 2005 to · th 2009 and 0.3% per year North of 80 Street; and 6.7% overall and 1.7% per th year South of 80 Street. This growth is expected to continue as new retail and dining venues have recently been added to this area. th On 80 Street, traffic counts between 2005 and 2009 indicated a decrease in · traffic of (4.1%) overall and (1.0%) per year. While no specific reports were given as to the reason for this decrease, there is the potential that this decrease was due to new construction occurring in this area and there was the effect of the national recession on the overall retail industry. This th decrease is not expected to continue as 80 Street is the area of the city with the newest commercial, retail, and food and beverage growth. Commercial Air Service The closest regularly scheduled commercial is available at Air Service · Minneapolis International Airport located 19-miles northwest of Cottage Grove. This airport offers service from all major carriers and serves as a hub for Delta Airlines. This airport offers services to all major hub cities and to smaller markets. Additionally, this airport includes international flight services. 17 LODGING DEMAND This section of the report identifies preliminary Lodging Demand sources for the proposed hotel. Exhibit 2 of this report identifies the primary subject market region that will be serviced by the proposed hotel on a year-round basis. This research supports the recommendations provided in the for the development of a Conclusions mid-scale, limited-service hotel. MARKET SEGMENTATION The first factor to be identified in describing the Lodging Demand Potential for the subject market is its current preliminary Market Segmentation. There is, at present, one nationally branded hotel in Cottage Grove and one small, independently owned hotel. As a result, a competitive hotel set, as will be explained in the Competitive Supply section of this report, was identified. This includes hotels in and around the Woodbury area where it was reported that most Cottage Grove visitors currently stay. The chart below shows the estimated Market Segmentation of the competitive set compared to the projected segmentation of the proposed mid- priced, limited-service hotel located on the subject site. This estimate of Market Segmentation supports the recommendations provided in the section for Conclusions the development of a mid-scale, limited-service hotel. It would be further verified in a more Comprehensive Hotel Market Study. MARKET SEGMENTATION SUBJECT MARKETPROPOSED PROBABLEPROPERTY PERCENTPROBABLEMARKET OF MARKETRANGEMARKETPENET.RANGE Individual Travel Markets65.0%62.5%-67.5%70.0%107.7%67.5%-72.5% Corporate/Commercial40.0%37.5%-42.5%45.0%112.5%42.5%-47.5% Social/Leisure25.0%22.5%-27.5%25.0%100.0%22.5%-27.5% Group Markets35.0%32.5%-37.5%30.0%85.7%27.5%-32.5% Business Related15.0%12.5%-17.5%10.0%66.7%7.5%-12.5% Social/Leisure Related20.0%17.5%-22.5%20.0%100.0%17.5%-22.5% TOTAL 100.0%100.0% Source: HMI 18 The preliminary for the proposed hotel shown in the chart Market Segmentation above will be different from the Market Segmentation for the market immediately surrounding the subject site. The following are the preliminary highlights of the chart above. The Corporate/Commercial market segments will differ. The Cottage Grove · market is estimated to have less Group activity in this segment. Adding more meeting space to this market could assist in generating new demand from this segment. The Social/Leisure market segments will be the same in the competitive set · market and the Cottage Grove market. These differences will be explained, in more detail, in the following Market · Segmentation Profile section. 19 MARKET SEGMENTATION PROFILES To further define the preliminary Market Segmentation of the subject market, preliminary profiles for each Market Segment were defined. The following outline provides that correspond with the proposed hotels Market Segmentation Profiles projected Market Segmentation. Again, these preliminary Market Segmentation Profiles will support the development of a mid-scale, limited-service style hotel that is recommended in the section of this report. In the following outline, the Conclusions rating of Social/Leisure demand at Very Good versus the Good rating of Corporate/ Commercial demand on the surface indicates modest diversity of Lodging Demand in the identified market area. This would be further verified in a more Comprehensive Hotel Market Study for a specific hotel development. MARKET SEGMENTATION PROFILES Demand Potential Transient = TSubject Extended= EProperty Group= GPotential Social/Leisure Markets Visiting Friends & RelativesT, EExcellent Cottage Grove Area Sites & General TourismT, GFair Area Events and FestivalsT, G Fair Area RecreationT, GVery Good Distressed, Social Interim Housing & RelocationT, EVery Good Transient TrafficTGood Minneapolis/St. Paul Overflow DemandT, GGood Youth and Amateur SportsT,G,EExcellent WeddingsGExcellent ReunionsGExcellent FuneralsGExcellent OtherGVery Good Motorcoach ToursGFair Potential Very Good Corporate/Commercial Markets AgricultureTFair ManufacturingT, E, GExcellent Retail/CommercialTExcellent Professional ServicesTVery Good Government/MilitaryTFair Health CareTFair DistributionTGood UtilitiesT, G, EGood ConstructionT, G, EGood Real EstateT, EVery Good Vendors & Suppliers to Local MarketTVery Good Transient TrafficT, GGood Minneapolis/St. Paul Overflow DemandT, GGood Meetings and SeminarsGVery Good CorporateGVery Good AssociationGVery Good Government/MilitaryGFair Inventory and Auditing CompaniesG, EVery Good Potential Very Good Overall Potential Very Good Source: HMI 20 The following are the preliminary highlights of the chart above. Social/Leisure Market · In the Category, the strongest market identified at this time is Excellent o the Youth/Amateur Sports Market. The Cottage Grove Ice Arena provides three sheets of ice that are used regularly by high school hockey clubs, Cottage Grove Hockey Association, Cottage Grove Figure Skating Club, and skating schools. There are numerous hockey tournaments hosted in the city since the Cottage Grove Ice Arena is one of the largest ice centers in the state. These tournaments were reported to be two to five days in length and they draw teams from regional and national markets as well as some teams from Canada. Additionally, there are many soccer tournaments held in the city at o Kingston Park. The largest event was reported to include 120 teams from the regional area. As noted earlier in this report, the citys disc golf course is also host to national and international tournaments. The city is also host to sporting events including fishing tournaments on o the St. Croix and Mississippi Rivers, golf tournaments at the citys two courses, and a half marathon which was reported to draw over 700 participants. The Visiting Family and Friends market segment was also rated as o Excellent due to the strong residential population. The Wedding and Family Gathering market segment was rated as o Excellent. This was based on the high number of weddings and events hosted at the citys two country clubs and at Hope Glen, an event venue with a unique barn setting. In the Category. Very Good o Outdoor recreation will attract visitors with two golf courses in the city as well as additional courses in the immediate surrounding area with varying degrees of challenge. There is also outdoor recreation surrounding the Mississippi and St. Croix Rivers, snowmobiling trails and the areas nature preserves and parks. There are a number of events held in the city and the immediate surrounding area. These include large car shows in Hastings, annual events at the Carpenter Nature Center, and the Strawberry Fest in Cottage Grove. The residential population of the subject market area will also generate demand for distressed social interim housing. These include residents in need of lodging in the city due to relocation, fire, divorce, etc. 21 Corporate/Commercial Market · In the Category the following highlights were noted. Excellent o Area companies reported having consistent needs for hotel accommodations. There are numerous large national and international companies in the city including a collection of national and international headquarters. A list of the major employers in Cottage Grove is shown below. It should be noted that in addition to this list, there are companies in the immediate surrounding area that could also potentially require lodging in Cottage Grove. Northern Tier is an example of this potential demand as this oil refinery is located four miles north of Cottage Grove. It was reported to bring hundreds of contractors into this market for scheduled shut downs. One other Cottage Grove based company that should be noted is Anytime Fitness which has its international headquarters in Cottage Grove. While this company is not one of the largest employers in the city, it was reported to regularly bring large groups into the city for training and seminars. The significant retail offerings in the city also have the potential to generate needs for Lodging Demand. 22 Overall, Suppliers and Vendors coming to the area to service local businesses will range from to . This will be primarily GoodVery Good in the retail, commercial, industrial and educational area. As area companies continue to add jobs to this market, there is the potential for the Real Estate market to generate lodging demand as new residents require housing while relocating. The retail market and large companies in this market will have the potential to generate demand from inventory and auditing teams coming into the area. These have the potential of generating extended-stay demand in the subject market. Various area businesses commented that if the Cottage Grove area had a hotel, · they could host more events and bring new travelers to the subject market area. This market was reported to need meeting space to host more meetings and events. SEASONALITY OF LODGING DEMAND Preliminary was reviewed for the subject market Seasonality of Lodging Demand area. For this report, the seasonality analysis was based upon the members of the competitive hotel set identified for this report. This will be defined further in the Lodging Supply section later in this report. These properties include the one property in Cottage Grove and a collection of properties in the Woodbury area. This analysis depicts the subject markets potential to attract Lodging Demand during various seasons. It will help determine this markets strengths and weaknesses during the operational year for the proposed hotel property. It will be presented in more detail in a Comprehensive Hotel Market Study. SEASONALITY OF LODGING DEMAND Deviation From Average Monthly Demand MONTHDEMANDADRREVPAR 76.3%99.3% January75.1% 80.3%98.9% February 87.3% 97.4%100.7% March97.3% 98.5%100.5% April 101.4% 108.3%101.9% May 109.4% 124.0%104.4% June 132.7% 120.6%102.0% July 119.6% 126.9%104.6% August 129.1% 114.5%107.4% September 123.6% 113.5%104.3% October 116.0% 83.5%99.4% November 84.0% 69.8%95.4% December65.0% ITALICS = RevPAR Exceeds at Least One Factor BOLD = RevPAR Exceeds Both Factors Source: Smith Travel Research and HMI 23 The primary highlights from the chart above are as follows. The strongest Lodging Demand deviations from the average monthly · demand are 126.9% in August, 124.0% in June, 120.6% in July, 114.5% in September, 113.5% in October, and 108.3% in May. These months all have above average Lodging Demand. The previous chart also demonstrates the seasonal strength of this subject · market since in six months, the deviation of Revenue Per Available Room (RevPAR) exceeds the monthly deviation of both Lodging Demand and Average Daily Rate (ADR). In three other months, RevPAR exceeds one of the factors. This indicates that the subject market is maximizing revenue well. However, in July, there appears to be the potential to increase rates o even more to further maximize revenue. They could also potentially raise rates from May to October when the gap is more than 5% points. June through August is the strongest quarter of the year. May through · October is the strongest half of the year. December through February is the weakest quarter of the year. Weekdays have higher Occupancy and ADR than Weekends. A three-year · historic Occupancy indicates 61.1% on Weekdays and 59.2% on Weekends. ADR varies from $96.80 on Weekdays and $88.90 on Weekends. On a three-year historic basis, RevPAR averaged $59.30 on Weekdays and · $52.70 on Weekends. The top three days of the week are: · Tuesdays with the highest Occupancy followed by Wednesdays and then o Saturdays. ADR and RevPAR are highest on Tuesdays followed by Wednesdays o and then Mondays. 24 The following charts show the Occupancy, ADR and RevPAR performance in the subject market for the last 12 months. Occupancy (%) SunMonTueWedThuFriSatTotal Month 31.043.049.246.836.732.738.339.5 Dec - 12 30.954.349.750.937.733.338.642.6 Jan - 13 36.459.066.364.951.449.553.454.4 Feb - 13 34.057.968.366.552.056.650.954.4 Mar - 13 52.369.276.974.562.459.367.866.5 Apr - 13 41.459.570.072.457.060.670.361.8 May - 13 47.173.982.181.367.672.478.671.3 Jun - 13 51.565.570.169.859.567.373.665.6 Jul - 13 51.071.478.175.567.574.184.272.1 Aug - 13 56.071.781.782.672.077.086.874.6 Sep - 13 53.775.780.774.060.871.581.271.2 Oct - 13 39.057.262.864.752.343.844.351.5 Nov - 13 Total Year43.663.169.668.556.458.263.560.4 Source: Smith Travel Research ADR SunMonTueWedThuFriSatTotal Month 90.8195.2199.2199.2391.2884.8783.7792.54 Dec - 12 99.04104.93105.19105.1899.4687.7989.31100.14 Jan - 13 98.02104.17103.17105.47100.4991.1890.0499.46 Feb - 13 95.32104.24107.30106.8299.0793.7592.59100.09 Mar - 13 96.30104.96104.23102.9799.4190.5491.7399.41 Apr - 13 97.85105.39106.70104.9198.8292.2694.76100.22 May - 13 99.65105.72111.40107.15105.74101.01101.50104.73 Jun - 13 103.90105.37108.25106.17103.5399.36100.63104.16 Jul - 13 99.93105.14106.94106.20101.3098.35101.07102.59 Aug - 13 97.22102.39104.04103.2599.2696.0997.93100.15 Sep - 13 94.37102.68103.58101.1398.9595.4996.6599.44 Oct - 13 94.72100.86103.04103.3198.8088.0590.0897.36 Nov - 13 Total Year97.41103.59105.47104.43100.0394.2895.47100.41 Source: Smith Travel Research RevPAR SunMonTueWedThuFriSatTotal Month 28.1940.9048.8446.4333.4927.7432.0736.51 Dec - 12 30.6257.0152.2853.4937.4929.2434.5242.64 Jan - 13 35.6661.4968.3768.4751.7045.1248.1154.13 Feb - 13 32.4160.3873.2871.0551.5553.0547.1254.45 Mar - 13 50.3772.6280.1576.7162.0153.6662.1666.12 Apr - 13 40.5362.7074.7075.9156.3855.8866.5961.90 May - 13 46.9178.0891.4487.1671.5373.1379.7574.62 Jun - 13 53.5468.9975.8974.0661.6366.8574.1168.36 Jul - 13 51.0075.0283.5080.2268.4272.9085.1573.91 Aug - 13 54.4173.4484.9585.3371.5073.9484.9674.73 Sep - 13 50.6577.7883.5674.8460.1568.3078.4470.75 Oct - 13 36.9257.6664.6866.8351.6938.5939.8950.12 Nov - 13 Total Year42.4465.3973.4371.5456.3954.8860.6760.68 Source: Smith Travel Research This review of the markets Seasonality of Lodging Demand, ADR, and RevPAR will be enhanced with more details in a Comprehensive Hotel Market Study 25 LODGING DEMAND POTENTIAL INDEX The preliminary Lodging Demand Potential for the proposed hotel was also analyzed via the . This relates Lodging Demand Potential to Lodging Demand Potential Index the Market Segmentation previously projected for the proposed hotel and the industry distribution in the subject market area. The rating is based on a scale of 0 to 5, with 5 indicating excellent Lodging Demand Potential and 2.5 indicating average Lodging Demand Potential. The following are the results of this analysis. This analysis would be reviewed in more detail in a Comprehensive Hotel Market Study for a specific hotel development. LODGING DEMAND POTENTIAL INDEX LODGING DEMAND PERCENTPOTENTIAL MARKET SEGMENTATIONOF MARKETINDEX Individual Travel Markets - Corporate/Commercial Markets45.0%2.4 - Social/Leisure Markets25.0%2.5 Group Markets - Business Related10.0%2.4 - Social Leisure Related20.0%2.5 TOTAL100.0%2.4 LODGING DEMAND PERCENTPOTENTIAL INDUSTRY DISTRIBUTIONOF MARKETINDEX Agriculture, Forestry, Fishing & Hunting 0.0%0.0 Mining, Quarrying, & Oil and Gas Extraction 0.0%0.0 Utilities 0.0%0.0 Construction 2.1%2.0 Manufacturing 12.8%3.5 Wholesale Trade 3.2%2.5 Retail Trade 12.5%3.5 Transportation and Warehousing 9.8%3.0 Information 0.0%0.5 Finance and Insurance 0.9%1.0 Real Estate, Rental & Leasing 0.6%1.0 Services 58.0% - Professional, Scientific & Technical Services1.6%1.0 - Management of Companies and Enterprises0.3%1.0 - Administrative and Support and Waste Management and Remediation Services1.7%1.0 - Educational Services27.2%2.0 - Health and Social Assistance10.6%2.5 - Arts, Entertainment & Recreation 0.7%0.5 - Accommodation & Food Services8.1%1.5 - Other Services 4.0%1.0 - Public Administration3.9%1.0 Total: 100.0%2.4 Source: HMI, Inc. 26 The following are the preliminary highlights of the chart above. It was estimated that the current Lodging Demand Potential for the proposed · hotel is 2.5 or average. The yield is 100.0% to average. The reason why this markets potential is not higher than an average rating is because this market has a strong focus on manufacturing. It has little demand diversity from other industry segments such as the medical or educational segments. There are deviations from this overall rating in the Social/Leisure market segments. The Social/Leisure market segments will have stronger Lodging Demand o Potential Ratings. Overall, the Individual Social/Leisure market segment will have an average rating of 2.5 for a yield of 100.0%. The Group Social/Leisure market will have a Lodging Demand Potential rating of 2.6 for a yield of 104.0%. The Corporate/Commercial market segments will have an overall rating o of 2.4 in both the Individual and Group segments for a yield of 96.0% to average. This information will be enhanced with more detail in a Comprehensive Hotel Market Study. RATE SENSITIVITY FACTOR ANALYSIS Similar to the Lodging Demand Potential Index, a preliminary Rate Sensitivity analysis was also performed. This ranks the Market Segmentation planned for the proposed property with the anticipated Rate Sensitivity of each Market Segment. It utilizes a 5-point scale, with 5 indicating extreme Rate Sensitivity and 2.5 being average. The following are the results of this analysis. RATE SENSITIVITY FACTOR Rate Sensitivity Market Segmentation% of MarketFactor Individual Travel Markets - Corporate/Commercial45.0%2.5 - Social/Leisure25.0%3.1 Group Markets - Business Related10.0%2.5 - Social/Leisure Related20.0%3.1 TOTAL100.0%2.8 Source: HMI 27 The following are the highlights of the above chart. Overall, Rate Sensitivity is slightly above average at 2.8. · Rate Sensitivity is led by the Social/Leisure market with a 3.1 rating. The · Corporate/Commercial market has average Rate Sensitivity with a rating of 2.5 or 100%. The Smith Travel Research Moving 12-Month ADR is $100.41. The · Weekend ADR is 88.5% of the moving average. This indicates more Rate Sensitivity. The Weekday ADR is at 96.4% of the moving average. Also, the low single rate of the competitive set is $103.6. The Weekday ADR · is 93.4% of the low rate single rate. The Weekend ADR is 85.8% of the single rate. This review of the subject markets Rate Sensitivity will be enhanced with more detail in a Comprehensive Hotel Market Study FEEDER MARKETS for the Corporate/Commercial segment will be mixed based on the Feeder Markets Lodging Demand generators in the area. The places where area companies do business will generate this Lodging Demand. Also, the places where suppliers and vendors to area businesses are located will identify feeder markets. The primary feeder markets for the proposed hotel will originate in the surrounding Midwestern states. This is identified in Exhibit 1 of this report. However, Cottage Grove also generates Lodging Demand from the greater United States. Some international business is drawn to the overall subject market as well due to international business ties in Cottage Grove. Discussions with local representatives indicated that Social/Leisure Lodging Demand originates where family and friends are located. Also, the Youth/Amateur Sports Market will generate a broader geographic area for travelers to the tournaments held in the subject market. Again, the primary geographic area will be regional as identified in Exhibit 2. This information could be enhanced in a Comprehensive Hotel Market Study. 28 UNACCOMMODATED LODGING DEMAND is described in two ways. The first is Lodging Unaccommodated Lodging Demand Demand that prefers to stay in the subject market area but currently is staying in other areas due to the lack of adequate accommodations either in condition or number of available rooms. The second definition is Lodging Demand staying in the subject market area but actually desiring accommodations in other market areas. The first definition applies to Cottage Grove. Currently, Lodging Demand is · staying in surrounding areas, mainly the Woodbury area. The second definition may apply at very select times when occupancy in · Woodbury or the Minneapolis/St. Paul market is at its very highest. Area representatives stated that this type of lodging demand was not occurring on a regular basis in Cottage Grove. Visitors to Hastings may also generate this type of demand when they stay in Cottage Grove because they prefer a new hotel versus a bed and breakfast inn in Hastings. A preliminary review of the competitive hotel sets performance in the Smith · Travel Research report indicated that there are 127.5 nights with over 70% Occupancy. This represents 34.9% of the year. This is a level at which newer and better hotels may be reaching maximum Occupancy and is an indication that there could be some type of Unaccommodated Lodging Demand in the subject market area. Additional details on Unaccommodated Lodging Demand would be provided in a Comprehensive Hotel Market Study. 29 LODGING SUPPLY This section of the report describes the preliminary competitive Lodging Supply that will affect the proposed hotel, particularly for hotel room demand usage. Comments regarding the competitive hotel set are presented below. This information will be enhanced with more detail in a Comprehensive Hotel Market Study. Smith Travel Research identified ten hotels with 1,068 rooms in the general market area that serve the Cottage Grove market. These properties are mainly located in the Woodbury market approximately nine miles north of Cottage Grove. Also included in this competitive hotel set is the Country Inn and Suites located in Cottage Grove. Exhibit 3 of this report shows the geographic location of these primary competitive properties in relation to the proposed hotel. The preliminary selection of primary competitive hotel properties was based on identifying the mid-scale and upper mid-scale hotels where visitors to Cottage Grove are currently staying. While some noted that they stay at the Country Inn and Suites in the city, a large number of visitors reported staying in the Woodbury market area. It should be noted that while there are numerous hotels surrounding the Woodbury market, the hotels in the competitive set focus on mid-priced, limited-service hotels in closest proximity to Cottage Grove and along the most direct traffic routes to Cottage Grove. These hotels all report to Smith Travel Research (STR). They were selected to create a sufficient sample for analysis in a Smith Travel Trend report The breakdown of these competitive set hotels is included in the following chart. 30 PRIMARY COMPETITIVE HOTELS Number of Hotels: 10 Number of Hotel Rooms:1,068 Chain Related: Hotels:10% Overall Market:100.0% Rooms:1,068% Overall Market: 100.0% Non-Chain Related: Hotels:0% Overall Market:0.0% Rooms:0% Overall Market: 0.0% PRODUCT DIFFERENTIATION ANALYSIS NUMBERPERCENTNUMBERPERCENT CATEGORYOF HOTELSOF MARKETOF ROOMSOF MARKET Budget00.0%00.0% Economy110.0%11711.0% Maplewood - Days Inn - 117 rms. Economy Suite00.0%00.0% Mid-Priced Suite550.0%39336.8% (Limited-Service) Cottage Grove - Country Inn and Suites - 76 rms. Oakdale - AmericInn Lodge and Suites - 54 rms. Woodbury - Holiday Inn Express & Suites -101 rms., Country Inn & Suites - 99 rms., Hampton Inn - 63 rms. Mid-Priced Suite00.0%00.0% (Select-Service) Mid-Priced Suite00.0%00.0% (Full-Service) Mid-Priced Extended Stay00.0%00.0% Upscale110.0%11610.9% (Select-Service) Oakdale - Hilton Garden Inn - 116 rms. Upscale Suite00.0%00.0% (Limited-Service) Upscale Suite330.0%44241.4% (Full-Service) Lake Elmo - Holiday Inn - 99 rms. St. Paul - Holiday Inn - 193 rms., Sheraton - 150 rms. Upscale Extended Stay00.0%00.0% TOTALS10100.0%1,068100.0% Average Room Size: 106.8 Source: HMI The following are highlights of the above chart. All of the hotels are chain affiliated. · Five of the hotels are in the mid-priced hotel product category representing · 36.8% of the available rooms in the set. All of these properties are limited- service hotels that offer suites. There are four hotels in the upscale hotel product category representing · 52.3% of the available rooms. One of these four upscale hotels is a select- service property while the remaining three are full-service properties. The average sized hotel is 106.8 rooms. · 31 PROJECTED OCCUPANCY AND AVERAGE DAILY RATE The following chart highlights advertised competitive hotel rates, anticipated Occupancy performance, and the projected ADR rates for members of the that report to STR. Competitive Hotel Set COMPETITIVE HOTEL OCCUPANCY & RATES Occ.RATE ANALYSISPROJECTED PROPERTYPerform.SINGLEDOUBLEWEEKENDADR Cottage Grove, MN Country Inn & SuitesAverage$123-$149$123-$149$95-$130$108.10 Lake Elmo, MN Holiday Inn St. Paul NEAbove$121-$134$121-$139$90-$144$106.36 Maplewood, MN Days InnBelow$52-$80$52-$80$60-$80$52.36 Oakdale, MN AmericInnBelow$78-$119$78-$119$88-$119$78.78 Hilton Garden InnAbove$80-$169$80-$169$80-$139$90.09 St. Paul, MN Holiday Inn St. Paul I94 EastAbove$117-$130$117-$130$117-$120$103.46 Sheraton HotelAbove$129-$189$129-$189$129-$139$129.51 Woodbury, MN Country Inn & SuitesAbove$103-$129$103-$129$114-$179$110.91 Hampton InnAbove$119-$149$119-$149$99-$159$111.78 Holiday Inn Express & SuitesAbove$114-$146$114-$146$95-$146$106.46 COMPETITIVE MARKET AVERAGE DAILY ROOM RATE (ADR):$100.88 Source: HMI The following are highlights of the above chart. There are four rate tiers operating in the competitive set. · The highest rate tier has an ADR of $129. There is one hotel in this tier. o The next rate tier has an ADR range of $103 to $111. There are six hotels o in this tier. The next rate tier has an ADR range of $78 to $90. There are two hotels in o this tier. The lowest rate tier has an ADR of $52 with one hotel in this tier. o Seven hotels are estimated to be performing Above Average in Occupancy. · One is estimated to be performing at about Average Occupancy. Two hotels are estimated to be performing Below Average in Occupancy. 32 This information will be enhanced with more detail in a Comprehensive Hotel Market Study. Rate Positioning The suggested preliminary rate positioning for the proposed hotel, currently planned as a mid-scale, limited-service hotel, would be as follows. COMPETITIVE HOTEL OCCUPANCY & RATES Occ.RATE ANALYSISPROJECTED PROPERTYPerform.SINGLEDOUBLEWEEKENDADR Cottage Grove, MN Country Inn & SuitesAverage$123-$149$123-$149$95-$130$108.10 Lake Elmo, MN Holiday Inn St. Paul NEAbove$121-$134$121-$139$90-$144$106.36 Oakdale, MN AmericInnBelow$78-$119$78-$119$88-$119$78.78 Hilton Garden InnAbove$80-$169$80-$169$80-$139$90.09 St. Paul, MN Holiday Inn St. Paul I94 EastAbove$117-$130$117-$130$117-$120$103.46 Woodbury, MN Country Inn & SuitesAbove$103-$129$103-$129$114-$179$110.91 Hampton InnAbove$119-$149$119-$149$99-$159$111.78 Holiday Inn Express & SuitesAbove$114-$146$114-$146$95-$146$106.46 COMPETITIVE MARKET AVERAGE DAILY ROOM RATE (ADR):$102.61 Source: HMI At this time, the proposed hotel would be rate-positioned in the middle of · these hotels. This rate positioning would be at 101.7% of the overall competitive set. This rate positioning would place the proposed hotel below the Holiday Inn o in St. Paul and above the Hilton Garden Inn in Oakdale. It should also be noted that the rate of $80 at the Hilton Garden are low for this type of hotel. This rate positioning would be achieved by the proposed hotels third year of · operation. There would be a build-up of this hotels ADR in the first and second year of operation. This information will be enhanced with more detail in a Comprehensive Hotel Market Study. 33 COMPETITIVE FACTOR ANALYSIS A preliminary was also performed for the primary Competitive Factor Analysis competitive hotels. This analysis is based upon a scale of 0 to 5, with 5 indicating strong competitive factors and 2.5 being average. The following chart highlights the analysis of the primary hotels in the categories of and Rate, Facility, Brand, Location It also indicates the overall competitive factor for each hotel Market Segmentation. and the subject market area. This report provides an overview of the respective competitive position each hotel occupies within the subject market. This information will be enhanced with more detail in a Comprehensive Hotel Market Study. The following chart shows the C of the competitive set ompetitive Factor Analysis. COMPETITIVE FACTOR ANALYSIS AGE# OFAAAMKT. COMP. PROPERTY NAME(Yrs.)ROOMSRATINGRATEFACILITYBRANDLOCAT.SEG. FACTOR Cottage Grove, MN Country Inn & Suites127622.33.03.03.53.5 3.1 Lake Elmo, MN Holiday Inn St. Paul NE119932.43.53.52.02.0 2.7 Maplewood, MN Days Inn36117NR4.81.51.52.01.5 2.3 Oakdale, MN AmericInn145423.22.02.52.02.5 2.4 Hilton Garden Inn911632.83.53.02.02.0 2.7 St. Paul, MN Holiday Inn St. Paul I94 East3019332.43.03.52.02.0 2.6 Sheraton Hotel615031.93.53.52.02.0 2.6 Woodbury, MN Country Inn & Suites549932.32.53.02.02.5 2.5 Hampton Inn186332.33.53.52.02.5 2.8 Holiday Inn Express & Suites 17 101 32.43.53.52.02.5 2.8 COMBINED RATING 20.72.82.73.03.12.22.32.6 Source: HMI The following are highlights of the above chart. Based on this chart, the subject market will be a competitive one. There are · above average competitive factors in Rate, Facility, and Brand. Also, the overall Competitive Factor is above average. 34 The average age of the competitive hotels is 20.7 years, well above average · by lodging industry standards. There is only one hotel in the first major renovation period (Soft Goods o Replacement) of 5 to 7 years. There are two hotels in the second major renovation period (Soft Goods, o Hard Goods, Exterior and Interior Upgrades, Mechanical Repairs, etc.). The remaining hotels are beyond the first two renovation periods and o require on-going renovations to remain competitive. The Average AAA Rating of the competitive set hotels indicates that a three · diamond rating should be pursued by the proposed hotel. Rate competition was addressed in the section of this Rate Positioning · report. Facility competition indicates that all of these hotels, except the Days Inn and · the AmericInn, have above average facilities. This coincides with the AAA ratings. Brand competition is rated Above Average. Only the Days Inn and the · AmericInn brands were rated Below Average. It is recommended that the proposed hotel operate with a recognized national or strong regional brand. The limited-service, mid-priced hotels will offer a similar style to the proposed · hotel and will offer more competition in Market Segmentation. The select- service, full-service, and economy hotels in this competitive set will offer slightly less competition. Overall, this market will offer slightly below average competition. The Country Inn & Suites in Cottage Grove will be the most competitive with · the proposed hotel. This is followed by the Holiday Inn Express and the Hampton Inn in Woodbury. These hotels are rated Above Average overall. 35 PRIMARY COMPETITIVE LODGING PERFORMANCE The following section reviews the Competitive Lodging Performance for the subject market. This lodging performance is based upon data from the competitive set hotels identified in this report from 2007 through November, 2013. The Competitive Lodging Performance of Occupancy, Lodging Demand Growth, Lodging Supply Growth, Average Daily Room Rate, and Revenue Per Available Room (RevPAR) were analyzed. The following charts and preliminary analyses of the operating performance of the competitive hotel set are highlighted below for various categories. This information will be updated in a Comprehensive Hotel Market Study for a specific hotel. COMPETITIVE LODGING PERFORMANCE Lodging Demand Growth YTDYTD 20072008200920102011201220122013 Primary Competitive Lodging Demand - Percentage ChangeN/A-7.4%-6.2%18.8%3.7%-3.7%-3.9%3.9% 2007-2012 - Annualized Growth Rate:1.0% Source: Smith Travel Research & HMI Lodging Demand has experienced positive growth overall. After the · decreases in the recessionary years of 2008 and 2009, the subject market experienced two years of growth before a small decrease in 2012. This decrease in 2012 could be the result of this markets stabilization after the recession and is seeing a recovery in 2013. COMPETITIVE LODGING PERFORMANCE Lodging Supply Growth YTDYTD 20072008200920102011201220122013 Primary Competitive Lodging Supply - Percentage ChangeN/A7.7%7.1%0.0%0.0%-1.4%-1.0%-4.4% 2007-2012 - Annualized Growth Rate:2.7% Source: Smith Travel Research & HMI Only one hotel, the 150-room Sheraton Hotel in Woodbury, was added to the · competitive hotel set recently, in July, 2008. There was a room count change at three of the hotels in the competitive set. · This may have resulted in the slight decrease in lodging supply noted in 2012 and year-to-date 2013. This markets historic Lodging Supply absorption rate is 2 years and 8 · months, well within the acceptable three-year absorption period . 36 COMPETITIVE LODGING PERFORMANCE Occupancy YTDYTD 20072008200920102011201220122013 Primary Competitive Hotels61.7%53.0%46.5%55.2%57.3%55.9%57.4%62.4% Source: Smith Travel Research & HMI Occupancy in the subject market is approaching pre-recessionary levels and · is above pre-recessionary levels year-to-date in 2013. At 62.4%, it is now above the 61.7% pre-recessionary levels. COMPETITIVE LODGING PERFORMANCE Average Daily Room Rates YTDYTD 20072008200920102011201220122013 Primary Competitive Average Daily Room Rates$84.88$93.58$83.91$83.78$88.15$93.79$93.86$100.87 Percentage ChangeN/A10.2%-10.3%-0.2%5.2%6.4%6.0%7.5% 2.3% 2007-2012 - Annualized Growth Rate: Source: Smith Travel Research & HMI ADR reacted to the recession in 2009 with a very small decease in 2010. · Since that time, ADR has been significantly increasing into year-to-date 2013. The largest growth rate is occurring year-to-date in 2013. COMPETITIVE LODGING PERFORMANCE Revenue Per Available Room YTDYTD 20072008200920102011201220122013 Primary Competitive Revenue Per Available $52.38$49.62$38.99$46.26$50.49$52.43$53.85$62.92 Room (RevPAR) N/A-5.3%-21.4%18.6%9.1%3.9%2.9%16.9% Percentage Change 1.0% 2007-2012 - Annualized Growth Rate: Source: Smith Travel Research & HMI Similar to ADR, the only years showing a decline in RevPAR were 2008 due · to demand decreases and 2009 due to ADR and Lodging Demand decreases. There have been substantial RevPAR increases in 2010, 2011, and year-to-date 2013. This is because of positive ADR growth and a small decrease in Lodging Supply. 37 ISSUES, RISKS AND OPPORTUNITIES The following section of the report deals with topics that should be addressed when undertaking a hotel development project such as the one studied in this report. Many of these topics are common to hotel development and are addressed here as a matter of due diligence in evaluating the subject market and subject site for the proposed hotel. Also highlighted in this section are any concerns which have arisen during the research portion of this report that would directly affect the hotel development. This may require additional research by the developer when pursuing the development of the proposed hotel. These Issues, Risks and Opportunities could be enhanced in a Comprehensive Hotel Market Study. COMPETITIVE PRICING PRESSURES This market and a new mid-scale, limited-service hotel will need to be sensitive to the in the greater Cottage Grove market. As discussed Competitive Pricing Pressures previously in this report, the potential Rate Sensitivity in the Social/Leisure market will impact the proposed hotels rate positioning. It is recommended that the proposed hotel have the ability to increase rates during peak demand periods and the ability to offer solid price/value with decreased rates during slower demand periods. A well-positioned mid-scale hotel product is recommended for this subject market. Rate positioning was discussed previously in this report. It is recommended that the proposed hotels rate positioning be in the 101.7% range to the competitive set. These Competitive Pricing Pressures would be discussed in greater detail in a Comprehensive Hotel Market Study. GROWTH IN LODGING DEMAND in this marketdisplayed good growth in 2010 and 2011. In 2012, Lodging Demand the subject market saw a slight decrease in Lodging Demand. Further analysis indicates a possible reason for this decrease was the 6.4% increase in ADR in 2012. While this is not an overly high ADR growth rate, it is the highest growth rate since the national recession. It appears that the subject market has returned to its pre- recessionary ADR level. The historic annual Lodging Demand increase was 1.16% from 2007 to 2012 and 5.79% from 2009 to 2012. An annual future growth rate of 3.25% was used in the years from 2014 through 2017. This percentage is midway between these two growth rates. It also takes into account the 3.79% growth rate projected for 2013. These Lodging Demand Growth factors will be discussed in greater detail in a Comprehensive Hotel Market Study. 38 GROWTH IN LODGING SUPPLY There was a 2.7% annual increase in the this market from 2007 to Lodging Supply of 2012. Local representatives did not indicate any new hotels being considered in the subject market area at this time. Since this is a regional market, lodging supply growth should be monitored closely by the developer for impact on hotel operations in the region. PROPERTY TAXES A detailed analysis of the structure in the City of Cottage Grove was not Property Tax within the scope of this report. The developer should analyze the property tax structure within the City of Cottage Grove and Washington County. POLITICAL CLIMATE The in the subject market was reported to be supportive of Political Climate development in the City of Cottage Grove. ENVIRONMENTAL CONCERNS No unusual were noted in the subject site area of the Environmental Concerns proposed hotel. A detailed Environmental Impact study was not within the scope of this preliminary report. Toxic waste issues were not directly addressed within the scope of this study. However, the developer should conduct necessary environmental impact testing to make sure that the proposed hotel is in compliance with local ordinances and environmental regulations. Additionally, this should include a review of previous use, soil integrity, water drainage, water seepage, flood plain, toxic waste issues, etc. ZONING AND ARCHITECTURAL CONCERNS Discussions with City of Cottage Grove officials indicated that while a portion of the subject site is currently part of a park, it should be possible to change the zoning to support the proposed hotel project. Also, they did not mention any special architectural/design issues. However, this should be confirmed by the developer. LABOR MARKET, SUPPLY AND WAGES The was reported as being adequate in the subject market to support Labor Market hotel development. While no were reported that would affect hotel operations, wage Wage Pressures scales would need to be competitive with other employers in the Retail Trade, Manufacturing, Education, and Public Administration (i.e. local government) sectors in the Cottage Grove and Washington County market areas. 39 AREA OF FRANCHISE PROTECTION It is recommended that an be established to ensure that Area of Franchise Protection there is no encroachment on the subject market by a similarly branded hotel. For Cottage Grove, this should potentially include at least a ten-mile radius around Cottage Grove and it should include the Woodbury market area. This should include the period of years until the proposed hotel stabilizes. This will require negotiating with the proposed franchise brand to ensure adequate protection. 40 CONCLUSIONS Based upon the preliminary research conducted, the recommended size and type of hotel product for the proposed hotel is an 80-room, limited-service, mid-scale hotel, with traditional rooms, a few suites, and a few extended-stay style rooms. This style of property will have a variety of rooms to satisfy the Lodging Demand in the subject market. These projections are based upon the subject markets performance at the time of this report and the timely completion of the project discussed herein (based upon this reports presentation)Effects of preliminary Occupancy, Average Daily Room Rate, Sale . Revenue, Preliminary Operational Performance, and Benchmark Development Costs will be reported accordingly along with recommendations for the proposed hotel. This information would be enhanced with more detail in a Comprehensive Hotel Market Study for a specific hotel development. Additional details regarding the proposed hotel type and size are presented in the preliminary section of this report. Other support Property Recommendations amenities would be discussed in more detail in a Comprehensive Hotel Market Study for a specific hotel development. In this projected scenario, the proposed hotel is scheduled to open in early 2015 with 2015 as its first full year of operation. The opening schedule for the proposed hotel is discussed later in this section. PRELIMINARY PROJECTED PROPERTY PERFORMANCE The following chart shows the proposed hotels preliminary projected performance in Occupancy, Average Daily Rate and Projected Revenue in its third year of operation, 2017. The projected performance estimates included in this section would be reviewed in greater detail in a Comprehensive Hotel Market Study for a specific hotel development. The specific type, style and brand of hotel to be developed could affect these estimates and projections. PROJECTED PERFORMANCE FOR A 80-ROOM MID-PRICED, LIMITED-SERVICE PROPERTY PROJECTED MARKET PROJECTED PERFORMANCEPROJECTED HOTEL PRESENT MARKET PERFORMANCE PENETRATION MARKET 80 ROOMS OCCUPANCY Probable63.8%125.5%80.0% ADR Probable$114.39101.7%$116.33 RevPAR Probable$72.93127.6%$93.08 REVENUE ProbableNANA$2,717,954 *Projected performance is +/- 5 percentage points and will be affected by changes in Lodging Supply and Demand growth levels used to formulate these projections. Source: HMI 41 Preliminary Occupancy Highlights of the preliminary Occupancy projections are as follows: At 80 rooms, the proposed hotel will have a yield to the Competitive Sets · projected Occupancy commencing at 125.5%. Occupancy was capped at 80%. This is a conservative maximum · Occupancy level for a new hotel. At 80% Occupancy, it will use a size yield adjustment of 125.5% in the third year. This is not all of the 133.5% potential size yield adjustment for an 80-room hotel. An 80-room hotel is the largest sized hotel that would enable Occupancy to · be maximized at 80%. Developing a smaller hotel would enhance potential Occupancy performance. Likewise, developing a larger hotel would decrease potential Occupancy performance. An 80% impact factor for the proposed hotel was utilized for projection · purposes in this preliminary report. This would account for the portion of lodging demand currently being served by markets outside of Cottage Grove. Lodging demand was projected to increase by 3.79% in 2013 and continue to · increase by 3.50% in 2014, 3.00% in 2015, and 2.50% in both 2016 and 2017. This generated a future Lodging Demand growth rate of 3.25%. No new Lodging Supply was added to these projections. · This information would be enhanced with more detail in a Comprehensive Hotel Market Study for a specific hotel. Preliminary Average Daily Room Rate The following are highlights of the preliminary ADR. A 7.23% increase in ADR was used for 2013. It is anticipated that ADR would · increase by 4.0% in 2014, 3.5% in 2015, 3.0% in 2016, and 2.5% in 2017. This would result in a cumulative annual growth rate of 4.39% which is conservative compared to the historic rate of growth of 6.71% seen from 2007 to 2013. Rate positioning at 101.7% was used as stated previously in this report. · This information would be enhanced with more detail in a Comprehensive Hotel Market Study for a specific hotel. 42 Preliminary Projected Room Revenue Given the preliminary projected Occupancy and ADR levels, the proposed hotel should achieve RevPAR levels significantly greater than the competitive hotel set by its third year of operation. This information would be enhanced with more detail in a Comprehensive Hotel Market Study for a specific hotel. PRELIMINARY OPERATIONAL PROFORMA The following Preliminary Operational Proforma chart depicts the Projected Performance of the proposed mid-scale, limited-service hotel based on the Occupancy and Average Daily Room Rates established in this report. PRELIMINARY OPERATIONAL PROFORMA 201520162017 $1,838,886$2,388,965$2,776,442 Revenue Departmental $479,336$622,723$723,726 Expenses Undistributed Operating $477,497$620,334$720,949 Expenses Gross Operating Profit$882,052$1,145,907$1,331,767 *Note: GOP is before Fixed Costs of P&I, Real Estate Tax, Insurance, Management Fees, Franchise Fees & Reserve for Replacement. Source: HMI The expense amounts and Gross Operating Profits (GOP) in the chart above were calculated by applying the performance results of the mid-priced hotel segment reported in the Smith Travel Research on the US Lodging Host Report 2012 Market. In a full Operational Proforma and Investment Analysis, the results in the above chart would be expanded to show greater detail and would forecast cash flow after debt service. 43 PRELIMINARY BENCHMARK DEVELOPMENT COST FACTOR Based on preliminary Occupancy and Average Daily Room Rate projections, Benchmark Development Costs for the proposed hotel were calculated. These provide a preliminary indication of the viability of developing the proposed hotel. More comprehensive feasibility research should be performed to obtain anticipated operational expenses and fixed cost structuring such as debt service, property taxes, insurance, and depreciation. It would also assist in formulating a more thorough analysis of the financial viability of this hotel project. Land cost is another factor that would have significant impact on Benchmark Development Costs. Benchmark Development Costs include all costs associated with the proposed hotels development up to its stabilized year of operation: land costs; land preparation costs; development costs; construction/renovation costs; furniture, fixtures and equipment (FF&E); pre-opening operational and marketing expenses; and cash flow shortages to a stabilized year of operation. Any other associated development costs would also be part of this calculation. A developmental Occupancy factor of 60.0% was used for this proposed mid-priced, limited-service hotel. A factor of $1.40 of Average Daily Room Rate per thousand dollars of development cost was utilized for this proposed mid-priced, limited-service hotel. Deviations from the developmental Occupancy and Average Daily Room Rate Factors were calculated based upon Occupancy and Average Daily Room Rate Projections established previously in this report. With that in mind, the following preliminary Benchmark Development Costs were calculated. BENCHMARK DEVELOPMENT COSTS ALLOWABLEALLOWABLE COSTTOTAL PER ROOM*PROJECT COST* 80 Rooms$99,630$7,970,427 *These projections will be affected by changes in Projected Occupancy or Projected ADR. Source: HMI Ideally, as the developer calculates development costs for the proposed hotel, their total should not surpass these preliminary break-even Benchmark Development Costs. Exceeding these Benchmark Development Costs may indicate that the proposed hotel is not financially feasible to pursue. However, projected development costs below these Benchmark Development Costs may indicate that additional research should be performed by the developer to determine the overall economic feasibility of developing this hotel. 44 The Benchmark Development Cost calculations listed above are only some of many benchmarks the developer should utilize in determining the feasibility of this proposed hotel project. These Benchmark Development Cost calculations do not take into account any return on investment, cash flow, or present value calculations. These would be projected in an actual Operational Proforma or in an Analysis of Cash Flow and Return on Investment. The actual Return on Investment should include returns on both the projected Sales Value and the Cash Flow analysis for the proposed hotel. PRELIMINARY PROPERTY RECOMMENDATIONS The following Property Recommendations were based upon the research conducted for this report. These would be enhanced in a Comprehensive Hotel Market Study for a specific hotel project. Property Type This report provides preliminary recommendations and focuses on developing a mid- scale, limited-service hotel in the Cottage Grove market. The preliminary projections in this report reflect this type of hotel positioning as well. It is anticipated that the required support elements of a limited-service, mid-priced hotel would be provided at the proposed hotel. This includes the appropriate product offerings and guest services such as a health/fitness center and an indoor pool, if cost effective. The Market Segmentation and Profiles outlined in this report reflect support for this type of hotel product. Developing a mid-scale, limited-service hotel with national/regional brand recognition fills a niche in this market. Property Size For this report, the proposed hotels Property Size was calculated at 80 rooms. This is 25.1% smaller than the subject markets average sized hotel. This size hotel, given the preliminary projections, will produce an approximate 80% Occupancy level when stabilized. This size hotel would maximize the potential of achieving 80% Occupancy. Developing more than or fewer than 80 rooms would modify the proposed hotels projected levels of performance. The preliminary projections in this report would be enhanced in a Comprehensive Market Study including reviewing the projected size of the proposed hotel. 45 Property Amenities Recommended Property Amenities should be compatible with the product type and national/regional brand affiliation selected for the proposed hotel. Additional property amenities and services which may be required are as follows: The proposed hotel should include internal recreational guest amenities such · as a small health fitness facility/exercise room. An indoor pool with a whirlpool could also be considered. Members of the competitive hotel set have an indoor pool. This type of amenity would assist the proposed hotel in servicing the Social/Leisure market: youth sports teams, family tourists, weddings, and reunions and make it more competitive with other lodging properties in the market. Offering an exercise room/area is recommended. · Since almost all of the hotels in the proposed hotels competitive set are · either mid-scale or upper mid-scale in design, this hotels sleeping rooms should provide the typical amenities currently required by mid-scale and upper mid-scale hotel chains. Adding a small conference room to accommodate 25 to 50 people could add · Lodging Demand potential and diversity to the proposed hotel. It should be multi-functional and potentially dividable to best accommodate diverse group demand. It could also be adjacent to the continental breakfast area to maximize space design. It was mentioned that a larger space, with the potential to seat 100 people, would also be of use to this market. This could be further investigated by the developer with regards to space within the subject site and development cost. Sleeping Room Configuration The Sleeping Room Configuration should be based on the Market · Segmentation Profiles. The rooms should be able to accommodate both the Corporate/Commercial and the Social/Leisure markets. The projected Lodging Demand for the proposed hotel is anticipated to be skewed slightly towards the Corporate/Commercial segments. However, there is a very strong Social/Leisure market in this area and it is recommended that more double-queen rooms than king rooms be included. Double queen-rooms enable greater flexibility and typically satisfy both segments. Therefore, it is recommended that the proposed hotel have perhaps 65% double-queen and 35% king beds. 46 Of these rooms, 10% to 15% could be suite-style rooms. · Of these suites, the necessity for two or three extended-stay style rooms o in the room mix could be considered. These rooms should include the usual fixtures/amenities of an extended-stay unit. They would also accommodate traditional hotel guests when not being used by long term guests. Brand Affiliation Brand Affiliation in this market is recommended and necessary to be · competitive. A branded hotel would assist in positioning this hotel to best capture the Corporate/Commercial and Social/ Leisure markets. . This affiliation will dictate the design of the proposed hotel, the amenities · offered, and its rate positioning. Since all members of the primary competitive set have a recognizable national or · regional brand affiliation, it is strongly suggested that the proposed hotel be affiliated with at least a regional or national brand. HMI can assist in identifying mid-scale brands that would be appropriate for this proposed hotel, if so desired. Rate Strategy The Room Rate Strategy for the proposed hotel should be compatible with · the Average Daily Room Rate projections indicated in this report. Seasonality of Room Rates is also a consideration for this hotel. Given the Average Daily Room Rate research performed and the projections · set forth in this report, it appears that the proposed hotel could compete at 101.7% to the competitive set. This rate structure should be compatible with the traditional rate structure of this · markets overall competitive set. It should also be appropriate for the mid-scale, limited-service hotel proposed in this report. To achieve this, the proposed hotel must match the quality of other hotel products in this market with similar rate positioning. Opening Date The Opening Date for the proposed hotel should be selected based upon the seasonality of the subject market. Ideally, opening the proposed hotel in spring would capture the maximum revenue prior to the softer season beginning in November. This would indicate a potential opening in early 2015. 47 DISCLAIMER The decisions presented herein were based upon the information available and received at the time this report was compiled. Hospitality Marketers International, Inc., (HMI) has taken every possible precaution to evaluate this information for its completeness, accuracy and reliability. To the best of its knowledge, HMI feels the information and decisions presented herein are sound and reliable. At the present time of this report, the United States and world economies are in a major recessionary period. The results of this recession have had significant effects on the economy and social attitudes of the United States. This recession has also altered normal travel patterns by various market segments generating potential Lodging Demand. At the time of the writing of this report, the United States travel industry, and specifically the hotel industry, are still adjusting to and potentially recovering from this recession. The actual long-term results of the recession are still uncertain. There are expectations that the United States will ultimately recover from these events and their effects on the economy and society. There are further expectations that some travel patterns could be changed indefinitely. This report will look at historical trends prior to these significant events. Performance since the start of the recession to the time of this report will also be reviewed and will attempt to factor the effects of these events into the future projections and conclusions presented in this report. Given the present state of uncertainty, HMI is not responsible for effects that occur from future political, economic or social events that ultimately alter these projections. These events should be monitored accordingly and potentially the results of this report may require updating to respond to future events. Also, it should be understood that normal economic and marketplace conditions change constantly. HMI assumes no responsibility for information that becomes outdated once this report is written; nor is it responsible for keeping this information current after February, 2014. It should be understood that the results presented in this report are the professional opinion of HMI and are based upon the information available at this time. These opinions infer proper and professional management of the business operation. The opinions also infer that market conditions do not change the information received upon which those opinions have been based. HMI assumes no responsibility for changes in the marketplace. Furthermore, it is presumed that those reading this report completely understand its contents and recommendations. If the reader is unclear of the understanding of the contents, clarification should be received from its writer, HMI. Lastly, HMI assumes that those who receive this study act in accordance with its recommendations. Any deviation from these recommendations is solely the responsibility of those receiving this report. Further questions concerning this report should be directed to HMI. Sincerely, HOSPITALITY MARKETERS INTERNATIONAL, INC. Gregory R. Hanis, ISHC Lindsey E. Kaptur President Midwest Regional Director EXHIBIT J Demographic Profiles of the City of Cottage Grove Demographic Profiles Population and Households in Cottage Grove Sources: U. S. Census Bureau Decennial Census, Metropolitan Council Annual Estimates, and Metropolitan Council Forecasts. 2009-2013 Population by Age and Gender in Cottage Grove Source: American Community Survey Metropolitan Council Forecasts The Metropolitan Council forecasts how much population, household, and job growth the region and its communities can expect. The forecasts for the City of Cottage Grove are shown below. Forecast Year Population Households Employment 2010 34,589 11,719 6,484 2020 38,400 13,300 7,700 2030 42,200 15,200 8,400 2040 47,000 17,300 9,000 EXHIBIT K Business Organization Form Business Organization Fill in the following information exactly as it is to appear on the Agreement; if operating under a fictitious name, so indicate. Name of Firm: Principal Office Address: Principal Office Telephone No.: Primary Contact Name: Facsimile No.: Please check the box that describes your business and complete the applicable business form below. Individual Corporation Limited Liability Partnership Joint Venture Business Association Other (Explain) _____________________________________________________________________ 1 | Page Partnership Statement: If your business is operating as a partnership, please provide the following information. Date of Organization: Type of Partnership: General Limited Business Purpose of Partnership: Is Partnership Agreement recorded: Yes No If so, when? Please provide the following information for each General Partner. (Attach additional pages, if necessary.) % of Gen Ownership 2 | Page EXHIBIT L Financial Business Release Form Financial Business Information Release Form Contact Person: Financial Institution: Financial Institution Address: Dear : (Proposer) has submitted a development Proposal to in the City of Cottage Grove, MN. As part of the screening process, the City may need to contact you about our banking with the understanding that the information provided will be kept confidential to the extent permitted by law. Sincerely, Signature Date