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HomeMy WebLinkAbout02252025 Agenda Packet AGENDA Planning Commission Regular Meeting Tuesday, February 25, 2025 6:30 PM City Council Chambers, City Hall 1. CALL TO ORDER/PLEDGE OF ALLEGIANCE 2. ADDITIONS TO AGENDA 3. AUDIENCE INPUT 4. CONSENT AGENDA a. Minutes of the January 28, 2025 Regular Meeting Minutes 5. OLD BUSINESS a. Request by Danner, Inc. for renewal of its Small Scale Mineral Extraction Permit for 2025 b. Request by Magellan Land Development for approval of rezoning land from A-2 - Agricultural to R-2 - Low to Medium Density Residential, and a Preliminary Plat to develop 58 townhome units. 6. PUBLIC HEARINGS a. Request by Riveter Real Estate LLC for a major amendment to the Omni Orchards Farm Winery PUD Agreement and a final site and building plan. 7. NEW BUSINESS 8. DISCUSSION 9. ADJOURNMENT Page 1 of 186 ROSEMOUNT PLANNING COMMISSION REGULAR MEETING PROCEEDINGS JANUARY 28, 2025 CALL TO ORDER/PLEDGE OF ALLEGIANCE Pursuant to due call and notice thereof a regular meeting of the Planning Commission was held on Tuesday, January 28, 2025, at 6:30 PM. in Rosemount Council Chambers, 2875 145th Street West. Chairperson Kenninger called the meeting to order with Commissioners Rivera, Buggi, Reed, Beadner, Ellis, and Whitman. Staff present included the following; Community Development (CD) Director Adam Kienberger, Senior Planner Anthony Nemcek, Planner Julia Hogan, and CD Technician Liz Kohler. ADDITIONS TO AGENDA None. AUDIENCE INPUT None. CONSENT AGENDA a. Minutes of the December 16, 2024 Regular Meeting Minutes Motion by Kenninger Second by Beadner Motion to approve the Minutes of the December 16, 2024 Regular Meeting Ayes: 7. Nays: None. Motion Carried. OLD BUSINESS a. Request by Danner, Inc. for renewal of its Small Scale Mineral Extraction Permit for 2025. Motion by Kenninger Second by Reed Motion to continue the Public Hearing until the Planning Commission Meeting on February 25, 2025, so that the applicant can provide the City results on haul-back material testing. Ayes: 7. Nays: None. Motion Carried. PUBLIC HEARINGS a. Request by Greg Steininger for Renewal of a Small Scale Mineral Extraction Permit for 2025 and 2026 CD Technician Kohler presented on a request for the renewal of the Max Steininger Inc Small Scale Page 2 of 186 Mineral Extraction permit for 2025 and 2026. The mining operation is currently in Phase one and will not begin mining Phase two until at least 70 percent of Phase one has been reclaimed. No haul back material was brought into the site in 2024. Kohler showed the site plan, aerial imagery, and site photos. Staff recommended the Planning Commission recommend approval of the renewal of the permit for 2025 and 2026. Chairperson Kenninger opened the public hearing. Motion by Kenninger Second by Ellis Motion to close the public hearing Ayes: 7. Nays: None. Motion Carried. Motion by Reed Second by Buggi Motion to recommend that City Council approve the renewal of the Max Steininger Inc Small Scale Mineral Extraction Permit for 2025 and 2026 subject to terms and conditions in the attached Draft Conditions for Mineral Extraction. Ayes: 7. Nays: None. Motion Carried. b. Request by Magellan Land Development for approval of rezoning land from A-2 - Agricultural to R-2 - Low to Medium Density Residential and a Preliminary Plat to development 58 townhome units. Planner Hogan presented a request for the rezoning from A-2 Agriculture to R-2 Low to Medium Density Residential and preliminary plat approval for the development of 58 townhomes. Hogan showed the site location. The future land use designation is R-2 Residential which allows for up to six units per acre. The proposed site is ten acres, and the development density would be six units per acre. The site will be accessed through a single public street. Hogan also presented the site and landscaping plans. The Parks and Recreation Department reviewed the plans and is recommending an eight-foot-wide trail be benched in on the west side of the site. The city is not looking to acquire parkland, so they will be requesting cash-in-lieu as the park dedication. Hogan mentioned that the developer held a neighborhood meeting on January 15th at Fire Station Two, which had two resident attendees. There was a public comment letter received and a phone call from a resident as well. There was conversation surrounding the area around the site, future development and transportation. Chairperson Kenninger asked about plans for the property to the south as it relates to access to Akron and the number of curb cuts. Nemcek responded that there would just be the singular access from Akron if developed and the public road would be extended into the souther property. Commissioner Kenninger asked about the future land use being guided as Low Density Residential. Hogan clarified that both R-1 and R-2 are allowed land uses in the guided land use of the comprehensive plan, and that R-2 is allowed as a secondary zoning. Commissioner Kenninger opened the public hearing. Jason Palmby Page 3 of 186 7129 Heatherton Trail Palmby stated that he was the applicant and could answer any other questions for the commission. Emily Becker 5354 Parkdale Drive St Louis Park Becker stated that she works for MI Homes and that the price points will be between 385 to 425 thousand for the townhomes. She said that they are designed to look like single family homes and are 29 feet in height, similar to a single-family home. Becker confirmed that the townhomes will be for sale, not for rent. Commissioner Beadner asked about feedback in the neighborhood meeting. Becker responded that there were only two people but one asked the question of if the townhomes would be for sale versus for rent and the other stated that they would rather see single family homes. Becker reiterated that townhomes are an allowed use in the zoning district. Greg and Beth Bergacker 13080 Akron Ave The Bergackers expressed concern over the development. They are worried about people coming into their yard, particularly with the park to the south of them. They said that people have walked through their yard in the past and that they hunt on their property and are worried about people getting hurt. They stated that when the park to the south of their property was created that they were told a fence would be going in, but a fence has not been constructed. They are also worried that the townhomes will be turned into a rentals and will be neglected. They stated that there was a five-day notice for the neighborhood meeting, but they were on vacation and would have otherwise attended the meeting. They asked that the developer put in a privacy fence to ensure people stay out of their yard. Danielle Kent 12870 Amiens Ave Kent stated that she did not receive the neighborhood meeting letter until after the meeting had occurred and would have otherwise attended. She asked about additional safety measures for the project since there will not be a turn lane put in going into the new development. She expressed concern over traffic safety and stated that she already sees a lot of people almost get in car accidents on Akron. Motion by Kenninger Second by Reed Ayes: 7. Nays: None. Motion Carried. Hogan clarified that Dakota County will be requiring a turn lane to access the site. She said that Akron Avenue is a major county road and that the county looks into the traffic volumes and had no issues wiht the development occuring in relation to traffic. Chairperson Kennigner asked if it will be a turn lane for someone turning left into the development or right. Nemcek stated that there is already a center turn lane on that road, so it will be a right turn lane. Commissioner Beadner asked about the trail that would be put in and if it would be cut off at the Page 4 of 186 property line. Hogan responded that when development occurs to the south the trail would be put in. Commissioner Kenninger asked about the park fence mentioned by the property owners to the south. Hogan responded that the Parks and Recreation Director had conveyed that a fence was not required for the development of the park, so the city has not constructed a fence. Becker addressed the fence on the south of the property and stated that the landscaping identifies the property line fairly well. The HOA agreement will be maintaining the regulations on maintenance, including outdoor storage. She also said that the HOA will be maintaining the outlot, snow removal, and lawn care. She stated that rentals are allowed in their units, but they are not common. Commissioner Reed asked if a fence was out of the question. Becker stated that it would be difficult to construct a fence with the required landscaping. Nemcek stated that there are no instances to staff’s knowledge of requiring a fence between two residential uses. He stated it has occurred between differing uses, such as a commercial and residential lot next to one another, but not for two sites with residential uses. Commissioner Whitman asked if this was a special circumstance because of the park and if it was feasible that it seemed reasonable. Commissioner Reed echoed Whitmans sentiment. He also asked if the fence on the park side would be helpful to avoid foot traffic through the southern property. Commissioner Beadner stated that a fence could be added as a condition. Chairperson Kenninger stated that people might just walk around a fence anyway. She asked if there was a sidewalk on the east side and if they would cross the street twice in order to walk down on a sidewalk. Hogan responded that there is no sidewalk and residents would need to cross the street. Commissioner Buggi brought up the road on the plans and if the small section of street is necessary if the property owners to the south are not planning on selling in the near future. Nemcek responded that it is a requirement from the county as a part of their plat approval process. The Commission questioned if there was an easement or something that could be done to establish the trail prior to any sale of the property to the south of the site. Kienberger reminded the Commission that they have the ability to continue an item and because it is not a PUD it is more difficult to leverage conditions on the approval. He stated that continuing the item could give the developer time to find other solutions for the problems that had been brought up. Commissioner Reed stated that he would like to continue the item so that the developer could come up with other solutions and Rivera agreed. Commissioner Ellis stated that the current proposal meets the zoning requirements and that when the item is brought back the commission is bound to approving the plan as it meets those requirements. Chairperson Kenninger said that they could approve tonight and recommend the developer work with the homeowner prior to the City Council meeting. She said that the plan does meet the requirements and the Commission cannot really add an additional condition. Commissioner Whitman stated that the commission has a duty to address concerns regarding safety and that staff should make sure that there were no requirements for a fence on the park side. Commissioner Reed asked if they could approve the rezoning but defer the decision on the preliminary plat. Kienberger advised against separating the two actions since it is the same development. Palmby came back to the podium and said that they could work toward a solution with the property owner to the south and the city if approved. He asked if the item is tabled what direction would need to Page 5 of 186 be taken. Chairperson Kenninger replied that they would need to address the safety concerns about the sidewalk and fence. Palmby stated that the county had implied that any construction of sidewalk or trails would be driven by further development in the area. The Bergackers returned to the podium and stated that there is a steep embankment in that area and any trail development would require a lot of grading. Palmby stated that they can work toward a solution. Commissioner Ellis clarified that the park to the south is an athletic complex and is not necessarily a playground type park. Commissioner Reed asked if the county had addressed the crossing concerns. Nemcek stated that the long-term plan is to have a trail on the east side of Akron Ave. He said that there is a possibility of some right-of-way acquisition in the future. Commissioner Reed asked if that was a possibility to be resolved by the next meeting if the current plan is tabled. Nemcek said it likely would not be figured out within a month. Commissioner Whitman asked about the community meeting requirements. Hogan responded that staff could require the meetings for certain projects and that to her knowledge the developer met any necessary requirements. Kienberger responded that the notice requirements are not the same as the City's public hearing notices. Commissioner Whitman asked about land use designation and how long that has been in effect. Hogan responded that it was adopted with the 2040 Comprehensive plan and there was a public comment period in 2019 for the 2040 plan. Commissioner Whitman brought up the letter that was sent in and the concerns regarding varying intensities of adjacent properties and asked if staff had any concerns with that. Hogan replied that staff does not have any concerns regarding differing densities. Motion by Reed Second by Buggi Motion to continue the item to the February 25, 2025 meeting. Ayes: Kenninger, Rivera, Reed, Whitman, Buggi, Beadner. Nays: Ellis. Motion Carried. c. Request by North Wind Test, LLC., for Preliminary and Final Plat approval and rezoning of 60 acres from A-2 to B-2 Senior Planner Nemcek present on a request by North Wind Test the Preliminary and Final Plat and rezoning of 60 acres from A-2 Agricultural to B-2 Employment. Nemcek presented the site location and the proposed plat of two parcels. One buildable lot and one outlot which would be the site of a future substation; however it could be a buildable lot. Nemcek stated that the rezoning is consistent with the city's land use plan and the area has recently been brought into the MUSA boundary to allow for development. He also showed a preliminary site plan. Staff recommended that the commission recommend that City Council approve the request for a preliminary and final plat and the rezoning. Commissioner Reed asked for clarification of the plans for the roadway that currently runs through the site. Nemcek described the existing roadway's status as a private, University-owned road and how it would be replaced by the new east/west road along the northern site boundary. Chairperson Kenninger asked about the traffic impact analysis that was included with the packet and how it fits in with other development occurring in the area. Nemcek described that how the analysis is one piece of the puzzle and is taking other development into account in its analysis. Commissioner Reed asked how the responsibility for the remediation of environmental concerns would be determined. Nemcek deferred Page 6 of 186 to the applicant as that responsibility would be determined as part of the purchase agreement. Chairperson Kenninger opened the public hearing. David Meyer 358 East Filmore Ave St Paul Meyer gave an overview of North Wind and their previous work and buildings. Their goal is to establish a premier aerospace testing complex site. North wind will be operating it themselves for the next 50 to 100 years. They are partnered with the University of Minnesota and their College of Science and Engineering. Leslie Krueger 3191 15th Ave SE Minneapolis Krueger stated that she is representing the Regents of the University of Minnesota. She gave an overview of the history of the site and brought up that the site has an area of environmental concern associated with it. She said that the MPCA is supervising the University of Minnesota and North Wind to ensure compliance. Krueger said the project will extend the public infrastructure as well. Donald Mullen 353 West 7th St Saint Paul Mullen stated that he was speaking in favor of the project and that it could be really good for the community. Amanda Taylor 1805 Standford Ave St Paul Taylor stated that she was present on behalf of Greater MSP the regional economic development partnership for the Minneapolis-St Paul region. Taylor spoke in favor of the project as it enables opportunity and economic investment. She said the project will advance the region's leadership and innovation, technology, and research and development. It would be the country's premier aerospace testing complex and a competitive asset for the city. Motion by Kenninger Second by Reed Motion to close the public hearing Ayes: 7. Nays: None. Motion carried. The Commission voiced their excitement for the project. Commissioner Beadner asked if large equipment would be brought in for the testing. Meyer stated that they will be completing testing on scale models. Chairperson Kenninger asked about noise and if testing will be indoors. Meyer confirmed that it would be indoors and would be quiet. Motion by Reed Second by Beadner Motion to recommend the City Council approve a rezoning of the subject parcel from A2 - Agriculture to B-2 Employment. Ayes: 7. Nays: None. Motion Carried. Page 7 of 186 Motion by Reed Second by Beadner Motion to recommend the City Council approve the North Wind Addition preliminary and final plats, subject to the following conditions: 1. Execution of a subdivision agreement. 2. Development fees not paid for Outlot A must be submitted are due prior to approval of a building permit for the future substation. 3. Payment of $515,950 in lieu of park land dedication. 4. The developer is responsible for the costs of constructing a bituminous trail along the western side of the Blaine Avenue extension. 5. Conformance with the comments contained within the engineer's memo dated January 23, 2025. 6. Approval of a rezoning of the subject property from A-2 to B-2 in conformance with the City's Comprehensive Plan. Ayes: 7. Nays: None. Motion Carried. NEW BUSINESS None. DISCUSSION Nemcek reminded that the March meeting will be a week earlier and on a Monday. It will take place on the 17th of March. Chairperson Kenninger stated that she will not be present at the April meeting. ADJOURNMENT There being no further business to come before the Planning Commission at the regular Commission meeting, the meeting was adjourned at 7:58 p.m. Respectfully submitted, Liz Kohler Community Development Technician Page 8 of 186 EXECUTIVE SUMMARY Planning Commission Regular Meeting: February 25, 2025 Tenative City Council Meeting: March 18, 2025 AGENDA ITEM: Request by Danner, Inc. for renewal of its Small Scale Mineral Extraction Permit for 2025 AGENDA SECTION: OLD BUSINESS PREPARED BY: Julia Hogan, Planner AGENDA NO. 5.a. ATTACHMENTS: Draft 2025 Mineral Extraction Permit , Site Location , Applicant's Narrative, Updated Site Plan , Aerial Imagery , Panoramic Imagery, Site Photos, Haul- Back Material Testing Results APPROVED BY: AK RECOMMENDED ACTION: Motion to recommend the City Council approve the Danner, Inc. Small Scale Mineral Extraction Permit for 2025, subject to the terms and conditions in the attached 2025 Draft Conditions for Mineral Extraction. BACKGROUND SUMMARY Applicant & Property Owner(s): Marlon L. Danner of Danner, Inc. Location: 4594 145th Street East – one half mile east of US Highway 52 and one quarter mile south of CSAH 42 Area: 75 Acres Comp. Guide Plan Designation: LDR Low Density Residential; MDR – Medium Density Residential; HDR – High Density Residential Current Zoning: A-2 - Agricultural The Planning Commission is being asked to consider an application from Danner, Inc. requesting renewal of their annual small-scale mineral extraction permit for the 2025 calendar year. The small- scale mineral extraction operation is located at 4594 145th Street East in the eastern portion of the City. Small Scale Mineral Extraction is permitted in the city as an Interim Use within specified areas, and the permit for this mineral extraction site expires after one year. The Danner site has been operating as a mine for several years, and the request for renewal is consistent with similar renewals that have previously been issued for the site. Staff is not aware of any significant issues associated with site mining and haul-back since the last review. Please note that the approved permit allows the applicant to perform grading work in the northern portion of the site, outside the approved mining area. While this work is acceptable under the terms of the permit, the applicant should ensure there is adequate fill and topsoil remaining for Page 9 of 186 reclamation of the mining site. After requesting a modification to the phasing of the grading work that was ultimately approved by the City, the work commenced five years ago and has been part of the ongoing mining and reclamation operation being conducted on the site. All such grading is taking place in the “Phase 1” grading area adjacent to County Road 42. It does not appear that much, if any, additional material was placed in the Phase 1 fill area in 2023 and that area has been stabilized with vegetation. The applicant did provide an updated status map with their submittal materials which verified that mining is not occurring below the 840’elevation requirement of their permit. Staff recommends approval of the renewal request for 2025 based upon a review of the information submitted by the applicant, the mineral extraction standards in Section 11-6-4 M. of the City Code, and the attached permit. BACKGROUND The Danner operation extracted approximately 40,000 tons of sand and gravel in 2014 and approximately 65,000 tons of material each year from 2015 through 2017. For 2018 and 2019, the applicant reported the extraction of 60,000 tons of material and this was the case for 2020 as well. 2021 saw about 30,000 tons removed, and 22,000 tons were removed in 2022. In 2023, 20,000 tons of material was removed and in 2024 the applicant stated that approximately 25,000 tons of sand and rock were removed from the site. For 2025, the applicant notes that they plan to be extracting 60,000 cubic yards of material from the site. In addition to the excavation activity, Danner continues to import material to the site for future reclamation. Over the past year, the applicant reports that there were 10,000 cubic yards of “haul-back” material brought to the site from a combination of local government road improvement projects and other redevelopment projects in the area. Testing of this material was previously done in 2018 and at that time the annual review included a report describing the testing performed by Braun Intertec on haul-back material in late 2016 and early 2017. Braun Intertec’s testing found that the soils “meet the requirements of the 2014 Conditions for Small Scale Mineral Extraction Permit for Danner and the Borrow Pit Reclamation Protocol, along with complying with the MPCA guidance for Best Management Practices for the Off-Site reuse of Unregulated Fill.” The material brought to the site over the past few years originated in the same stockpiles from Danner’s South St. Paul yard and Mendota Heights. Staff included a condition in the 2024 mineral extraction permit that haul-back material testing results would need submitted to the city prior to the approval of a 2025 permit. Testing was done by Braun Intertec in January 2025 and submitted to the City in February 2025. The testing results found that the sampled areas met the requirements of the 2024 Small Scale Mineral Extraction Permit and is suitable for reuse as fill at the site. The active mining is shown to be continuing in the southern portions of Phases One, Two and Three. Based upon the plan and site inspection, stockpiling is occurring in the northern portion of Phase one and two. The attached 2024 pit status drawing illustrates the area outlined in blue is a combination of stockpiling, circulation, and material handling activities. This work area is greater than just the mining function. The application previously stated that little restoration is occurring on the site due to stockpiling of material. Staff recommended that some restoration work be completed in 2020 and 2021. The project narrative indicates that some filling has been occurring on the southern property line, and the updated Page 10 of 186 aerial imagery for the property does show that restoration continues to be completed in the southeast corner of the mine. In general, the City expects reclamation to occur as mining reaches the approved elevations, and staff is recommending that this restoration continue in 2025. The applicant has started to run out of room for excavation in the first two phases and will need to continue restoration work in these phases while moving forward into Phase 3. Filling and sloping from east to west has been occurring. During the previous reviews, staff noted that there was storage taking place on the property unrelated to the mining activity. The permit was therefore updated in 2017 to limit the number of storage trailers allowed on the property. Based on staff’s site visit in 2024 and evidence from recent air photographs of the site, the applicant is following the requirement. Grading work is expected to continue throughout 2025 and must adhere to the approved grading plan (as updated to reflect the revised phasing plan). The intent of the grading is to create a level site with access from County Road 42 for future development. It is staff’s understanding that some of the material is from the mining site. The property/owner will be expected to fulfill the reclamation plans using additional on-site material or bring additional topsoil etc. from off site. ISSUE ANALYSIS The subject property is zoned A-2 – Agricultural and meets or exceeds the applicable performance standards for small-scale mineral extraction. Small-scale mineral extraction is listed as an interim use within the Agricultural district. The table below details the current land use, zoning, and future land use information for the surrounding properties. These properties are all currently zoned Agricultural or Agricultural Preserve and are located within the 2030 or 2040 Metropolitan Urban Service Area (MUSA). The 2040 Future Land Use Map anticipates a mixture of residential, business park, and industrial uses in this area. Surrounding Land Use and Zoning Information Direction Current Land Use Zoning Guided Land Use North Agriculture A-2 - Agricultural BP – Business Park and LI – Light Industrial South Agriculture A-1 - Agricultural Preserve LDR – Low Density Residential East Agriculture A-2 - Agricultural LDR – Low Density Residential and MDR – Medium Density Residential West Agriculture/Mining A-2 Agricultural LDR – Low Density Residential, MDR – Medium Density Residential and HDR – High Density Residential Page 11 of 186 Access to the Danner mine comes from County Road 42 via a gravel road along the eastern edge of the property. This road is shared with the Bolander mine to the east. The applicant maintains a private access agreement with the neighboring property to coordinate mining levels and allow continued access to both the sites. The permit application notes that haul roads within the City will continue to be County Road 42 to State Highway 52. The annual renewal for mineral extraction permits includes a site inspection and consultation with the Rosemount Police Department regarding any police activity. Police records noted no activity at (or calls to) the subject property in 2024. RECOMMENDATION Staff recommends approval of this request based upon a review of the information submitted by the applicant, the mineral extraction standards in Section 11-6-4 M. of the City Code, and the attached permit with conditions of approval. Page 12 of 186 1 Mineral Extraction Permit 20254 Conditions for Small Scale Mineral Extraction Permit DANNER, INC. A Danner Inc., hereinafter referred to as the “Property Owner”, shall sign a written consent to these conditions binding itself and its successors or assigns to the conditions of said permit. B The property Owner shall comply with all terms of this permit as well as the standards for mineral extraction listed in Section 11-6-4 M. 11-10-04 of the City Code. C This permit is granted for the area designated as the eastern half of Phase Two and the entire Phase One (approximately 19.5 acres) on Exhibit A, Mineral Extraction Permit Status Map, which is attached hereto as an exhibit. Regrading and reclamation is granted for the area designated Phase I on Exhibit A. Mineral Extraction Permit dated 10-24-2016. Reclamation in Phase I should occur over the 2024 calendar year. D The term of the permit shall extend from the date approved by the City Council until December 31, 20254 unless revoked prior to that for failure to comply with the permit requirements. An Annual Mining Permit fee shall be paid to the City of Rosemount. E All required permits from the State of Minnesota, County of Dakota and City of Rosemount (hereinafter "City") or any of their agencies shall be obtained and submitted to the City prior to the issuance of the permit. Failure by the Property Owner to comply with the terms and conditions of any of the permits required under this paragraph shall be grounds for the City to terminate said mining permit. F The final grading for the permit area shall be completed in accordance with the Final Reclamation Plan, attached as Exhibit B, or as approved by the City Engineer, and any other conditions that may be imposed by the City from time to time. G All gravel trucks and other mining related traffic shall enter and exit the mining area from County State Aid Highway 42. It shall be the Property Owner's responsibility to obtain any access permits or easements necessary for ingress and egress. The location of the accesses and/or easements for ingress and egress shall be subject to approval by the City, as well as the County Highway Department if any changes occur relative to the mining process. H A plan for dust control shall be implemented and subject to approval by the City. The Property Owner shall clean dirt and debris from extraction or hauling operations related to the Mineral Extraction Permit from streets. After the Property Owner has received 24-hour verbal notice, the City may complete or contract to complete the clean-up at the Property Owner’s expense. In the event of a traffic hazard as determined by the Public Works Director or Rosemount Police Department, the City may proceed immediately to complete or contract cleanup at Property Owner’s expense without prior notification. I The surface water drainage of the mining area shall not be altered so as to interfere, contaminate, or otherwise affect the natural drainage of adjacent property. J No topsoil shall be removed from the site and the Property Owner shall take necessary measures to prevent erosion of the stockpiled topsoil. The location of the stockpiled topsoil shall be as indicated on Exhibit A. Page 13 of 186 2 K Any costs incurred now or in the future in changing the location of existing public or private utilities including but not limited to pipelines, transmission structures and sewer infrastructure located within the permit area shall be the sole obligation and expense of the Property Owner. L All costs of processing the permit, including but not limited to planning fees, engineering fees and legal fees, shall be paid by the Property Owner prior to the issuance of the permit. The Property Owner shall reimburse the City for the cost of periodic inspections by the City Engineer or any other City employee for the purpose of insuring that conditions of the permit are being satisfied. The Property Owner agrees to reimburse the City for any other costs incurred as a result of the granting or enforcing of the permit. M The daily hours of operation for the mining area shall be limited to 7:00 a.m. to 7:00 p.m. Monday through Saturday, subject, however, to being changed by the City Council. N The Property Owner shall deposit with the Planning Department a surety bond or cash escrow in the amount of Seven Thousand Five Hundred Dollars per acre ($7,500.00/acre) of active phase in favor of the City for the cost of restoration, regrading and/or revegetating land disturbed by mining activities and to assure compliance with these conditions by the Property Owner. The required surety bonds must be: (1) With good and sufficient surety by a surety company authorized to do business in the State of Minnesota with the right of the surety company to cancel the same only upon at least thirty (30) days written notice to the permit holder and the City. (2) Satisfactory to the City Attorney in form and substance. (3) Conditioned that the Property Owner will faithfully comply with all the terms, conditions and requirements of the permit; all rules, regulations and requirements pursuant to the permit and as required by the City and all reasonable requirements of the City Engineer, or any other City officials. (4) Conditioned that the Property Owner will secure the City and its officers harmless against any and all claims, or for which the City, the Council or any City officer may be made liable by reason of any accident or injury to persons or property through the fault of the Property Owner. (5) The surety bond or cash escrow shall remain in effect from January 1, 20254 to July 31, 20265. Upon thirty (30) days’ notice to the permit holder and surety company, the City may reduce or increase the amount of the bond or cash escrow during the term of this permit in order to insure that the City is adequately protected. O. The Property Owner shall furnish a certificate of comprehensive general liability insurance issued by insurers duly licensed within the State of Minnesota in an amount of at least Five Hundred Thousand and no/100 ($500,000.00) Dollars for injury or death of any one person in any one occurrence, bodily injury liability in an amount of at least One Million Five Hundred Thousand and no/100 ($1,500,000.00) Dollars and property damage liability in an amount of at least Two Hundred Fifty Thousand and no/100 ($250,000.00) Dollars arising out of any one occurrence. The policy of insurance shall name the City as an additional insured and shall remain in effect from January 1, 20254 to July 31, 20265. P. The storage of equipment (unrelated to the sand and gravel mining and processing), manure, construction debris, or hazardous materials of any kind shall not be permitted on site. The placement of construction debris, manure, asphalt in any form or hazardous materials within the pit as fill shall be strictly prohibited. Q. The Property Owner shall hold the City harmless from all claims or causes of action that may result from the granting of the permit. The Property Owner shall indemnify the City for all costs, damages or expenses, including but not limited to attorney's fees that the City may pay or incur in consequence of such claims. Page 14 of 186 3 R. The Property Owner shall comply with such other requirements of the City Council as it shall from time to time deem proper and necessary for the protection of the citizens and general welfare of the community. S. Complete mining and reclamation is required in all phases before any additional mining is authorized. Modifications or expansion of the mining areas must be approved in writing to the City. Property Owner shall submit to the City semiannually a written report indicating the amount of material extracted from the site for the prior six-month period. T. The Property Owner shall incorporate best management practices for controlling erosion and storm water runoff as specified by the Minnesota Pollution Control Agency and the United States Environmental Protection Agency. U. Reclamation shall include the replacement of the entire stockpile of topsoil on the mined area, reseeding and mulching necessary to re-establish vegetative cover for permanent slope stabilization and erosion control. The minimum depth of topsoil shall not be less than two inches after reclamation. No restored slopes may exceed a gradient of 25% or four to 1 (4:1). V. The Property Owner must show how materials stockpiled for recycling will be processed and inform the City of all stockpiled materials. W. All recycling must be completed with the completion of the current phase and materials removed from the site. No recycling processes shall be allowed to continue into subsequent phases. X. The Property Owner may not assign this permit without written approval of the City. The Property Owner will be responsible for all requirements of this permit and all City ordinances on the licensed premises for the permit period unless the Property Owner gives sixty (60) days prior written notice to the City of termination and surrenders the permit to the City. The Property Owner shall identify all Operators prior to their commencement of mineral extraction-related activities in the pit area. The City shall have the authority to cause all mineral extraction activities to cease at any time there is an apparent breach of the terms of this Permit. Y. The Property Owner shall install and maintain a “stock” gate (or equivalent) at the entrance to the property where the mining operation is located. The gate must be secured at 7:00 p.m. and at any time the pit is not in use. Z. The fill area regrading and reclamation shall follow the procedures described in the Danner Inc. Borrow Pit Reclamation Protocol Rosemount, Minnesota including a report submitted to the City describing the quantities of material brought in, where the material came from, and the test result of the material. The reports submitted shall describe the quantities of material brought in, where the material came from, and the test results, including supporting analytical results of the materials. AA. No gravel mining is permitted in the Fill Area as shown on Exhibit A. BB. Mining to the elevation of 840 feet above mean sea level provided that the site is reclaimed to the elevation shown on Exhibit A with haul-back, clean-fill material in accordance with the Danner Inc. Borrow Pit Reclamation Protocol Rosemount, Minnesota. In no instance shall mining occur in the groundwater aquifer. CC. Blasting or the use of explosives is prohibited in the mining of the Danner gravel pit. DD. The City of Rosemount shall have the ability to collect independent soil and water samples. Page 15 of 186 4 EE. The operator shall install and maintain “No Trespassing” signs consistent with the standards outlined in Minnesota State Statute 609.605. FF. The operator is permitted to have two trailers for storage of items directly related to the operation of the mine and mining equipment. Storage of more than two trailers would be a violation of the conditions of the mining permit and could be cause for revocation of the approval. GG. Testing of all haul-back material brought to the site shall be completed, and the results submitted to the City, by May 1, 20264. That Danner, Inc., Property Owner, hereby consents and agrees to the foregoing conditions of said mining permit. IN WITNESS WHEREOF, the Property Owner has hereunto set his hand this _____ day of __________________, 20_____. DANNER, INC. By:__________________________________ Its: _________________________ STATE OF MINNESOTA ) ) § COUNTY OF __________ ) The foregoing instrument was acknowledged before me this ______day of _________________, 20___, by __________________________________, on behalf of Danner, Inc., Property Owner. ______________________________________ Notary Public Page 16 of 186 Page 17 of 186 Page 18 of 186 107221 PIT STATUS 2017 LANDSCAPE ARCHITECTS 2422 Enterprise Drive,Mendota Heights, MN 55120 (651)681-1914 Fax:681-9488 CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS Date Designed Drawn OF 12-10-25 NAP NAP 11DANNER, INC. SOUTH ST. PAUL, MINNESOTA 55075 ROSEMOUNT PIT - CO. RD. 42 ROSEMOUNT, MINNESOTA MINERAL EXTRACTION PERMIT 843 HARDMAN AVENUE SOUTH 2025 - STATUS LOCATION MAP LOWEST VERIFIED ELEVATION: 840.01 12-10-24 Page 19 of 186 August 2023 October 2024 Page 20 of 186 April 2023 April 2024 Page 21 of 186 Page 22 of 186 Page 23 of 186 AA/EOE Braun Intertec Corporation 11001 Hampshire Avenue S Minneapolis, MN 55438 Phone: 952.995.2000 Fax: 952.995.2020 Web: braunintertec.com February 19, 2025 Project B2500590 Mr. Bryan Chirhart Danner Incorporated 843 Hardman Avenue South South Saint Paul, MN 55075 Re: Stockpile Sampling Letter Mineral Extraction Permit Dated 10-24-2016 Danner Rosemount Gravel Pit 4594 145th Street East Rosemount, Minnesota Dear Bryan Chirhart: On behalf of Danner Incorporated (Danner), Braun Intertec Corporation recently conducted stockpile sampling activities related to the proposed future use of the soils as fill material at the Danner Rosemount Gravel Pit (Site), in accordance with the authorized scope of services described in our proposal dated January 17, 2024. This letter summarizes the sampling activities and procedures and provides a discussion of the soil analytical results. Background Two stockpiles of soil, each approximately 50,000 cubic yards in volume, are currently located at the Site. The Site location map depicting the stockpiles (North Stockpile and South Stockpile) is included as Figure 1. It is our understanding these stockpiled soils were imported to the Site from two redevelopment projects located in South Saint Paul and Mendota Heights, respectively, and are intended to be used as fill at the Site in order to reclaim a portion of the mine. In order to meet the requirements of the 2024 Small Scale Mineral Extraction Permit, stockpile sampling is required prior to reuse to document that the stockpile soils are not contaminated. Stockpile Sampling Procedures On January 29, 2025, Braun Intertec completed environmental soil screening and sampling of the currently stockpiled soils at the Site. Danner provided the backhoe for excavation into the stockpiles to assist in observing the soils and collecting the representative soil samples. A Braun Intertec environmental professional visually observed the stockpiled soil for the presence of contamination such as debris, unusual staining or odors, and/or and other apparent signs of contamination. Page 24 of 186 Danner Incorporated Project B2500590 February 19, 2025 Page 2 Each stockpile was divided into roughly four equal parts for sampling and evaluation purposes. Four composite samples were collected from each stockpile. Each composite sample consisted of equal volume sub-samples collected from two distinct sampling points. Each sampling point was visually observed for indications of contamination and screened for headspace analysis of organic vapors following the Minnesota Pollution Control Agency (MPCA) approved methodology and in accordance with Braun Intertec Standards of Procedures (SOPs) using a photoionization device (PID) equipped with a 10.6 electron volt (eV) lamp. The composite samples were submitted for laboratory analysis of the following parameters:  Resource Conservation and Recovery Act Metals (RCRA Metals) by United States Environmental Protection Agency (EPA) Method 6020B/7471B  Polycyclic aromatic hydrocarbons (PAHs) by EPA Method 8270E SIM Additionally, a grab sample was collected from one of the two sampling points from each composite sample and analyzed for the following parameters:  Diesel range organics (DRO) by the Wisconsin Modified Method  Gasoline range organics (GRO) by the Wisconsin Modified Method  Volatile organic compounds (VOCs) by EPA Method 8260D The resultant 8 composite and 8 grab samples were submitted to the Pace Analytical laboratory of Minneapolis, Minnesota for laboratory analysis. Results Observed organic vapor concentrations ranged from 0.0 to 3.6 parts per million (ppm). PID readings less than 10 ppm are considered to be general background readings. No indications of contamination (e.g., debris, unusual staining, or odors) were observed in or on the stockpiles or sampling points. Soil screening PID results are included in Table 1. A summary of the soil analytical results is provided in Table 2, which includes Soil Reference Values (SRVs), Background Threshold Values (BTVs), and Soil Leaching Values (SLVs) for comparison. The SRVs and SLVs are allowable risk-based contaminant concentrations derived by the MPCA using risk assessment methodology, modeling, and risk management policy to guide investigation and cleanup actions. SRVs relate to direct-contact exposure scenarios and SLVs relate to potential leaching of Page 25 of 186 Danner Incorporated Project B2500590 February 19, 2025 Page 3 contaminants to groundwater. BTVs were established by the MPCA based on an estimate of state-wide natural background concentrations for inorganics and ambient background concentrations for organics. BTVs are used in instances where the MPCA calculated a health-based SRV that is below estimated background values (MPCA guidance document c-r1-05, April 2021). Concentrations of contaminants in soil, SRVs, BTVs (where applicable), and SLVs are expressed in units of milligrams per kilogram (mg/kg). Additionally, the soil analytical results for DRO and GRO analysis were compared against the MPCA Unregulated Fill Criterion of 100 mg/kg. The following provides a summary of the soil analytical results:  No VOCs were detected at concentrations above laboratory reporting limits in any grab samples.  Varying concentrations of PAHs were detected at or above laboratory reporting limits in each composite soil sample analyzed. The concentrations of the detected PAHs were below all regulatory standards.  Varying combinations of arsenic, barium, total chromium, and lead were detected in all composite soil samples above laboratory reporting limits but below all regulatory standards. No other metals were detected at concentrations above laboratory reporting limits in any samples.  GRO was not detected at concentrations above laboratory reporting limits in any grab samples.  DRO was detected at concentrations above laboratory reporting limits in two of the grab samples collected. The concentrations of the detected DRO were below the MPCA Unregulated Fill Criterion. The complete laboratory report with chain-of-custody form is included in Attachment A. Conclusions Analytical results showed no analyzed constituent concentrations that were in exceedance of any regulatory criteria. Based on the analytical results and field observations, the sampled North and South Stockpiles meet the requirements of the 2024 Small Scale Mineral Extraction Permit and are suitable for reuse as fill at the Site. Page 26 of 186 Danner Incorporated Project B2500590 February 19, 2025 Page 4 Closing Remarks 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. Sincerely, BRAUN INTERTEC CORPORATION Amanda E. Lanning, PG Project Scientist Imants Pone Group Manager, Senior Scientist Attachments: Figure 1 – Site and Stockpile Locations Map Table 1 – Photoionization Detector (PID) Measurements Table 2 - Analytical Results of Stockpile Soil Samples Attachment A – Laboratory Analytical Report Page 27 of 186 Figure Page 28 of 186 APPROXIMATE SITE BOUNDARY NORTH STOCKPILE SOUTH STOCKPILE CR 42 Drawing Information Project Information Last Modified: F: \ 2 0 2 5 \ B 2 5 0 0 5 9 0 \ G I S \ B 2 5 0 0 5 9 0 . a p r x Drawing No: Checked By: Date Drawn: Drawn By: 2/19/2025 "/ Stockpile Grab Sample Locations 11001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000 braunintertec.com SCALE: 1" = 400' 0 410205 ' o Fig1 Tabloid Project No: B2500590 AL 2/19/2025 SL Rosemount, Minnesota 4594 145th Street East Danner Rosemount Gravel Pit Site and Stockpile Locations Map Figure 1 "/ "/ "/ "/ "/ "/ "/ "/ "/ "/ "/ "/ "/ "/ "/ "/ NORTH STOCKPILE SOUTH STOCKPILE NSP 4-1 NSP 3-1 NSP 2-1 SSP 4-2 SSP 4-1 SSP 3-1 SSP 2-1 SSP 1-1 NSP 4-2 NSP 3-2 NSP 2-2 NSP 1-2 NSP 1-1 SSP 1-2 SSP 2-2 SSP 3-2 Page 29 of 186 Tables Page 30 of 186 Table 1 Photoionization Detector (PID) Measurements Danner Rosemount Gravel Pit Rosemount, Minnesota Project B2500590 NSP‐1‐1 0.1 NSP‐1‐2 0.2 X NSP‐2‐1 1.5 X NSP‐2‐2 0.1 NSP‐3‐1 2.1 X NSP‐3‐2 0.5 NSP‐4‐1 0.5 X NSP‐4‐2 0.0 SSP‐1‐1 2.1 X SSP‐1‐2 1.8 SSP‐2‐1 1.9 X SSP‐2‐2 0.9 SSP‐3‐1 3.4 SSP‐3‐2 3.6 X SSP‐4‐1 1.5 SSP‐4‐2 1.9 X Notes ppm = parts per million Sample Location ID PID Measurement (ppm) Grab Sample  Analyzed South Stockpile North Stockpile Page 1 of 1 Page 31 of 186 Table 2 Analytical Results of Stockpile Soil Samples Danner Rosemount Gravel Pit Rosemount, Minnesota Project B2500590 NSP‐1‐2NSP‐1NSP‐2‐1NSP‐2NSP‐3‐1NSP‐3NSP‐4‐1NSP‐4 SSP‐1‐1 SSP‐1 SSP‐2‐1 SSP‐2 SSP‐3‐2 SSP‐3 SSP‐4‐2 SSP‐4Trip Blank Grab Composite Grab Composite Grab Composite Grab Composite Grab Composite Grab Composite Grab Composite Grab Composite ‐‐‐ 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 1/29/2025 Volatile Organic Compounds (VOCs) (mg/kg) All reported VOCs ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐ ‐‐‐ ‐‐‐ Polycyclic Aromatic Hydrocarbons (PAHs) (mg/kg) Acenaphthylene 208‐96‐8 ‐‐‐<0.0114 ‐‐‐<0.0120 ‐‐‐<0.0116 ‐‐‐<0.0110 ‐‐‐<0.0110 ‐‐‐<0.0118 ‐‐‐<0.0114 ‐‐‐0.0221 ‐‐‐NE NE NE Anthracene 120‐12‐7 ‐‐‐<0.0114 ‐‐‐<0.0120 ‐‐‐<0.0116 ‐‐‐<0.0110 ‐‐‐0.0156 ‐‐‐0.0212 ‐‐‐<0.0114 ‐‐‐0.0347 ‐‐‐2,800 42,000 1,300 Benz(a)anthracene 56‐55‐3 ‐‐‐0.0156 ‐‐‐0.0166 ‐‐‐<0.0116 ‐‐‐0.0403 ‐‐‐0.0611 ‐‐‐0.0816 ‐‐‐0.0349 ‐‐‐0.135 ‐‐‐cPAH cPAH cPAH Benzo(b)fluoranthene 205‐99‐2 ‐‐‐0.0308 ‐‐‐0.0346 ‐‐‐0.0215 ‐‐‐0.0682 ‐‐‐0.114 ‐‐‐0.128 ‐‐‐0.0605 ‐‐‐0.243 ‐‐‐cPAH cPAH cPAH Benzo(k)fluoranthene 207‐08‐9 ‐‐‐<0.0114 ‐‐‐<0.0120 ‐‐‐<0.0116 ‐‐‐0.0228 ‐‐‐0.0404 ‐‐‐0.0492 ‐‐‐0.019 ‐‐‐0.0989 ‐‐‐cPAH cPAH cPAH Benzo(a)pyrene (BaP) 50‐32‐8 ‐‐‐0.0198 ‐‐‐0.0197 ‐‐‐0.0144 ‐‐‐0.0495 ‐‐‐0.0814 ‐‐‐0.0929 ‐‐‐0.042 ‐‐‐0.183 ‐‐‐2BTV; cPAH 23; cPAH 1.4; cPAH Benzo(g,h,i)perylene 191‐24‐2 ‐‐‐0.0272 ‐‐‐0.0242 ‐‐‐0.0195 ‐‐‐0.045 ‐‐‐0.0666 ‐‐‐0.0763 ‐‐‐0.0403 ‐‐‐0.157 ‐‐‐NE NE NE Chrysene 218‐01‐9 ‐‐‐0.0251 ‐‐‐0.0274 ‐‐‐0.0179 ‐‐‐0.0542 ‐‐‐0.0738 ‐‐‐0.0903 ‐‐‐0.0453 ‐‐‐0.182 ‐‐‐cPAH cPAH cPAH Dibenz(a,h)anthracene 53‐70‐3 ‐‐‐<0.0114 ‐‐‐<0.0120 ‐‐‐<0.0116 ‐‐‐<0.0110 ‐‐‐0.0145 ‐‐‐0.0159 ‐‐‐<0.0114 ‐‐‐0.031 ‐‐‐cPAH cPAH cPAH Fluoranthene 206‐44‐0 ‐‐‐0.03 ‐‐‐0.0414 ‐‐‐0.0225 ‐‐‐0.079 ‐‐‐0.105 ‐‐‐0.178 ‐‐‐0.0636 ‐‐‐0.275 ‐‐‐210 2,700 670 Indeno(1,2,3‐cd)pyrene 193‐39‐5 ‐‐‐0.0155 ‐‐‐0.0168 ‐‐‐0.0117 ‐‐‐0.0322 ‐‐‐0.0539 ‐‐‐0.0625 ‐‐‐0.0305 ‐‐‐0.131 ‐‐‐cPAH cPAH cPAH Phenanthrene 85‐01‐8 ‐‐‐0.0137 ‐‐‐0.0265 ‐‐‐<0.0116 ‐‐‐0.0295 ‐‐‐0.0388 ‐‐‐0.101 ‐‐‐0.0287 ‐‐‐0.101 ‐‐‐NE NE NE Pyrene 129‐00‐0 ‐‐‐0.0307 ‐‐‐0.0385 ‐‐‐0.0239 ‐‐‐0.0719 ‐‐‐0.0839 ‐‐‐0.139 ‐‐‐0.0614 ‐‐‐0.239 ‐‐‐220 3,200 440 All other reported PAHs ‐‐‐ ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐<RL ‐‐‐ ‐‐‐ ‐‐‐ ‐‐‐ BaP Equivalent Concentration[c]‐‐‐ ‐‐‐0.0262 ‐‐‐0.0268 ‐‐‐0.0179 ‐‐‐0.0664 ‐‐‐0.1172 ‐‐‐0.1348 ‐‐‐0.0569 ‐‐‐0.2630 ‐‐‐2BTV 23 1.4 Metals (mg/kg) Arsenic, Total 7440‐38‐2 ‐‐‐2.6 ‐‐‐2.4 ‐‐‐2.3 ‐‐‐2.6 ‐‐‐1.9 ‐‐‐2.0 ‐‐‐2.6 ‐‐‐2.0 ‐‐‐9BTV 9BTV 5.8 Barium, Total 7440‐39‐3 ‐‐‐43.3 ‐‐‐58.9 ‐‐‐48.8 ‐‐‐49.2 ‐‐‐37.0 ‐‐‐40.8 ‐‐‐56.6 ‐‐‐45.1 ‐‐‐260 41,000 1,700 Cadmium, Total 7440‐43‐9 ‐‐‐<0.16 ‐‐‐<0.17 ‐‐‐<0.16 ‐‐‐<0.16 ‐‐‐<0.16 ‐‐‐<0.17 ‐‐‐<0.16 ‐‐‐<0.16 ‐‐‐1.6 23 8.8 Chromium, Total[e]7440‐47‐3 ‐‐‐10.7 ‐‐‐10.8 ‐‐‐12.3 ‐‐‐16.5 ‐‐‐15.2 ‐‐‐14.5 ‐‐‐11.1 ‐‐‐13.6 ‐‐‐23,000/2.3[e]100,000/62[e]1,000,000,000/36[e] Lead, Total 7439‐92‐1 ‐‐‐4.5 ‐‐‐5.7 ‐‐‐4.7 ‐‐‐6.8 ‐‐‐3.7 ‐‐‐5.6 ‐‐‐11.4 ‐‐‐5.6 ‐‐‐200 460 2,700 Mercury, Total 7439‐97‐6 ‐‐‐<0.021 ‐‐‐<0.021 ‐‐‐<0.021 ‐‐‐<0.022 ‐‐‐<0.020 ‐‐‐<0.021 ‐‐‐<0.021 ‐‐‐<0.022 ‐‐‐2.7 3.1 3.3 Selenium, Total 7782‐49‐2 ‐‐‐<1.1 ‐‐‐<1.2 ‐‐‐<1.1 ‐‐‐<1.1 ‐‐‐<1.1 ‐‐‐<1.1 ‐‐‐<1.0 ‐‐‐<1.1 ‐‐‐78 1,200 2.6 Silver, Total 7440‐22‐4 ‐‐‐<0.53 ‐‐‐<0.58 ‐‐‐<0.55 ‐‐‐<0.54 ‐‐‐<0.55 ‐‐‐<0.56 ‐‐‐<0.52 ‐‐‐<0.53 ‐‐‐78 1,200 7.9 Petroleum Parameters (mg/kg) Gasoline Range Organics (GRO)‐‐‐<12.6 ‐‐‐<13.8 ‐‐‐<11.8 ‐‐‐<11.0 ‐‐‐<10.7 ‐‐‐<12.6 ‐‐‐<13.6 ‐‐‐<11.6 ‐‐‐<10.0 Diesel Range Organics (DRO) with Silica Gel Cleanup ‐‐‐<100 [1]‐‐‐<10.7 ‐‐‐10.3 [2]‐‐‐20.7 [2]‐‐‐<11.7 ‐‐‐<9.6 ‐‐‐<13.3 ‐‐‐<8.5 ‐‐‐ ‐‐‐ Notes Minnesota Pollution Control Agency (MPCA) Soil Reference Values (SRVs) updated in March 2024 (MPCA Guidance Document c‐r1‐06) and Soil Leaching Values (SLVs) updated in June 2013 (MPCA Guidance Document c‐r1‐03). The most conservative value for acute or chronic Residential/Recreational SRV is presented, if applicable. mg/kg = Milligrams per kilogram. < = Not detected at or above the laboratory reporting limit indicated. ‐‐‐ = Not analyzed or calculated for this parameter or not applicable. Bold indicates the compound was detected at or above the laboratory reporting limit. BTV = Background Threshold Value. BTVs are not calculated health based SRVs. The MPCA calculated SRVs were determined to be below background values (MPCA Guidance Document c‐r1‐05). NE = Regulatory limit not established for this parameter. RL = Reporting limits for other parameters that are not listed individually in this table because their concentrations were below reporting limits provided in the laboratory report. [c] = Benzo(a)pyrene (BaP) equivalent concentration is calculated based on the concentration and weighted toxicity of cPAHs (MPCA Guidance Document c‐r1‐5). If no cPAHs were detected above reasonable laboratory reporting limits the BaP equivalent concentration is reported as 0 mg/kg per MPCA Remediation Division Policy (MPCA Guidance Document c‐rem3‐03). [e] = Reported result is total chromium, regulatory limits for chromium III and chromium VI are provided. [f] = DRO/GRO concentrations greater than 100 mg/kg are not suitable for reuse as unregulated fill per MPCA Guidance Document c‐rem1‐01 Best Management Practices for the Off‐Site Reuse of Unregulated Fill. Exceeds Residential/Recreational SRV Exceeds SLV Exceeds 100 mg/kg for DRO/GRO [1] [ED] Due to the extract's physical characteristics, the analysis was performed at dilution. MPCA Unreg. Fill Criterion  100[f] 100[f] [2] [T6] High boiling point hydrocarbons are present in the sample. Compound/Parameter CAS No. Sample Identifier, Sample Type, and Date Collected Residential/  Recreational SRV  (mg/kg) Commercial/  Industrial SRV  (mg/kg) SLV  (mg/kg) Page 1 of 1 Page 32 of 186 Attachment A Page 33 of 186 #=CL# February 11, 2025 LIMS USE: FR - AMANDA LANNING LIMS OBJECT ID: 10722375 10722375 Project: Pace Project No.: RE: Amanda Lanning Braun Intertec Corporation 11001 Hampshire Ave South Minneapolis, MN 55438 B2500590 Danner Rosemount Grav Dear Amanda Lanning: Enclosed are the analytical results for sample(s) received by the laboratory on January 29, 2025. The results relate only to the samples included in this report. Results reported herein conform to the applicable TNI/NELAC Standards and the laboratory's Quality Manual, where applicable, unless otherwise noted in the body of the report. The test results provided in this final report were generated by each of the following laboratories within the Pace Network: • Pace Analytical Services - Minneapolis If you have any questions concerning this report, please feel free to contact me. Sincerely, Sydni Harrison sydni.harrison@pacelabs.com Project Manager (612)607-1700 Enclosures cc:Eric Crouser, Braun Intertec REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 1 of 79 Page 34 of 186 #=CP# CERTIFICATIONS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Pace Analytical Services, LLC - Minneapolis MN 1700 Elm Street SE, Minneapolis, MN 55414 Alabama Certification #: 40770 Alaska Contaminated Sites Certification #: 17-009 Alaska DW Certification #: MN00064 Arizona Certification #: AZ0014 Arkansas DW Certification #: MN00064 Arkansas WW Certification #: 88-0680 California Certification #: 2929 Colorado Certification #: MN00064 Connecticut Certification #: PH-0256 DoD Certification via A2LA #: 2926.01 EPA Region 8 Tribal Water Systems+Wyoming DW Certification #: via MN 027-053-137 Florida Certification #: E87605 Georgia Certification #: 959 GMP+ Certification #: GMP050884 Hawaii Certification #: MN00064 Idaho Certification #: MN00064 Illinois Certification #: 200011 Indiana Certification #: C-MN-01 Iowa Certification #: 368 ISO/IEC 17025 Certification via A2LA #: 2926.01 Kansas Certification #: E-10167 Kentucky DW Certification #: 90062 Kentucky WW Certification #: 90062 Louisiana DEQ Certification #: AI-03086 Louisiana DW Certification #: MN00064 Maine Certification #: MN00064 Maryland Certification #: 322 Michigan Certification #: 9909 Minnesota Certification #: 027-053-137 Minnesota Dept of Ag Approval: via MN 027-053-137 Minnesota Petrofund Registration #: 1240 Mississippi Certification #: MN00064 Missouri Certification #: 10100 Montana Certification #: CERT0092 Nebraska Certification #: NE-OS-18-06 Nevada Certification #: MN00064 New Hampshire Certification #: 2081 New Jersey Certification #: MN002 New York Certification #: 11647 North Carolina DW Certification #: 27700 North Carolina WW Certification #: 530 North Dakota Certification (A2LA) #: R-036 North Dakota Certification (MN) #: R-036 Ohio DW Certification #: 41244 Ohio VAP Certification (1700) #: CL101 Oklahoma Certification #: 9507 Oregon Primary Certification #: MN300001 Oregon Secondary Certification #: MN200001 Pennsylvania Certification #: 68-00563 Puerto Rico Certification #: MN00064 South Carolina Certification #:74003001 Tennessee Certification #: TN02818 Texas Certification #: T104704192 Utah Certification #: MN00064 Vermont Certification #: VT-027053137 Virginia Certification #: 460163 Washington Certification #: C486 West Virginia DEP Certification #: 382 West Virginia DW Certification #: 9952 C Wisconsin Certification #: 999407970 Wyoming UST Certification via A2LA #: 2926.01 USDA Permit #: P330-19-00208 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 2 of 79 Page 35 of 186 #=SS# SAMPLE SUMMARY Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Lab ID Sample ID Matrix Date Collected Date Received 10722375001 NSP-1-Comp Solid 01/29/25 10:00 01/29/25 16:45 10722375002 NSP-1-2-Grab Solid 01/29/25 09:50 01/29/25 16:45 10722375003 NSP-2-1-Grab Solid 01/29/25 08:25 01/29/25 16:45 10722375004 NSP-2-Comp Solid 01/29/25 10:10 01/29/25 16:45 10722375005 NSP-3-1-Grab Solid 01/29/25 08:35 01/29/25 16:45 10722375006 NSP-3-Comp Solid 01/29/25 10:20 01/29/25 16:45 10722375007 NSP-4-1-Grab Solid 01/29/25 08:45 01/29/25 16:45 10722375008 NSP-4-Comp Solid 01/29/25 10:30 01/29/25 16:45 10722375009 SSP-1-1-Grab Solid 01/29/25 08:55 01/29/25 16:45 10722375010 SSP-1-Comp Solid 01/29/25 10:40 01/29/25 16:45 10722375011 SSP-2-1-Grab Solid 01/29/25 09:05 01/29/25 16:45 10722375012 SSP-2-Comp Solid 01/29/25 10:50 01/29/25 16:45 10722375013 SSP-3-2-Grab Solid 01/29/25 11:00 01/29/25 16:45 10722375014 SSP-3-Comp Solid 01/29/25 11:00 01/29/25 16:45 10722375015 SSP-4-2-Grab Solid 01/29/25 11:10 01/29/25 16:45 10722375016 SSP-4-Comp Solid 01/29/25 11:10 01/29/25 16:45 10722375017 Trip Blank Solid 01/29/25 00:00 01/29/25 16:45 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 3 of 79 Page 36 of 186 #=SA# SAMPLE ANALYTE COUNT Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Lab ID Sample ID Method Analytes Reported LaboratoryAnalysts 10722375001 NSP-1-Comp EPA 6010D 7 PASI-MIP EPA 7471B 1 PASI-MLMW ASTM D2974 1 PASI-MJDL EPA 8270E by SIM 19 PASI-MGY1 10722375002 NSP-1-2-Grab WI MOD DRO 2 PASI-MTT2 WI MOD GRO 2 PASI-MALE ASTM D2974 1 PASI-MJDL EPA 8260D 70 PASI-MSB2 10722375003 NSP-2-1-Grab WI MOD DRO 2 PASI-MTT2 WI MOD GRO 2 PASI-MALE ASTM D2974 1 PASI-MJDL EPA 8260D 70 PASI-MSB2 10722375004 NSP-2-Comp EPA 6010D 7 PASI-MIP EPA 7471B 1 PASI-MLMW ASTM D2974 1 PASI-MJDL EPA 8270E by SIM 19 PASI-MGY1 10722375005 NSP-3-1-Grab WI MOD DRO 2 PASI-MTT2 WI MOD GRO 2 PASI-MALE ASTM D2974 1 PASI-MJDL EPA 8260D 70 PASI-MSB2 10722375006 NSP-3-Comp EPA 6010D 7 PASI-MIP EPA 7471B 1 PASI-MLMW ASTM D2974 1 PASI-MJDL EPA 8270E by SIM 19 PASI-MGY1 10722375007 NSP-4-1-Grab WI MOD DRO 2 PASI-MTT2 WI MOD GRO 2 PASI-MALE ASTM D2974 1 PASI-MJDL EPA 8260D 70 PASI-MSB2 10722375008 NSP-4-Comp EPA 6010D 7 PASI-MIP EPA 7471B 1 PASI-MLMW ASTM D2974 1 PASI-MJDL EPA 8270E by SIM 19 PASI-MGY1 10722375009 SSP-1-1-Grab WI MOD DRO 2 PASI-MTT2 WI MOD GRO 2 PASI-MALE ASTM D2974 1 PASI-MJDL EPA 8260D 70 PASI-MSB2 10722375010 SSP-1-Comp EPA 6010D 7 PASI-MIP REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 4 of 79 Page 37 of 186 #=SA# SAMPLE ANALYTE COUNT Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Lab ID Sample ID Method Analytes Reported LaboratoryAnalysts EPA 7471B 1 PASI-MLMW ASTM D2974 1 PASI-MJDL EPA 8270E by SIM 19 PASI-MGY1 10722375011 SSP-2-1-Grab WI MOD DRO 2 PASI-MTT2 WI MOD GRO 2 PASI-MALE ASTM D2974 1 PASI-MJDL EPA 8260D 70 PASI-MSB2 10722375012 SSP-2-Comp EPA 6010D 7 PASI-MIP EPA 7471B 1 PASI-MLMW ASTM D2974 1 PASI-MJDL EPA 8270E by SIM 19 PASI-MGY1 10722375013 SSP-3-2-Grab WI MOD DRO 2 PASI-MTT2 WI MOD GRO 2 PASI-MALE ASTM D2974 1 PASI-MJDL EPA 8260D 70 PASI-MSB2 10722375014 SSP-3-Comp EPA 6010D 7 PASI-MIP EPA 7471B 1 PASI-MLMW ASTM D2974 1 PASI-MJDL EPA 8270E by SIM 19 PASI-MGY1 10722375015 SSP-4-2-Grab WI MOD DRO 2 PASI-MTT2 WI MOD GRO 2 PASI-MALE ASTM D2974 1 PASI-MJDL EPA 8260D 70 PASI-MSB2 10722375016 SSP-4-Comp EPA 6010D 7 PASI-MIP EPA 7471B 1 PASI-MLMW ASTM D2974 1 PASI-MJDL EPA 8270E by SIM 19 PASI-MGY1 10722375017 Trip Blank WI MOD GRO 2 PASI-MALE EPA 8260D 70 PASI-MSB2 PASI-M = Pace Analytical Services - Minneapolis REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 5 of 79 Page 38 of 186 #=HO# SUMMARY OF DETECTION Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Parameters AnalyzedResult Lab Sample ID Report Limit QualifiersUnitsMethod Client Sample ID 10722375001 NSP-1-Comp Arsenic 2.6 mg/kg 02/02/25 13:261.1EPA 6010D Barium 43.3 mg/kg 02/02/25 13:260.53EPA 6010D Chromium 10.7 mg/kg 02/02/25 13:260.53EPA 6010D Lead 4.5 mg/kg 02/02/25 13:260.53EPA 6010D Percent Moisture 12.1 %01/30/25 09:19 N20.10ASTM D2974 Benzo(a)anthracene 15.6 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Benzo(a)pyrene 19.8 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Benzo(b)fluoranthene 30.8 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Benzo(g,h,i)perylene 27.2 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Chrysene 25.1 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Fluoranthene 30.0 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Indeno(1,2,3-cd)pyrene 15.5 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Phenanthrene 13.7 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Pyrene 30.7 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM Total BaP Eq. MN 2006sh. ND=0 26.2 ug/kg 01/31/25 11:0311.4EPA 8270E by SIM 10722375002 NSP-1-2-Grab Percent Moisture 14.6 %01/30/25 09:19 N20.10ASTM D2974 10722375003 NSP-2-1-Grab Percent Moisture 18.5 %01/30/25 09:19 N20.10ASTM D2974 10722375004 NSP-2-Comp Arsenic 2.4 mg/kg 02/02/25 13:281.2EPA 6010D Barium 58.9 mg/kg 02/02/25 13:280.58EPA 6010D Chromium 10.8 mg/kg 02/02/25 13:280.58EPA 6010D Lead 5.7 mg/kg 02/02/25 13:280.58EPA 6010D Percent Moisture 17.0 %01/30/25 09:20 N20.10ASTM D2974 Benzo(a)anthracene 16.6 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Benzo(a)pyrene 19.7 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Benzo(b)fluoranthene 34.6 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Benzo(g,h,i)perylene 24.2 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Chrysene 27.4 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Fluoranthene 41.4 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Indeno(1,2,3-cd)pyrene 16.8 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Phenanthrene 26.5 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Pyrene 38.5 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM Total BaP Eq. MN 2006sh. ND=0 26.7 ug/kg 01/31/25 12:1012.0EPA 8270E by SIM 10722375005 NSP-3-1-Grab WDRO C10-C28 10.3 mg/kg 01/31/25 13:42 T68.7WI MOD DRO Percent Moisture 12.6 %01/30/25 09:20 N20.10ASTM D2974 10722375006 NSP-3-Comp Arsenic 2.3 mg/kg 02/02/25 13:291.1EPA 6010D Barium 48.8 mg/kg 02/02/25 13:290.55EPA 6010D Chromium 12.3 mg/kg 02/02/25 13:290.55EPA 6010D Lead 4.7 mg/kg 02/02/25 13:290.55EPA 6010D Percent Moisture 13.9 %02/03/25 10:47 N20.10ASTM D2974 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 6 of 79 Page 39 of 186 #=HO# SUMMARY OF DETECTION Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Parameters AnalyzedResult Lab Sample ID Report Limit QualifiersUnitsMethod Client Sample ID 10722375006 NSP-3-Comp Benzo(a)pyrene 14.4 ug/kg 01/31/25 12:3211.6EPA 8270E by SIM Benzo(b)fluoranthene 21.5 ug/kg 01/31/25 12:3211.6EPA 8270E by SIM Benzo(g,h,i)perylene 19.5 ug/kg 01/31/25 12:3211.6EPA 8270E by SIM Chrysene 17.9 ug/kg 01/31/25 12:3211.6EPA 8270E by SIM Fluoranthene 22.5 ug/kg 01/31/25 12:3211.6EPA 8270E by SIM Indeno(1,2,3-cd)pyrene 11.7 ug/kg 01/31/25 12:3211.6EPA 8270E by SIM Pyrene 23.9 ug/kg 01/31/25 12:3211.6EPA 8270E by SIM Total BaP Eq. MN 2006sh. ND=0 17.9 ug/kg 01/31/25 12:3211.6EPA 8270E by SIM 10722375007 NSP-4-1-Grab WDRO C10-C28 20.7 mg/kg 02/03/25 14:18 T68.9WI MOD DRO Percent Moisture 9.7 %02/03/25 10:48 N20.10ASTM D2974 10722375008 NSP-4-Comp Arsenic 2.6 mg/kg 02/02/25 13:311.1EPA 6010D Barium 49.2 mg/kg 02/02/25 13:310.54EPA 6010D Chromium 16.5 mg/kg 02/02/25 13:310.54EPA 6010D Lead 6.8 mg/kg 02/02/25 13:310.54EPA 6010D Percent Moisture 10.1 %02/03/25 10:48 N20.10ASTM D2974 Benzo(a)anthracene 40.3 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Benzo(a)pyrene 49.5 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Benzo(b)fluoranthene 68.2 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Benzo(g,h,i)perylene 45.0 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Benzo(k)fluoranthene 22.8 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Chrysene 54.2 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Fluoranthene 79.0 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Indeno(1,2,3-cd)pyrene 32.2 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Phenanthrene 29.5 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Pyrene 71.9 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM Total BaP Eq. MN 2006sh. ND=0 66.4 ug/kg 01/31/25 12:5511.0EPA 8270E by SIM 10722375009 SSP-1-1-Grab Percent Moisture 8.3 %02/03/25 10:48 N20.10ASTM D2974 10722375010 SSP-1-Comp Arsenic 1.9 mg/kg 02/02/25 13:331.1EPA 6010D Barium 37.0 mg/kg 02/02/25 13:330.55EPA 6010D Chromium 15.2 mg/kg 02/02/25 13:330.55EPA 6010D Lead 3.7 mg/kg 02/02/25 13:330.55EPA 6010D Percent Moisture 11.0 %02/03/25 10:49 N20.10ASTM D2974 Anthracene 15.6 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Benzo(a)anthracene 61.1 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Benzo(a)pyrene 81.4 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Benzo(b)fluoranthene 114 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Benzo(g,h,i)perylene 66.6 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Benzo(k)fluoranthene 40.4 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Chrysene 73.8 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Dibenz(a,h)anthracene 14.5 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Fluoranthene 105 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 7 of 79 Page 40 of 186 #=HO# SUMMARY OF DETECTION Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Parameters AnalyzedResult Lab Sample ID Report Limit QualifiersUnitsMethod Client Sample ID 10722375010 SSP-1-Comp Indeno(1,2,3-cd)pyrene 53.9 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Phenanthrene 38.8 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Pyrene 83.9 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM Total BaP Eq. MN 2006sh. ND=0 117 ug/kg 01/31/25 13:1811.0EPA 8270E by SIM 10722375011 SSP-2-1-Grab Percent Moisture 10.8 %02/03/25 10:49 N20.10ASTM D2974 10722375012 SSP-2-Comp Arsenic 2.0 mg/kg 02/02/25 13:341.1EPA 6010D Barium 40.8 mg/kg 02/02/25 13:340.56EPA 6010D Chromium 14.5 mg/kg 02/02/25 13:340.56EPA 6010D Lead 5.6 mg/kg 02/02/25 13:340.56EPA 6010D Percent Moisture 15.6 %02/03/25 10:50 N20.10ASTM D2974 Anthracene 21.2 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Benzo(a)anthracene 81.6 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Benzo(a)pyrene 92.9 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Benzo(b)fluoranthene 128 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Benzo(g,h,i)perylene 76.3 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Benzo(k)fluoranthene 49.2 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Chrysene 90.3 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Dibenz(a,h)anthracene 15.9 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Fluoranthene 178 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Indeno(1,2,3-cd)pyrene 62.5 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Phenanthrene 101 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Pyrene 139 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM Total BaP Eq. MN 2006sh. ND=0 135 ug/kg 01/31/25 13:4011.8EPA 8270E by SIM 10722375013 SSP-3-2-Grab Percent Moisture 13.3 %02/03/25 10:50 N20.10ASTM D2974 10722375014 SSP-3-Comp Arsenic 2.6 mg/kg 02/02/25 13:391.0EPA 6010D Barium 56.6 mg/kg 02/02/25 13:390.52EPA 6010D Chromium 11.1 mg/kg 02/02/25 13:390.52EPA 6010D Lead 11.4 mg/kg 02/02/25 13:390.52EPA 6010D Percent Moisture 13.0 %02/03/25 10:52 N20.10ASTM D2974 Benzo(a)anthracene 34.9 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Benzo(a)pyrene 42.0 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Benzo(b)fluoranthene 60.5 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Benzo(g,h,i)perylene 40.3 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Benzo(k)fluoranthene 19.0 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Chrysene 45.3 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Fluoranthene 63.6 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Indeno(1,2,3-cd)pyrene 30.5 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Phenanthrene 28.7 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Pyrene 61.4 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM Total BaP Eq. MN 2006sh. ND=0 56.9 ug/kg 01/31/25 14:0311.4EPA 8270E by SIM REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 8 of 79 Page 41 of 186 #=HO# SUMMARY OF DETECTION Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Parameters AnalyzedResult Lab Sample ID Report Limit QualifiersUnitsMethod Client Sample ID 10722375015 SSP-4-2-Grab Percent Moisture 8.0 %02/03/25 10:53 N20.10ASTM D2974 10722375016 SSP-4-Comp Arsenic 2.0 mg/kg 02/02/25 13:431.1EPA 6010D Barium 45.1 mg/kg 02/02/25 13:430.53EPA 6010D Chromium 13.6 mg/kg 02/02/25 13:430.53EPA 6010D Lead 5.6 mg/kg 02/02/25 13:430.53EPA 6010D Percent Moisture 11.9 %02/03/25 10:53 N20.10ASTM D2974 Acenaphthylene 22.1 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Anthracene 34.7 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Benzo(a)anthracene 135 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Benzo(a)pyrene 183 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Benzo(b)fluoranthene 243 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Benzo(g,h,i)perylene 157 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Benzo(k)fluoranthene 98.9 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Chrysene 182 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Dibenz(a,h)anthracene 31.0 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Fluoranthene 275 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Indeno(1,2,3-cd)pyrene 131 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Phenanthrene 101 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Pyrene 239 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM Total BaP Eq. MN 2006sh. ND=0 263 ug/kg 01/31/25 14:2511.3EPA 8270E by SIM REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 9 of 79 Page 42 of 186 #=NA# PROJECT NARRATIVE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Method: Client:Braun Intertec Corporation WI MOD DRO Date:February 11, 2025 Description:WIDRO GCS Silica Gel General Information: 8 samples were analyzed for WI MOD DRO by Pace Analytical Services Minneapolis. All samples were received in acceptable condition with any exceptions noted below or on the chain-of custody and/or the sample condition upon receipt form (SCUR) attachedat the end of this report. Hold Time: The samples were analyzed within the method required hold times with any exceptions noted below. Sample Preparation: The samples were prepared in accordance with WI MOD DRO with any exceptions noted below. Initial Calibrations (including MS Tune as applicable): All criteria were within method requirements with any exceptions noted below. Continuing Calibration: All criteria were within method requirements with any exceptions noted below. Surrogates: All surrogates were within QC limits with any exceptions noted below. Method Blank: All analytes were below the report limit in the method blank, where applicable, with any exceptions noted below. Laboratory Control Spike: All laboratory control spike compounds were within QC limits with any exceptions noted below. Matrix Spikes: All percent recoveries and relative percent differences (RPDs) were within acceptance criteria with any exceptions noted below. A matrix spike/matrix spike duplicate was not performed due to insufficient sample volume. QC Batch: 990270 Additional Comments: Analyte Comments: QC Batch: 990270 T6: High boiling point hydrocarbons are present in the sample. • NSP-3-1-Grab (Lab ID: 10722375005) • WDRO C10-C28 • NSP-4-1-Grab (Lab ID: 10722375007) • WDRO C10-C28 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 10 of 79 Page 43 of 186 #=NA# PROJECT NARRATIVE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Method: Client:Braun Intertec Corporation WI MOD GRO Date:February 11, 2025 Description:WIGRO GCV General Information: 9 samples were analyzed for WI MOD GRO by Pace Analytical Services Minneapolis. All samples were received in acceptable condition with any exceptions noted below or on the chain-of custody and/or the sample condition upon receipt form (SCUR) attachedat the end of this report. Hold Time: The samples were analyzed within the method required hold times with any exceptions noted below. Sample Preparation: The samples were prepared in accordance with EPA 5030 Medium Soil with any exceptions noted below. Initial Calibrations (including MS Tune as applicable): All criteria were within method requirements with any exceptions noted below. Continuing Calibration: All criteria were within method requirements with any exceptions noted below. Surrogates: All surrogates were within QC limits with any exceptions noted below. Method Blank: All analytes were below the report limit in the method blank, where applicable, with any exceptions noted below. Laboratory Control Spike: All laboratory control spike compounds were within QC limits with any exceptions noted below. Matrix Spikes: All percent recoveries and relative percent differences (RPDs) were within acceptance criteria with any exceptions noted below. A matrix spike/matrix spike duplicate was not performed due to insufficient sample volume. QC Batch: 990611 A matrix spike/matrix spike duplicate was not performed due to insufficient sample volume. QC Batch: 990613 Additional Comments: REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 11 of 79 Page 44 of 186 #=NA# PROJECT NARRATIVE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Method: Client:Braun Intertec Corporation EPA 6010D Date:February 11, 2025 Description:6010D MET ICP General Information: 8 samples were analyzed for EPA 6010D by Pace Analytical Services Minneapolis. All samples were received in acceptable condition with any exceptions noted below or on the chain-of custody and/or the sample condition upon receipt form (SCUR) attached at the endof this report. Hold Time: The samples were analyzed within the method required hold times with any exceptions noted below. Sample Preparation: The samples were prepared in accordance with EPA 3050B with any exceptions noted below. Initial Calibrations (including MS Tune as applicable): All criteria were within method requirements with any exceptions noted below. Continuing Calibration: All criteria were within method requirements with any exceptions noted below. Method Blank: All analytes were below the report limit in the method blank, where applicable, with any exceptions noted below. Laboratory Control Spike: All laboratory control spike compounds were within QC limits with any exceptions noted below. Matrix Spikes: All percent recoveries and relative percent differences (RPDs) were within acceptance criteria with any exceptions noted below. Additional Comments: REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 12 of 79 Page 45 of 186 #=NA# PROJECT NARRATIVE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Method: Client:Braun Intertec Corporation EPA 7471B Date:February 11, 2025 Description:7471B Mercury General Information: 8 samples were analyzed for EPA 7471B by Pace Analytical Services Minneapolis. All samples were received in acceptable condition with any exceptions noted below or on the chain-of custody and/or the sample condition upon receipt form (SCUR) attached at the endof this report. Hold Time: The samples were analyzed within the method required hold times with any exceptions noted below. Sample Preparation: The samples were prepared in accordance with EPA 7471B with any exceptions noted below. Initial Calibrations (including MS Tune as applicable): All criteria were within method requirements with any exceptions noted below. Continuing Calibration: All criteria were within method requirements with any exceptions noted below. Method Blank: All analytes were below the report limit in the method blank, where applicable, with any exceptions noted below. Laboratory Control Spike: All laboratory control spike compounds were within QC limits with any exceptions noted below. Matrix Spikes: All percent recoveries and relative percent differences (RPDs) were within acceptance criteria with any exceptions noted below. Additional Comments: REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 13 of 79 Page 46 of 186 #=NA# PROJECT NARRATIVE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Method: Client:Braun Intertec Corporation EPA 8270E by SIM Date:February 11, 2025 Description:8270E MSSV PAH by SIM General Information: 8 samples were analyzed for EPA 8270E by SIM by Pace Analytical Services Minneapolis. All samples were received in acceptable condition with any exceptions noted below or on the chain-of custody and/or the sample condition upon receipt form (SCUR) attachedat the end of this report. Hold Time: The samples were analyzed within the method required hold times with any exceptions noted below. Sample Preparation: The samples were prepared in accordance with EPA 3546 with any exceptions noted below. Initial Calibrations (including MS Tune as applicable): All criteria were within method requirements with any exceptions noted below. Continuing Calibration: All criteria were within method requirements with any exceptions noted below. Internal Standards: All internal standards were within QC limits with any exceptions noted below. Surrogates: All surrogates were within QC limits with any exceptions noted below. Method Blank: All analytes were below the report limit in the method blank, where applicable, with any exceptions noted below. Laboratory Control Spike: All laboratory control spike compounds were within QC limits with any exceptions noted below. Matrix Spikes: All percent recoveries and relative percent differences (RPDs) were within acceptance criteria with any exceptions noted below. Additional Comments: REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 14 of 79 Page 47 of 186 #=NA# PROJECT NARRATIVE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Method: Client:Braun Intertec Corporation EPA 8260D Date:February 11, 2025 Description:8260D MSV 5030 Med Level General Information: 9 samples were analyzed for EPA 8260D by Pace Analytical Services Minneapolis. All samples were received in acceptable condition with any exceptions noted below or on the chain-of custody and/or the sample condition upon receipt form (SCUR) attached at the endof this report. Hold Time: The samples were analyzed within the method required hold times with any exceptions noted below. Sample Preparation: The samples were prepared in accordance with EPA 5035/5030B with any exceptions noted below. Initial Calibrations (including MS Tune as applicable): All criteria were within method requirements with any exceptions noted below. Continuing Calibration: All criteria were within method requirements with any exceptions noted below. Internal Standards: All internal standards were within QC limits with any exceptions noted below. Surrogates: All surrogates were within QC limits with any exceptions noted below. Method Blank: All analytes were below the report limit in the method blank, where applicable, with any exceptions noted below. Laboratory Control Spike: All laboratory control spike compounds were within QC limits with any exceptions noted below. QC Batch: 990322 L1: Analyte recovery in the laboratory control sample (LCS) was above QC limits. Results for this analyte in associated samplesmay be biased high. • LCS (Lab ID: 5169269) • 1,2,3-Trichloropropane • 2-Butanone (MEK) • Acetone • Dichlorodifluoromethane • Naphthalene • LCSD (Lab ID: 5169270) • 2-Butanone (MEK) • Dichlorodifluoromethane Matrix Spikes: All percent recoveries and relative percent differences (RPDs) were within acceptance criteria with any exceptions noted below. REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 15 of 79 Page 48 of 186 #=NA# PROJECT NARRATIVE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Method: Client:Braun Intertec Corporation EPA 8260D Date:February 11, 2025 Description:8260D MSV 5030 Med Level A matrix spike/matrix spike duplicate was not performed due to insufficient sample volume. QC Batch: 990322 Additional Comments: Batch Comments: The continuing calibration verification was above the method acceptance limit for dichlorofluoromethane and trichlorofluoromethane. Any detection for the analyte in the associated samples may have a high bias. • QC Batch: 990524 The continuing calibration verification was below the method acceptance limit for tetrahydrofuran, dibromochloromethane, bromoform, and 1,2-dibromo-3-chloropropane. The analyte was not detected in the associated samples and the sensitivity of the instrument was verified with a reporting limit check standard. • QC Batch: 990524 This data package has been reviewed for quality and completeness and is approved for release. REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC. Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 16 of 79 Page 49 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-1-Comp Lab ID:10722375001 Collected:01/29/25 10:00 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 6010D Preparation Method: EPA 3050B Pace Analytical Services - Minneapolis 6010D MET ICP Arsenic 2.6 mg/kg 02/02/25 13:26 7440-38-201/30/25 11:311.1 1 Barium 43.3 mg/kg 02/02/25 13:26 7440-39-301/30/25 11:310.53 1 Cadmium ND mg/kg 02/02/25 13:26 7440-43-901/30/25 11:310.16 1 Chromium 10.7 mg/kg 02/02/25 13:26 7440-47-301/30/25 11:310.53 1 Lead 4.5 mg/kg 02/02/25 13:26 7439-92-101/30/25 11:310.53 1 Selenium ND mg/kg 02/02/25 13:26 7782-49-201/30/25 11:311.1 1 Silver ND mg/kg 02/02/25 13:26 7440-22-401/30/25 11:310.53 1 Analytical Method: EPA 7471B Preparation Method: EPA 7471B Pace Analytical Services - Minneapolis 7471B Mercury Mercury ND mg/kg 02/03/25 12:11 7439-97-601/30/25 12:040.021 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 12.1 %01/30/25 09:19 N20.10 1 Analytical Method: EPA 8270E by SIM Preparation Method: EPA 3546 Pace Analytical Services - Minneapolis 8270E MSSV PAH by SIM Acenaphthene ND ug/kg 01/31/25 11:03 83-32-901/30/25 09:4711.4 1 Acenaphthylene ND ug/kg 01/31/25 11:03 208-96-801/30/25 09:4711.4 1 Anthracene ND ug/kg 01/31/25 11:03 120-12-701/30/25 09:4711.4 1 Benzo(a)anthracene 15.6 ug/kg 01/31/25 11:03 56-55-301/30/25 09:4711.4 1 Benzo(a)pyrene 19.8 ug/kg 01/31/25 11:03 50-32-801/30/25 09:4711.4 1 Benzo(b)fluoranthene 30.8 ug/kg 01/31/25 11:03 205-99-201/30/25 09:4711.4 1 Benzo(g,h,i)perylene 27.2 ug/kg 01/31/25 11:03 191-24-201/30/25 09:4711.4 1 Benzo(k)fluoranthene ND ug/kg 01/31/25 11:03 207-08-901/30/25 09:4711.4 1 Chrysene 25.1 ug/kg 01/31/25 11:03 218-01-901/30/25 09:4711.4 1 Dibenz(a,h)anthracene ND ug/kg 01/31/25 11:03 53-70-301/30/25 09:4711.4 1 Fluoranthene 30.0 ug/kg 01/31/25 11:03 206-44-001/30/25 09:4711.4 1 Fluorene ND ug/kg 01/31/25 11:03 86-73-701/30/25 09:4711.4 1 Indeno(1,2,3-cd)pyrene 15.5 ug/kg 01/31/25 11:03 193-39-501/30/25 09:4711.4 1 Naphthalene ND ug/kg 01/31/25 11:03 91-20-301/30/25 09:4711.4 1 Phenanthrene 13.7 ug/kg 01/31/25 11:03 85-01-801/30/25 09:4711.4 1 Pyrene 30.7 ug/kg 01/31/25 11:03 129-00-001/30/25 09:4711.4 1 Total BaP Eq. MN 2006sh. ND=0 26.2 ug/kg 01/31/25 11:0301/30/25 09:4711.4 1 Surrogates 2-Fluorobiphenyl (S)76 %.01/31/25 11:03 321-60-801/30/25 09:4739-125 1 p-Terphenyl-d14 (S)77 %.01/31/25 11:03 1718-51-001/30/25 09:4741-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 17 of 79 Page 50 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-1-2-Grab Lab ID:10722375002 Collected:01/29/25 09:50 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD DRO Preparation Method: WI MOD DRO Pace Analytical Services - Minneapolis WIDRO GCS Silica Gel WDRO C10-C28 ND mg/kg 01/31/25 13:14 ED01/30/25 15:4210010 Surrogates n-Triacontane (S)79 %.01/31/25 13:1401/30/25 15:4230-147 10 Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/03/25 21:0402/03/25 08:2212.6 1 Surrogates a,a,a-Trifluorotoluene (S)99 %.02/03/25 21:04 98-08-802/03/25 08:2280-200 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 14.6 %01/30/25 09:19 N20.10 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 16:09 67-64-1 L101/30/25 10:2612401 Allyl chloride ND ug/kg 01/30/25 16:09 107-05-101/30/25 10:262491 Benzene ND ug/kg 01/30/25 16:09 71-43-201/30/25 10:2624.9 1 Bromobenzene ND ug/kg 01/30/25 16:09 108-86-101/30/25 10:2662.2 1 Bromochloromethane ND ug/kg 01/30/25 16:09 74-97-501/30/25 10:2662.2 1 Bromodichloromethane ND ug/kg 01/30/25 16:09 75-27-401/30/25 10:2662.2 1 Bromoform ND ug/kg 01/30/25 16:09 75-25-201/30/25 10:262491 Bromomethane ND ug/kg 01/30/25 16:09 74-83-901/30/25 10:266221 2-Butanone (MEK)ND ug/kg 01/30/25 16:09 78-93-3 L101/30/25 10:263111 n-Butylbenzene ND ug/kg 01/30/25 16:09 104-51-801/30/25 10:2662.2 1 sec-Butylbenzene ND ug/kg 01/30/25 16:09 135-98-801/30/25 10:2662.2 1 tert-Butylbenzene ND ug/kg 01/30/25 16:09 98-06-601/30/25 10:2662.2 1 Carbon tetrachloride ND ug/kg 01/30/25 16:09 56-23-501/30/25 10:2662.2 1 Chlorobenzene ND ug/kg 01/30/25 16:09 108-90-701/30/25 10:2662.2 1 Chloroethane ND ug/kg 01/30/25 16:09 75-00-301/30/25 10:266221 Chloroform ND ug/kg 01/30/25 16:09 67-66-301/30/25 10:2662.2 1 Chloromethane ND ug/kg 01/30/25 16:09 74-87-301/30/25 10:262491 2-Chlorotoluene ND ug/kg 01/30/25 16:09 95-49-801/30/25 10:2662.2 1 4-Chlorotoluene ND ug/kg 01/30/25 16:09 106-43-401/30/25 10:2662.2 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 16:09 96-12-801/30/25 10:266221 Dibromochloromethane ND ug/kg 01/30/25 16:09 124-48-101/30/25 10:262491 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 16:09 106-93-401/30/25 10:2662.2 1 Dibromomethane ND ug/kg 01/30/25 16:09 74-95-301/30/25 10:2662.2 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 16:09 95-50-101/30/25 10:2662.2 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 16:09 541-73-101/30/25 10:2662.2 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 16:09 106-46-701/30/25 10:2662.2 1 Dichlorodifluoromethane ND ug/kg 01/30/25 16:09 75-71-8 L101/30/25 10:262491 1,1-Dichloroethane ND ug/kg 01/30/25 16:09 75-34-301/30/25 10:2662.2 1 1,2-Dichloroethane ND ug/kg 01/30/25 16:09 107-06-201/30/25 10:2662.2 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 18 of 79 Page 51 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-1-2-Grab Lab ID:10722375002 Collected:01/29/25 09:50 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level 1,1-Dichloroethene ND ug/kg 01/30/25 16:09 75-35-401/30/25 10:2662.2 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 16:09 156-59-201/30/25 10:2662.2 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 16:09 156-60-501/30/25 10:2662.2 1 Dichlorofluoromethane ND ug/kg 01/30/25 16:09 75-43-401/30/25 10:266221 1,2-Dichloropropane ND ug/kg 01/30/25 16:09 78-87-501/30/25 10:2662.2 1 1,3-Dichloropropane ND ug/kg 01/30/25 16:09 142-28-901/30/25 10:2662.2 1 2,2-Dichloropropane ND ug/kg 01/30/25 16:09 594-20-701/30/25 10:262491 1,1-Dichloropropene ND ug/kg 01/30/25 16:09 563-58-601/30/25 10:2662.2 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 16:09 10061-01-501/30/25 10:2662.2 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 16:09 10061-02-601/30/25 10:2662.2 1 Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 16:09 60-29-701/30/25 10:262491 Ethylbenzene ND ug/kg 01/30/25 16:09 100-41-401/30/25 10:2662.2 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 16:09 87-68-301/30/25 10:263111 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 16:09 98-82-801/30/25 10:2662.2 1 p-Isopropyltoluene ND ug/kg 01/30/25 16:09 99-87-601/30/25 10:2662.2 1 Methylene Chloride ND ug/kg 01/30/25 16:09 75-09-201/30/25 10:262491 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 16:09 108-10-101/30/25 10:263111 Methyl-tert-butyl ether ND ug/kg 01/30/25 16:09 1634-04-401/30/25 10:2662.2 1 Naphthalene ND ug/kg 01/30/25 16:09 91-20-3 L101/30/25 10:262491 n-Propylbenzene ND ug/kg 01/30/25 16:09 103-65-101/30/25 10:2662.2 1 Styrene ND ug/kg 01/30/25 16:09 100-42-501/30/25 10:2662.2 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 16:09 630-20-601/30/25 10:2662.2 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 16:09 79-34-501/30/25 10:2662.2 1 Tetrachloroethene ND ug/kg 01/30/25 16:09 127-18-401/30/25 10:2662.2 1 Tetrahydrofuran ND ug/kg 01/30/25 16:09 109-99-901/30/25 10:2624901 Toluene ND ug/kg 01/30/25 16:09 108-88-301/30/25 10:2662.2 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 16:09 87-61-601/30/25 10:2662.2 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 16:09 120-82-101/30/25 10:2662.2 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 16:09 71-55-601/30/25 10:2662.2 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 16:09 79-00-501/30/25 10:2662.2 1 Trichloroethene ND ug/kg 01/30/25 16:09 79-01-601/30/25 10:2662.2 1 Trichlorofluoromethane ND ug/kg 01/30/25 16:09 75-69-401/30/25 10:262491 1,2,3-Trichloropropane ND ug/kg 01/30/25 16:09 96-18-4 L101/30/25 10:262491 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 16:09 76-13-101/30/25 10:262491 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 16:09 95-63-601/30/25 10:2662.2 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 16:09 108-67-801/30/25 10:2662.2 1 Vinyl chloride ND ug/kg 01/30/25 16:09 75-01-401/30/25 10:2624.9 1 Xylene (Total)ND ug/kg 01/30/25 16:09 1330-20-701/30/25 10:261871 Surrogates Toluene-d8 (S)102 %.01/30/25 16:09 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)100 %.01/30/25 16:09 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)100 %.01/30/25 16:09 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 19 of 79 Page 52 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-2-1-Grab Lab ID:10722375003 Collected:01/29/25 08:25 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD DRO Preparation Method: WI MOD DRO Pace Analytical Services - Minneapolis WIDRO GCS Silica Gel WDRO C10-C28 ND mg/kg 01/31/25 13:5001/30/25 15:4210.7 1 Surrogates n-Triacontane (S)75 %.01/31/25 13:5001/30/25 15:4230-147 1 Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/03/25 21:2302/03/25 08:2213.8 1 Surrogates a,a,a-Trifluorotoluene (S)97 %.02/03/25 21:23 98-08-802/03/25 08:2280-200 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 18.5 %01/30/25 09:19 N20.10 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 17:52 67-64-1 L101/30/25 10:2614001 Allyl chloride ND ug/kg 01/30/25 17:52 107-05-101/30/25 10:262801 Benzene ND ug/kg 01/30/25 17:52 71-43-201/30/25 10:2628.0 1 Bromobenzene ND ug/kg 01/30/25 17:52 108-86-101/30/25 10:2670.1 1 Bromochloromethane ND ug/kg 01/30/25 17:52 74-97-501/30/25 10:2670.1 1 Bromodichloromethane ND ug/kg 01/30/25 17:52 75-27-401/30/25 10:2670.1 1 Bromoform ND ug/kg 01/30/25 17:52 75-25-201/30/25 10:262801 Bromomethane ND ug/kg 01/30/25 17:52 74-83-901/30/25 10:267011 2-Butanone (MEK)ND ug/kg 01/30/25 17:52 78-93-3 L101/30/25 10:263501 n-Butylbenzene ND ug/kg 01/30/25 17:52 104-51-801/30/25 10:2670.1 1 sec-Butylbenzene ND ug/kg 01/30/25 17:52 135-98-801/30/25 10:2670.1 1 tert-Butylbenzene ND ug/kg 01/30/25 17:52 98-06-601/30/25 10:2670.1 1 Carbon tetrachloride ND ug/kg 01/30/25 17:52 56-23-501/30/25 10:2670.1 1 Chlorobenzene ND ug/kg 01/30/25 17:52 108-90-701/30/25 10:2670.1 1 Chloroethane ND ug/kg 01/30/25 17:52 75-00-301/30/25 10:267011 Chloroform ND ug/kg 01/30/25 17:52 67-66-301/30/25 10:2670.1 1 Chloromethane ND ug/kg 01/30/25 17:52 74-87-301/30/25 10:262801 2-Chlorotoluene ND ug/kg 01/30/25 17:52 95-49-801/30/25 10:2670.1 1 4-Chlorotoluene ND ug/kg 01/30/25 17:52 106-43-401/30/25 10:2670.1 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 17:52 96-12-801/30/25 10:267011 Dibromochloromethane ND ug/kg 01/30/25 17:52 124-48-101/30/25 10:262801 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 17:52 106-93-401/30/25 10:2670.1 1 Dibromomethane ND ug/kg 01/30/25 17:52 74-95-301/30/25 10:2670.1 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 17:52 95-50-101/30/25 10:2670.1 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 17:52 541-73-101/30/25 10:2670.1 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 17:52 106-46-701/30/25 10:2670.1 1 Dichlorodifluoromethane ND ug/kg 01/30/25 17:52 75-71-8 L101/30/25 10:262801 1,1-Dichloroethane ND ug/kg 01/30/25 17:52 75-34-301/30/25 10:2670.1 1 1,2-Dichloroethane ND ug/kg 01/30/25 17:52 107-06-201/30/25 10:2670.1 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 20 of 79 Page 53 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-2-1-Grab Lab ID:10722375003 Collected:01/29/25 08:25 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level 1,1-Dichloroethene ND ug/kg 01/30/25 17:52 75-35-401/30/25 10:2670.1 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 17:52 156-59-201/30/25 10:2670.1 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 17:52 156-60-501/30/25 10:2670.1 1 Dichlorofluoromethane ND ug/kg 01/30/25 17:52 75-43-401/30/25 10:267011 1,2-Dichloropropane ND ug/kg 01/30/25 17:52 78-87-501/30/25 10:2670.1 1 1,3-Dichloropropane ND ug/kg 01/30/25 17:52 142-28-901/30/25 10:2670.1 1 2,2-Dichloropropane ND ug/kg 01/30/25 17:52 594-20-701/30/25 10:262801 1,1-Dichloropropene ND ug/kg 01/30/25 17:52 563-58-601/30/25 10:2670.1 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 17:52 10061-01-501/30/25 10:2670.1 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 17:52 10061-02-601/30/25 10:2670.1 1 Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 17:52 60-29-701/30/25 10:262801 Ethylbenzene ND ug/kg 01/30/25 17:52 100-41-401/30/25 10:2670.1 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 17:52 87-68-301/30/25 10:263501 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 17:52 98-82-801/30/25 10:2670.1 1 p-Isopropyltoluene ND ug/kg 01/30/25 17:52 99-87-601/30/25 10:2670.1 1 Methylene Chloride ND ug/kg 01/30/25 17:52 75-09-201/30/25 10:262801 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 17:52 108-10-101/30/25 10:263501 Methyl-tert-butyl ether ND ug/kg 01/30/25 17:52 1634-04-401/30/25 10:2670.1 1 Naphthalene ND ug/kg 01/30/25 17:52 91-20-3 L101/30/25 10:262801 n-Propylbenzene ND ug/kg 01/30/25 17:52 103-65-101/30/25 10:2670.1 1 Styrene ND ug/kg 01/30/25 17:52 100-42-501/30/25 10:2670.1 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 17:52 630-20-601/30/25 10:2670.1 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 17:52 79-34-501/30/25 10:2670.1 1 Tetrachloroethene ND ug/kg 01/30/25 17:52 127-18-401/30/25 10:2670.1 1 Tetrahydrofuran ND ug/kg 01/30/25 17:52 109-99-901/30/25 10:2628001 Toluene ND ug/kg 01/30/25 17:52 108-88-301/30/25 10:2670.1 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 17:52 87-61-601/30/25 10:2670.1 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 17:52 120-82-101/30/25 10:2670.1 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 17:52 71-55-601/30/25 10:2670.1 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 17:52 79-00-501/30/25 10:2670.1 1 Trichloroethene ND ug/kg 01/30/25 17:52 79-01-601/30/25 10:2670.1 1 Trichlorofluoromethane ND ug/kg 01/30/25 17:52 75-69-401/30/25 10:262801 1,2,3-Trichloropropane ND ug/kg 01/30/25 17:52 96-18-4 L101/30/25 10:262801 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 17:52 76-13-101/30/25 10:262801 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 17:52 95-63-601/30/25 10:2670.1 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 17:52 108-67-801/30/25 10:2670.1 1 Vinyl chloride ND ug/kg 01/30/25 17:52 75-01-401/30/25 10:2628.0 1 Xylene (Total)ND ug/kg 01/30/25 17:52 1330-20-701/30/25 10:262101 Surrogates Toluene-d8 (S)103 %.01/30/25 17:52 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)100 %.01/30/25 17:52 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)98 %.01/30/25 17:52 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 21 of 79 Page 54 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-2-Comp Lab ID:10722375004 Collected:01/29/25 10:10 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 6010D Preparation Method: EPA 3050B Pace Analytical Services - Minneapolis 6010D MET ICP Arsenic 2.4 mg/kg 02/02/25 13:28 7440-38-201/30/25 11:311.2 1 Barium 58.9 mg/kg 02/02/25 13:28 7440-39-301/30/25 11:310.58 1 Cadmium ND mg/kg 02/02/25 13:28 7440-43-901/30/25 11:310.17 1 Chromium 10.8 mg/kg 02/02/25 13:28 7440-47-301/30/25 11:310.58 1 Lead 5.7 mg/kg 02/02/25 13:28 7439-92-101/30/25 11:310.58 1 Selenium ND mg/kg 02/02/25 13:28 7782-49-201/30/25 11:311.2 1 Silver ND mg/kg 02/02/25 13:28 7440-22-401/30/25 11:310.58 1 Analytical Method: EPA 7471B Preparation Method: EPA 7471B Pace Analytical Services - Minneapolis 7471B Mercury Mercury ND mg/kg 02/03/25 12:13 7439-97-601/30/25 12:040.021 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 17.0 %01/30/25 09:20 N20.10 1 Analytical Method: EPA 8270E by SIM Preparation Method: EPA 3546 Pace Analytical Services - Minneapolis 8270E MSSV PAH by SIM Acenaphthene ND ug/kg 01/31/25 12:10 83-32-901/30/25 09:4712.0 1 Acenaphthylene ND ug/kg 01/31/25 12:10 208-96-801/30/25 09:4712.0 1 Anthracene ND ug/kg 01/31/25 12:10 120-12-701/30/25 09:4712.0 1 Benzo(a)anthracene 16.6 ug/kg 01/31/25 12:10 56-55-301/30/25 09:4712.0 1 Benzo(a)pyrene 19.7 ug/kg 01/31/25 12:10 50-32-801/30/25 09:4712.0 1 Benzo(b)fluoranthene 34.6 ug/kg 01/31/25 12:10 205-99-201/30/25 09:4712.0 1 Benzo(g,h,i)perylene 24.2 ug/kg 01/31/25 12:10 191-24-201/30/25 09:4712.0 1 Benzo(k)fluoranthene ND ug/kg 01/31/25 12:10 207-08-901/30/25 09:4712.0 1 Chrysene 27.4 ug/kg 01/31/25 12:10 218-01-901/30/25 09:4712.0 1 Dibenz(a,h)anthracene ND ug/kg 01/31/25 12:10 53-70-301/30/25 09:4712.0 1 Fluoranthene 41.4 ug/kg 01/31/25 12:10 206-44-001/30/25 09:4712.0 1 Fluorene ND ug/kg 01/31/25 12:10 86-73-701/30/25 09:4712.0 1 Indeno(1,2,3-cd)pyrene 16.8 ug/kg 01/31/25 12:10 193-39-501/30/25 09:4712.0 1 Naphthalene ND ug/kg 01/31/25 12:10 91-20-301/30/25 09:4712.0 1 Phenanthrene 26.5 ug/kg 01/31/25 12:10 85-01-801/30/25 09:4712.0 1 Pyrene 38.5 ug/kg 01/31/25 12:10 129-00-001/30/25 09:4712.0 1 Total BaP Eq. MN 2006sh. ND=0 26.7 ug/kg 01/31/25 12:1001/30/25 09:4712.0 1 Surrogates 2-Fluorobiphenyl (S)66 %.01/31/25 12:10 321-60-801/30/25 09:4739-125 1 p-Terphenyl-d14 (S)78 %.01/31/25 12:10 1718-51-001/30/25 09:4741-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 22 of 79 Page 55 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-3-1-Grab Lab ID:10722375005 Collected:01/29/25 08:35 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD DRO Preparation Method: WI MOD DRO Pace Analytical Services - Minneapolis WIDRO GCS Silica Gel WDRO C10-C28 10.3 mg/kg 01/31/25 13:42 T601/30/25 15:428.7 1 Surrogates n-Triacontane (S)71 %.01/31/25 13:4201/30/25 15:4230-147 1 Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/03/25 21:4202/03/25 08:2211.8 1 Surrogates a,a,a-Trifluorotoluene (S)96 %.02/03/25 21:42 98-08-802/03/25 08:2280-200 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 12.6 %01/30/25 09:20 N20.10 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 16:26 67-64-1 L101/30/25 10:2612401 Allyl chloride ND ug/kg 01/30/25 16:26 107-05-101/30/25 10:262491 Benzene ND ug/kg 01/30/25 16:26 71-43-201/30/25 10:2624.9 1 Bromobenzene ND ug/kg 01/30/25 16:26 108-86-101/30/25 10:2662.1 1 Bromochloromethane ND ug/kg 01/30/25 16:26 74-97-501/30/25 10:2662.1 1 Bromodichloromethane ND ug/kg 01/30/25 16:26 75-27-401/30/25 10:2662.1 1 Bromoform ND ug/kg 01/30/25 16:26 75-25-201/30/25 10:262491 Bromomethane ND ug/kg 01/30/25 16:26 74-83-901/30/25 10:266211 2-Butanone (MEK)ND ug/kg 01/30/25 16:26 78-93-3 L101/30/25 10:263111 n-Butylbenzene ND ug/kg 01/30/25 16:26 104-51-801/30/25 10:2662.1 1 sec-Butylbenzene ND ug/kg 01/30/25 16:26 135-98-801/30/25 10:2662.1 1 tert-Butylbenzene ND ug/kg 01/30/25 16:26 98-06-601/30/25 10:2662.1 1 Carbon tetrachloride ND ug/kg 01/30/25 16:26 56-23-501/30/25 10:2662.1 1 Chlorobenzene ND ug/kg 01/30/25 16:26 108-90-701/30/25 10:2662.1 1 Chloroethane ND ug/kg 01/30/25 16:26 75-00-301/30/25 10:266211 Chloroform ND ug/kg 01/30/25 16:26 67-66-301/30/25 10:2662.1 1 Chloromethane ND ug/kg 01/30/25 16:26 74-87-301/30/25 10:262491 2-Chlorotoluene ND ug/kg 01/30/25 16:26 95-49-801/30/25 10:2662.1 1 4-Chlorotoluene ND ug/kg 01/30/25 16:26 106-43-401/30/25 10:2662.1 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 16:26 96-12-801/30/25 10:266211 Dibromochloromethane ND ug/kg 01/30/25 16:26 124-48-101/30/25 10:262491 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 16:26 106-93-401/30/25 10:2662.1 1 Dibromomethane ND ug/kg 01/30/25 16:26 74-95-301/30/25 10:2662.1 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 16:26 95-50-101/30/25 10:2662.1 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 16:26 541-73-101/30/25 10:2662.1 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 16:26 106-46-701/30/25 10:2662.1 1 Dichlorodifluoromethane ND ug/kg 01/30/25 16:26 75-71-8 L101/30/25 10:262491 1,1-Dichloroethane ND ug/kg 01/30/25 16:26 75-34-301/30/25 10:2662.1 1 1,2-Dichloroethane ND ug/kg 01/30/25 16:26 107-06-201/30/25 10:2662.1 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 23 of 79 Page 56 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-3-1-Grab Lab ID:10722375005 Collected:01/29/25 08:35 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level 1,1-Dichloroethene ND ug/kg 01/30/25 16:26 75-35-401/30/25 10:2662.1 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 16:26 156-59-201/30/25 10:2662.1 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 16:26 156-60-501/30/25 10:2662.1 1 Dichlorofluoromethane ND ug/kg 01/30/25 16:26 75-43-401/30/25 10:266211 1,2-Dichloropropane ND ug/kg 01/30/25 16:26 78-87-501/30/25 10:2662.1 1 1,3-Dichloropropane ND ug/kg 01/30/25 16:26 142-28-901/30/25 10:2662.1 1 2,2-Dichloropropane ND ug/kg 01/30/25 16:26 594-20-701/30/25 10:262491 1,1-Dichloropropene ND ug/kg 01/30/25 16:26 563-58-601/30/25 10:2662.1 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 16:26 10061-01-501/30/25 10:2662.1 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 16:26 10061-02-601/30/25 10:2662.1 1 Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 16:26 60-29-701/30/25 10:262491 Ethylbenzene ND ug/kg 01/30/25 16:26 100-41-401/30/25 10:2662.1 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 16:26 87-68-301/30/25 10:263111 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 16:26 98-82-801/30/25 10:2662.1 1 p-Isopropyltoluene ND ug/kg 01/30/25 16:26 99-87-601/30/25 10:2662.1 1 Methylene Chloride ND ug/kg 01/30/25 16:26 75-09-201/30/25 10:262491 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 16:26 108-10-101/30/25 10:263111 Methyl-tert-butyl ether ND ug/kg 01/30/25 16:26 1634-04-401/30/25 10:2662.1 1 Naphthalene ND ug/kg 01/30/25 16:26 91-20-3 L101/30/25 10:262491 n-Propylbenzene ND ug/kg 01/30/25 16:26 103-65-101/30/25 10:2662.1 1 Styrene ND ug/kg 01/30/25 16:26 100-42-501/30/25 10:2662.1 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 16:26 630-20-601/30/25 10:2662.1 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 16:26 79-34-501/30/25 10:2662.1 1 Tetrachloroethene ND ug/kg 01/30/25 16:26 127-18-401/30/25 10:2662.1 1 Tetrahydrofuran ND ug/kg 01/30/25 16:26 109-99-901/30/25 10:2624901 Toluene ND ug/kg 01/30/25 16:26 108-88-301/30/25 10:2662.1 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 16:26 87-61-601/30/25 10:2662.1 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 16:26 120-82-101/30/25 10:2662.1 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 16:26 71-55-601/30/25 10:2662.1 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 16:26 79-00-501/30/25 10:2662.1 1 Trichloroethene ND ug/kg 01/30/25 16:26 79-01-601/30/25 10:2662.1 1 Trichlorofluoromethane ND ug/kg 01/30/25 16:26 75-69-401/30/25 10:262491 1,2,3-Trichloropropane ND ug/kg 01/30/25 16:26 96-18-4 L101/30/25 10:262491 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 16:26 76-13-101/30/25 10:262491 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 16:26 95-63-601/30/25 10:2662.1 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 16:26 108-67-801/30/25 10:2662.1 1 Vinyl chloride ND ug/kg 01/30/25 16:26 75-01-401/30/25 10:2624.9 1 Xylene (Total)ND ug/kg 01/30/25 16:26 1330-20-701/30/25 10:261861 Surrogates Toluene-d8 (S)102 %.01/30/25 16:26 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)101 %.01/30/25 16:26 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)100 %.01/30/25 16:26 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 24 of 79 Page 57 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-3-Comp Lab ID:10722375006 Collected:01/29/25 10:20 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 6010D Preparation Method: EPA 3050B Pace Analytical Services - Minneapolis 6010D MET ICP Arsenic 2.3 mg/kg 02/02/25 13:29 7440-38-201/30/25 11:311.1 1 Barium 48.8 mg/kg 02/02/25 13:29 7440-39-301/30/25 11:310.55 1 Cadmium ND mg/kg 02/02/25 13:29 7440-43-901/30/25 11:310.16 1 Chromium 12.3 mg/kg 02/02/25 13:29 7440-47-301/30/25 11:310.55 1 Lead 4.7 mg/kg 02/02/25 13:29 7439-92-101/30/25 11:310.55 1 Selenium ND mg/kg 02/02/25 13:29 7782-49-201/30/25 11:311.1 1 Silver ND mg/kg 02/02/25 13:29 7440-22-401/30/25 11:310.55 1 Analytical Method: EPA 7471B Preparation Method: EPA 7471B Pace Analytical Services - Minneapolis 7471B Mercury Mercury ND mg/kg 02/03/25 12:14 7439-97-601/30/25 12:040.021 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 13.9 %02/03/25 10:47 N20.10 1 Analytical Method: EPA 8270E by SIM Preparation Method: EPA 3546 Pace Analytical Services - Minneapolis 8270E MSSV PAH by SIM Acenaphthene ND ug/kg 01/31/25 12:32 83-32-901/30/25 09:4711.6 1 Acenaphthylene ND ug/kg 01/31/25 12:32 208-96-801/30/25 09:4711.6 1 Anthracene ND ug/kg 01/31/25 12:32 120-12-701/30/25 09:4711.6 1 Benzo(a)anthracene ND ug/kg 01/31/25 12:32 56-55-301/30/25 09:4711.6 1 Benzo(a)pyrene 14.4 ug/kg 01/31/25 12:32 50-32-801/30/25 09:4711.6 1 Benzo(b)fluoranthene 21.5 ug/kg 01/31/25 12:32 205-99-201/30/25 09:4711.6 1 Benzo(g,h,i)perylene 19.5 ug/kg 01/31/25 12:32 191-24-201/30/25 09:4711.6 1 Benzo(k)fluoranthene ND ug/kg 01/31/25 12:32 207-08-901/30/25 09:4711.6 1 Chrysene 17.9 ug/kg 01/31/25 12:32 218-01-901/30/25 09:4711.6 1 Dibenz(a,h)anthracene ND ug/kg 01/31/25 12:32 53-70-301/30/25 09:4711.6 1 Fluoranthene 22.5 ug/kg 01/31/25 12:32 206-44-001/30/25 09:4711.6 1 Fluorene ND ug/kg 01/31/25 12:32 86-73-701/30/25 09:4711.6 1 Indeno(1,2,3-cd)pyrene 11.7 ug/kg 01/31/25 12:32 193-39-501/30/25 09:4711.6 1 Naphthalene ND ug/kg 01/31/25 12:32 91-20-301/30/25 09:4711.6 1 Phenanthrene ND ug/kg 01/31/25 12:32 85-01-801/30/25 09:4711.6 1 Pyrene 23.9 ug/kg 01/31/25 12:32 129-00-001/30/25 09:4711.6 1 Total BaP Eq. MN 2006sh. ND=0 17.9 ug/kg 01/31/25 12:3201/30/25 09:4711.6 1 Surrogates 2-Fluorobiphenyl (S)69 %.01/31/25 12:32 321-60-801/30/25 09:4739-125 1 p-Terphenyl-d14 (S)78 %.01/31/25 12:32 1718-51-001/30/25 09:4741-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 25 of 79 Page 58 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-4-1-Grab Lab ID:10722375007 Collected:01/29/25 08:45 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD DRO Preparation Method: WI MOD DRO Pace Analytical Services - Minneapolis WIDRO GCS Silica Gel WDRO C10-C28 20.7 mg/kg 02/03/25 14:18 T601/30/25 15:428.9 1 Surrogates n-Triacontane (S)75 %.02/03/25 14:1801/30/25 15:4230-147 1 Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/03/25 22:0102/03/25 08:2211.0 1 Surrogates a,a,a-Trifluorotoluene (S)98 %.02/03/25 22:01 98-08-802/03/25 08:2280-200 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 9.7 %02/03/25 10:48 N20.10 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 17:35 67-64-1 L101/30/25 10:2611301 Allyl chloride ND ug/kg 01/30/25 17:35 107-05-101/30/25 10:262261 Benzene ND ug/kg 01/30/25 17:35 71-43-201/30/25 10:2622.6 1 Bromobenzene ND ug/kg 01/30/25 17:35 108-86-101/30/25 10:2656.5 1 Bromochloromethane ND ug/kg 01/30/25 17:35 74-97-501/30/25 10:2656.5 1 Bromodichloromethane ND ug/kg 01/30/25 17:35 75-27-401/30/25 10:2656.5 1 Bromoform ND ug/kg 01/30/25 17:35 75-25-201/30/25 10:262261 Bromomethane ND ug/kg 01/30/25 17:35 74-83-901/30/25 10:265651 2-Butanone (MEK)ND ug/kg 01/30/25 17:35 78-93-3 L101/30/25 10:262831 n-Butylbenzene ND ug/kg 01/30/25 17:35 104-51-801/30/25 10:2656.5 1 sec-Butylbenzene ND ug/kg 01/30/25 17:35 135-98-801/30/25 10:2656.5 1 tert-Butylbenzene ND ug/kg 01/30/25 17:35 98-06-601/30/25 10:2656.5 1 Carbon tetrachloride ND ug/kg 01/30/25 17:35 56-23-501/30/25 10:2656.5 1 Chlorobenzene ND ug/kg 01/30/25 17:35 108-90-701/30/25 10:2656.5 1 Chloroethane ND ug/kg 01/30/25 17:35 75-00-301/30/25 10:265651 Chloroform ND ug/kg 01/30/25 17:35 67-66-301/30/25 10:2656.5 1 Chloromethane ND ug/kg 01/30/25 17:35 74-87-301/30/25 10:262261 2-Chlorotoluene ND ug/kg 01/30/25 17:35 95-49-801/30/25 10:2656.5 1 4-Chlorotoluene ND ug/kg 01/30/25 17:35 106-43-401/30/25 10:2656.5 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 17:35 96-12-801/30/25 10:265651 Dibromochloromethane ND ug/kg 01/30/25 17:35 124-48-101/30/25 10:262261 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 17:35 106-93-401/30/25 10:2656.5 1 Dibromomethane ND ug/kg 01/30/25 17:35 74-95-301/30/25 10:2656.5 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 17:35 95-50-101/30/25 10:2656.5 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 17:35 541-73-101/30/25 10:2656.5 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 17:35 106-46-701/30/25 10:2656.5 1 Dichlorodifluoromethane ND ug/kg 01/30/25 17:35 75-71-8 L101/30/25 10:262261 1,1-Dichloroethane ND ug/kg 01/30/25 17:35 75-34-301/30/25 10:2656.5 1 1,2-Dichloroethane ND ug/kg 01/30/25 17:35 107-06-201/30/25 10:2656.5 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 26 of 79 Page 59 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-4-1-Grab Lab ID:10722375007 Collected:01/29/25 08:45 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level 1,1-Dichloroethene ND ug/kg 01/30/25 17:35 75-35-401/30/25 10:2656.5 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 17:35 156-59-201/30/25 10:2656.5 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 17:35 156-60-501/30/25 10:2656.5 1 Dichlorofluoromethane ND ug/kg 01/30/25 17:35 75-43-401/30/25 10:265651 1,2-Dichloropropane ND ug/kg 01/30/25 17:35 78-87-501/30/25 10:2656.5 1 1,3-Dichloropropane ND ug/kg 01/30/25 17:35 142-28-901/30/25 10:2656.5 1 2,2-Dichloropropane ND ug/kg 01/30/25 17:35 594-20-701/30/25 10:262261 1,1-Dichloropropene ND ug/kg 01/30/25 17:35 563-58-601/30/25 10:2656.5 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 17:35 10061-01-501/30/25 10:2656.5 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 17:35 10061-02-601/30/25 10:2656.5 1 Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 17:35 60-29-701/30/25 10:262261 Ethylbenzene ND ug/kg 01/30/25 17:35 100-41-401/30/25 10:2656.5 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 17:35 87-68-301/30/25 10:262831 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 17:35 98-82-801/30/25 10:2656.5 1 p-Isopropyltoluene ND ug/kg 01/30/25 17:35 99-87-601/30/25 10:2656.5 1 Methylene Chloride ND ug/kg 01/30/25 17:35 75-09-201/30/25 10:262261 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 17:35 108-10-101/30/25 10:262831 Methyl-tert-butyl ether ND ug/kg 01/30/25 17:35 1634-04-401/30/25 10:2656.5 1 Naphthalene ND ug/kg 01/30/25 17:35 91-20-3 L101/30/25 10:262261 n-Propylbenzene ND ug/kg 01/30/25 17:35 103-65-101/30/25 10:2656.5 1 Styrene ND ug/kg 01/30/25 17:35 100-42-501/30/25 10:2656.5 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 17:35 630-20-601/30/25 10:2656.5 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 17:35 79-34-501/30/25 10:2656.5 1 Tetrachloroethene ND ug/kg 01/30/25 17:35 127-18-401/30/25 10:2656.5 1 Tetrahydrofuran ND ug/kg 01/30/25 17:35 109-99-901/30/25 10:2622601 Toluene ND ug/kg 01/30/25 17:35 108-88-301/30/25 10:2656.5 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 17:35 87-61-601/30/25 10:2656.5 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 17:35 120-82-101/30/25 10:2656.5 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 17:35 71-55-601/30/25 10:2656.5 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 17:35 79-00-501/30/25 10:2656.5 1 Trichloroethene ND ug/kg 01/30/25 17:35 79-01-601/30/25 10:2656.5 1 Trichlorofluoromethane ND ug/kg 01/30/25 17:35 75-69-401/30/25 10:262261 1,2,3-Trichloropropane ND ug/kg 01/30/25 17:35 96-18-4 L101/30/25 10:262261 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 17:35 76-13-101/30/25 10:262261 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 17:35 95-63-601/30/25 10:2656.5 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 17:35 108-67-801/30/25 10:2656.5 1 Vinyl chloride ND ug/kg 01/30/25 17:35 75-01-401/30/25 10:2622.6 1 Xylene (Total)ND ug/kg 01/30/25 17:35 1330-20-701/30/25 10:261701 Surrogates Toluene-d8 (S)103 %.01/30/25 17:35 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)100 %.01/30/25 17:35 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)99 %.01/30/25 17:35 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 27 of 79 Page 60 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:NSP-4-Comp Lab ID:10722375008 Collected:01/29/25 10:30 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 6010D Preparation Method: EPA 3050B Pace Analytical Services - Minneapolis 6010D MET ICP Arsenic 2.6 mg/kg 02/02/25 13:31 7440-38-201/30/25 11:311.1 1 Barium 49.2 mg/kg 02/02/25 13:31 7440-39-301/30/25 11:310.54 1 Cadmium ND mg/kg 02/02/25 13:31 7440-43-901/30/25 11:310.16 1 Chromium 16.5 mg/kg 02/02/25 13:31 7440-47-301/30/25 11:310.54 1 Lead 6.8 mg/kg 02/02/25 13:31 7439-92-101/30/25 11:310.54 1 Selenium ND mg/kg 02/02/25 13:31 7782-49-201/30/25 11:311.1 1 Silver ND mg/kg 02/02/25 13:31 7440-22-401/30/25 11:310.54 1 Analytical Method: EPA 7471B Preparation Method: EPA 7471B Pace Analytical Services - Minneapolis 7471B Mercury Mercury ND mg/kg 02/03/25 12:16 7439-97-601/30/25 12:040.022 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 10.1 %02/03/25 10:48 N20.10 1 Analytical Method: EPA 8270E by SIM Preparation Method: EPA 3546 Pace Analytical Services - Minneapolis 8270E MSSV PAH by SIM Acenaphthene ND ug/kg 01/31/25 12:55 83-32-901/30/25 09:4711.0 1 Acenaphthylene ND ug/kg 01/31/25 12:55 208-96-801/30/25 09:4711.0 1 Anthracene ND ug/kg 01/31/25 12:55 120-12-701/30/25 09:4711.0 1 Benzo(a)anthracene 40.3 ug/kg 01/31/25 12:55 56-55-301/30/25 09:4711.0 1 Benzo(a)pyrene 49.5 ug/kg 01/31/25 12:55 50-32-801/30/25 09:4711.0 1 Benzo(b)fluoranthene 68.2 ug/kg 01/31/25 12:55 205-99-201/30/25 09:4711.0 1 Benzo(g,h,i)perylene 45.0 ug/kg 01/31/25 12:55 191-24-201/30/25 09:4711.0 1 Benzo(k)fluoranthene 22.8 ug/kg 01/31/25 12:55 207-08-901/30/25 09:4711.0 1 Chrysene 54.2 ug/kg 01/31/25 12:55 218-01-901/30/25 09:4711.0 1 Dibenz(a,h)anthracene ND ug/kg 01/31/25 12:55 53-70-301/30/25 09:4711.0 1 Fluoranthene 79.0 ug/kg 01/31/25 12:55 206-44-001/30/25 09:4711.0 1 Fluorene ND ug/kg 01/31/25 12:55 86-73-701/30/25 09:4711.0 1 Indeno(1,2,3-cd)pyrene 32.2 ug/kg 01/31/25 12:55 193-39-501/30/25 09:4711.0 1 Naphthalene ND ug/kg 01/31/25 12:55 91-20-301/30/25 09:4711.0 1 Phenanthrene 29.5 ug/kg 01/31/25 12:55 85-01-801/30/25 09:4711.0 1 Pyrene 71.9 ug/kg 01/31/25 12:55 129-00-001/30/25 09:4711.0 1 Total BaP Eq. MN 2006sh. ND=0 66.4 ug/kg 01/31/25 12:5501/30/25 09:4711.0 1 Surrogates 2-Fluorobiphenyl (S)77 %.01/31/25 12:55 321-60-801/30/25 09:4739-125 1 p-Terphenyl-d14 (S)85 %.01/31/25 12:55 1718-51-001/30/25 09:4741-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 28 of 79 Page 61 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-1-1-Grab Lab ID:10722375009 Collected:01/29/25 08:55 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD DRO Preparation Method: WI MOD DRO Pace Analytical Services - Minneapolis WIDRO GCS Silica Gel WDRO C10-C28 ND mg/kg 01/31/25 13:5601/30/25 15:4211.7 1 Surrogates n-Triacontane (S)76 %.01/31/25 13:5601/30/25 15:4230-147 1 Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/03/25 22:1902/03/25 08:2210.7 1 Surrogates a,a,a-Trifluorotoluene (S)98 %.02/03/25 22:19 98-08-802/03/25 08:2280-200 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 8.3 %02/03/25 10:48 N20.10 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 17:17 67-64-1 L101/30/25 10:2611101 Allyl chloride ND ug/kg 01/30/25 17:17 107-05-101/30/25 10:262221 Benzene ND ug/kg 01/30/25 17:17 71-43-201/30/25 10:2622.2 1 Bromobenzene ND ug/kg 01/30/25 17:17 108-86-101/30/25 10:2655.6 1 Bromochloromethane ND ug/kg 01/30/25 17:17 74-97-501/30/25 10:2655.6 1 Bromodichloromethane ND ug/kg 01/30/25 17:17 75-27-401/30/25 10:2655.6 1 Bromoform ND ug/kg 01/30/25 17:17 75-25-201/30/25 10:262221 Bromomethane ND ug/kg 01/30/25 17:17 74-83-901/30/25 10:265561 2-Butanone (MEK)ND ug/kg 01/30/25 17:17 78-93-3 L101/30/25 10:262781 n-Butylbenzene ND ug/kg 01/30/25 17:17 104-51-801/30/25 10:2655.6 1 sec-Butylbenzene ND ug/kg 01/30/25 17:17 135-98-801/30/25 10:2655.6 1 tert-Butylbenzene ND ug/kg 01/30/25 17:17 98-06-601/30/25 10:2655.6 1 Carbon tetrachloride ND ug/kg 01/30/25 17:17 56-23-501/30/25 10:2655.6 1 Chlorobenzene ND ug/kg 01/30/25 17:17 108-90-701/30/25 10:2655.6 1 Chloroethane ND ug/kg 01/30/25 17:17 75-00-301/30/25 10:265561 Chloroform ND ug/kg 01/30/25 17:17 67-66-301/30/25 10:2655.6 1 Chloromethane ND ug/kg 01/30/25 17:17 74-87-301/30/25 10:262221 2-Chlorotoluene ND ug/kg 01/30/25 17:17 95-49-801/30/25 10:2655.6 1 4-Chlorotoluene ND ug/kg 01/30/25 17:17 106-43-401/30/25 10:2655.6 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 17:17 96-12-801/30/25 10:265561 Dibromochloromethane ND ug/kg 01/30/25 17:17 124-48-101/30/25 10:262221 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 17:17 106-93-401/30/25 10:2655.6 1 Dibromomethane ND ug/kg 01/30/25 17:17 74-95-301/30/25 10:2655.6 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 17:17 95-50-101/30/25 10:2655.6 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 17:17 541-73-101/30/25 10:2655.6 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 17:17 106-46-701/30/25 10:2655.6 1 Dichlorodifluoromethane ND ug/kg 01/30/25 17:17 75-71-8 L101/30/25 10:262221 1,1-Dichloroethane ND ug/kg 01/30/25 17:17 75-34-301/30/25 10:2655.6 1 1,2-Dichloroethane ND ug/kg 01/30/25 17:17 107-06-201/30/25 10:2655.6 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 29 of 79 Page 62 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-1-1-Grab Lab ID:10722375009 Collected:01/29/25 08:55 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level 1,1-Dichloroethene ND ug/kg 01/30/25 17:17 75-35-401/30/25 10:2655.6 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 17:17 156-59-201/30/25 10:2655.6 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 17:17 156-60-501/30/25 10:2655.6 1 Dichlorofluoromethane ND ug/kg 01/30/25 17:17 75-43-401/30/25 10:265561 1,2-Dichloropropane ND ug/kg 01/30/25 17:17 78-87-501/30/25 10:2655.6 1 1,3-Dichloropropane ND ug/kg 01/30/25 17:17 142-28-901/30/25 10:2655.6 1 2,2-Dichloropropane ND ug/kg 01/30/25 17:17 594-20-701/30/25 10:262221 1,1-Dichloropropene ND ug/kg 01/30/25 17:17 563-58-601/30/25 10:2655.6 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 17:17 10061-01-501/30/25 10:2655.6 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 17:17 10061-02-601/30/25 10:2655.6 1 Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 17:17 60-29-701/30/25 10:262221 Ethylbenzene ND ug/kg 01/30/25 17:17 100-41-401/30/25 10:2655.6 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 17:17 87-68-301/30/25 10:262781 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 17:17 98-82-801/30/25 10:2655.6 1 p-Isopropyltoluene ND ug/kg 01/30/25 17:17 99-87-601/30/25 10:2655.6 1 Methylene Chloride ND ug/kg 01/30/25 17:17 75-09-201/30/25 10:262221 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 17:17 108-10-101/30/25 10:262781 Methyl-tert-butyl ether ND ug/kg 01/30/25 17:17 1634-04-401/30/25 10:2655.6 1 Naphthalene ND ug/kg 01/30/25 17:17 91-20-3 L101/30/25 10:262221 n-Propylbenzene ND ug/kg 01/30/25 17:17 103-65-101/30/25 10:2655.6 1 Styrene ND ug/kg 01/30/25 17:17 100-42-501/30/25 10:2655.6 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 17:17 630-20-601/30/25 10:2655.6 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 17:17 79-34-501/30/25 10:2655.6 1 Tetrachloroethene ND ug/kg 01/30/25 17:17 127-18-401/30/25 10:2655.6 1 Tetrahydrofuran ND ug/kg 01/30/25 17:17 109-99-901/30/25 10:2622201 Toluene ND ug/kg 01/30/25 17:17 108-88-301/30/25 10:2655.6 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 17:17 87-61-601/30/25 10:2655.6 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 17:17 120-82-101/30/25 10:2655.6 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 17:17 71-55-601/30/25 10:2655.6 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 17:17 79-00-501/30/25 10:2655.6 1 Trichloroethene ND ug/kg 01/30/25 17:17 79-01-601/30/25 10:2655.6 1 Trichlorofluoromethane ND ug/kg 01/30/25 17:17 75-69-401/30/25 10:262221 1,2,3-Trichloropropane ND ug/kg 01/30/25 17:17 96-18-4 L101/30/25 10:262221 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 17:17 76-13-101/30/25 10:262221 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 17:17 95-63-601/30/25 10:2655.6 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 17:17 108-67-801/30/25 10:2655.6 1 Vinyl chloride ND ug/kg 01/30/25 17:17 75-01-401/30/25 10:2622.2 1 Xylene (Total)ND ug/kg 01/30/25 17:17 1330-20-701/30/25 10:261671 Surrogates Toluene-d8 (S)103 %.01/30/25 17:17 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)100 %.01/30/25 17:17 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)98 %.01/30/25 17:17 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 30 of 79 Page 63 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-1-Comp Lab ID:10722375010 Collected:01/29/25 10:40 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 6010D Preparation Method: EPA 3050B Pace Analytical Services - Minneapolis 6010D MET ICP Arsenic 1.9 mg/kg 02/02/25 13:33 7440-38-201/30/25 11:311.1 1 Barium 37.0 mg/kg 02/02/25 13:33 7440-39-301/30/25 11:310.55 1 Cadmium ND mg/kg 02/02/25 13:33 7440-43-901/30/25 11:310.16 1 Chromium 15.2 mg/kg 02/02/25 13:33 7440-47-301/30/25 11:310.55 1 Lead 3.7 mg/kg 02/02/25 13:33 7439-92-101/30/25 11:310.55 1 Selenium ND mg/kg 02/02/25 13:33 7782-49-201/30/25 11:311.1 1 Silver ND mg/kg 02/02/25 13:33 7440-22-401/30/25 11:310.55 1 Analytical Method: EPA 7471B Preparation Method: EPA 7471B Pace Analytical Services - Minneapolis 7471B Mercury Mercury ND mg/kg 02/03/25 12:18 7439-97-601/30/25 12:040.020 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 11.0 %02/03/25 10:49 N20.10 1 Analytical Method: EPA 8270E by SIM Preparation Method: EPA 3546 Pace Analytical Services - Minneapolis 8270E MSSV PAH by SIM Acenaphthene ND ug/kg 01/31/25 13:18 83-32-901/30/25 09:4711.0 1 Acenaphthylene ND ug/kg 01/31/25 13:18 208-96-801/30/25 09:4711.0 1 Anthracene 15.6 ug/kg 01/31/25 13:18 120-12-701/30/25 09:4711.0 1 Benzo(a)anthracene 61.1 ug/kg 01/31/25 13:18 56-55-301/30/25 09:4711.0 1 Benzo(a)pyrene 81.4 ug/kg 01/31/25 13:18 50-32-801/30/25 09:4711.0 1 Benzo(b)fluoranthene 114 ug/kg 01/31/25 13:18 205-99-201/30/25 09:4711.0 1 Benzo(g,h,i)perylene 66.6 ug/kg 01/31/25 13:18 191-24-201/30/25 09:4711.0 1 Benzo(k)fluoranthene 40.4 ug/kg 01/31/25 13:18 207-08-901/30/25 09:4711.0 1 Chrysene 73.8 ug/kg 01/31/25 13:18 218-01-901/30/25 09:4711.0 1 Dibenz(a,h)anthracene 14.5 ug/kg 01/31/25 13:18 53-70-301/30/25 09:4711.0 1 Fluoranthene 105 ug/kg 01/31/25 13:18 206-44-001/30/25 09:4711.0 1 Fluorene ND ug/kg 01/31/25 13:18 86-73-701/30/25 09:4711.0 1 Indeno(1,2,3-cd)pyrene 53.9 ug/kg 01/31/25 13:18 193-39-501/30/25 09:4711.0 1 Naphthalene ND ug/kg 01/31/25 13:18 91-20-301/30/25 09:4711.0 1 Phenanthrene 38.8 ug/kg 01/31/25 13:18 85-01-801/30/25 09:4711.0 1 Pyrene 83.9 ug/kg 01/31/25 13:18 129-00-001/30/25 09:4711.0 1 Total BaP Eq. MN 2006sh. ND=0 117 ug/kg 01/31/25 13:1801/30/25 09:4711.0 1 Surrogates 2-Fluorobiphenyl (S)72 %.01/31/25 13:18 321-60-801/30/25 09:4739-125 1 p-Terphenyl-d14 (S)82 %.01/31/25 13:18 1718-51-001/30/25 09:4741-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 31 of 79 Page 64 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-2-1-Grab Lab ID:10722375011 Collected:01/29/25 09:05 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD DRO Preparation Method: WI MOD DRO Pace Analytical Services - Minneapolis WIDRO GCS Silica Gel WDRO C10-C28 ND mg/kg 01/31/25 14:0401/30/25 15:429.6 1 Surrogates n-Triacontane (S)70 %.01/31/25 14:0401/30/25 15:4230-147 1 Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/04/25 14:2802/04/25 07:5912.6 1 Surrogates a,a,a-Trifluorotoluene (S)104 %.02/04/25 14:28 98-08-802/04/25 07:5980-200 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 10.8 %02/03/25 10:49 N20.10 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 17:00 67-64-1 L101/30/25 10:2611301 Allyl chloride ND ug/kg 01/30/25 17:00 107-05-101/30/25 10:262261 Benzene ND ug/kg 01/30/25 17:00 71-43-201/30/25 10:2622.6 1 Bromobenzene ND ug/kg 01/30/25 17:00 108-86-101/30/25 10:2656.5 1 Bromochloromethane ND ug/kg 01/30/25 17:00 74-97-501/30/25 10:2656.5 1 Bromodichloromethane ND ug/kg 01/30/25 17:00 75-27-401/30/25 10:2656.5 1 Bromoform ND ug/kg 01/30/25 17:00 75-25-201/30/25 10:262261 Bromomethane ND ug/kg 01/30/25 17:00 74-83-901/30/25 10:265651 2-Butanone (MEK)ND ug/kg 01/30/25 17:00 78-93-3 L101/30/25 10:262821 n-Butylbenzene ND ug/kg 01/30/25 17:00 104-51-801/30/25 10:2656.5 1 sec-Butylbenzene ND ug/kg 01/30/25 17:00 135-98-801/30/25 10:2656.5 1 tert-Butylbenzene ND ug/kg 01/30/25 17:00 98-06-601/30/25 10:2656.5 1 Carbon tetrachloride ND ug/kg 01/30/25 17:00 56-23-501/30/25 10:2656.5 1 Chlorobenzene ND ug/kg 01/30/25 17:00 108-90-701/30/25 10:2656.5 1 Chloroethane ND ug/kg 01/30/25 17:00 75-00-301/30/25 10:265651 Chloroform ND ug/kg 01/30/25 17:00 67-66-301/30/25 10:2656.5 1 Chloromethane ND ug/kg 01/30/25 17:00 74-87-301/30/25 10:262261 2-Chlorotoluene ND ug/kg 01/30/25 17:00 95-49-801/30/25 10:2656.5 1 4-Chlorotoluene ND ug/kg 01/30/25 17:00 106-43-401/30/25 10:2656.5 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 17:00 96-12-801/30/25 10:265651 Dibromochloromethane ND ug/kg 01/30/25 17:00 124-48-101/30/25 10:262261 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 17:00 106-93-401/30/25 10:2656.5 1 Dibromomethane ND ug/kg 01/30/25 17:00 74-95-301/30/25 10:2656.5 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 17:00 95-50-101/30/25 10:2656.5 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 17:00 541-73-101/30/25 10:2656.5 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 17:00 106-46-701/30/25 10:2656.5 1 Dichlorodifluoromethane ND ug/kg 01/30/25 17:00 75-71-8 L101/30/25 10:262261 1,1-Dichloroethane ND ug/kg 01/30/25 17:00 75-34-301/30/25 10:2656.5 1 1,2-Dichloroethane ND ug/kg 01/30/25 17:00 107-06-201/30/25 10:2656.5 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 32 of 79 Page 65 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-2-1-Grab Lab ID:10722375011 Collected:01/29/25 09:05 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level 1,1-Dichloroethene ND ug/kg 01/30/25 17:00 75-35-401/30/25 10:2656.5 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 17:00 156-59-201/30/25 10:2656.5 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 17:00 156-60-501/30/25 10:2656.5 1 Dichlorofluoromethane ND ug/kg 01/30/25 17:00 75-43-401/30/25 10:265651 1,2-Dichloropropane ND ug/kg 01/30/25 17:00 78-87-501/30/25 10:2656.5 1 1,3-Dichloropropane ND ug/kg 01/30/25 17:00 142-28-901/30/25 10:2656.5 1 2,2-Dichloropropane ND ug/kg 01/30/25 17:00 594-20-701/30/25 10:262261 1,1-Dichloropropene ND ug/kg 01/30/25 17:00 563-58-601/30/25 10:2656.5 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 17:00 10061-01-501/30/25 10:2656.5 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 17:00 10061-02-601/30/25 10:2656.5 1 Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 17:00 60-29-701/30/25 10:262261 Ethylbenzene ND ug/kg 01/30/25 17:00 100-41-401/30/25 10:2656.5 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 17:00 87-68-301/30/25 10:262821 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 17:00 98-82-801/30/25 10:2656.5 1 p-Isopropyltoluene ND ug/kg 01/30/25 17:00 99-87-601/30/25 10:2656.5 1 Methylene Chloride ND ug/kg 01/30/25 17:00 75-09-201/30/25 10:262261 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 17:00 108-10-101/30/25 10:262821 Methyl-tert-butyl ether ND ug/kg 01/30/25 17:00 1634-04-401/30/25 10:2656.5 1 Naphthalene ND ug/kg 01/30/25 17:00 91-20-3 L101/30/25 10:262261 n-Propylbenzene ND ug/kg 01/30/25 17:00 103-65-101/30/25 10:2656.5 1 Styrene ND ug/kg 01/30/25 17:00 100-42-501/30/25 10:2656.5 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 17:00 630-20-601/30/25 10:2656.5 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 17:00 79-34-501/30/25 10:2656.5 1 Tetrachloroethene ND ug/kg 01/30/25 17:00 127-18-401/30/25 10:2656.5 1 Tetrahydrofuran ND ug/kg 01/30/25 17:00 109-99-901/30/25 10:2622601 Toluene ND ug/kg 01/30/25 17:00 108-88-301/30/25 10:2656.5 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 17:00 87-61-601/30/25 10:2656.5 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 17:00 120-82-101/30/25 10:2656.5 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 17:00 71-55-601/30/25 10:2656.5 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 17:00 79-00-501/30/25 10:2656.5 1 Trichloroethene ND ug/kg 01/30/25 17:00 79-01-601/30/25 10:2656.5 1 Trichlorofluoromethane ND ug/kg 01/30/25 17:00 75-69-401/30/25 10:262261 1,2,3-Trichloropropane ND ug/kg 01/30/25 17:00 96-18-4 L101/30/25 10:262261 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 17:00 76-13-101/30/25 10:262261 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 17:00 95-63-601/30/25 10:2656.5 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 17:00 108-67-801/30/25 10:2656.5 1 Vinyl chloride ND ug/kg 01/30/25 17:00 75-01-401/30/25 10:2622.6 1 Xylene (Total)ND ug/kg 01/30/25 17:00 1330-20-701/30/25 10:261691 Surrogates Toluene-d8 (S)102 %.01/30/25 17:00 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)100 %.01/30/25 17:00 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)99 %.01/30/25 17:00 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 33 of 79 Page 66 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-2-Comp Lab ID:10722375012 Collected:01/29/25 10:50 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 6010D Preparation Method: EPA 3050B Pace Analytical Services - Minneapolis 6010D MET ICP Arsenic 2.0 mg/kg 02/02/25 13:34 7440-38-201/30/25 11:311.1 1 Barium 40.8 mg/kg 02/02/25 13:34 7440-39-301/30/25 11:310.56 1 Cadmium ND mg/kg 02/02/25 13:34 7440-43-901/30/25 11:310.17 1 Chromium 14.5 mg/kg 02/02/25 13:34 7440-47-301/30/25 11:310.56 1 Lead 5.6 mg/kg 02/02/25 13:34 7439-92-101/30/25 11:310.56 1 Selenium ND mg/kg 02/02/25 13:34 7782-49-201/30/25 11:311.1 1 Silver ND mg/kg 02/02/25 13:34 7440-22-401/30/25 11:310.56 1 Analytical Method: EPA 7471B Preparation Method: EPA 7471B Pace Analytical Services - Minneapolis 7471B Mercury Mercury ND mg/kg 02/03/25 12:19 7439-97-601/30/25 12:040.021 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 15.6 %02/03/25 10:50 N20.10 1 Analytical Method: EPA 8270E by SIM Preparation Method: EPA 3546 Pace Analytical Services - Minneapolis 8270E MSSV PAH by SIM Acenaphthene ND ug/kg 01/31/25 13:40 83-32-901/30/25 09:4711.8 1 Acenaphthylene ND ug/kg 01/31/25 13:40 208-96-801/30/25 09:4711.8 1 Anthracene 21.2 ug/kg 01/31/25 13:40 120-12-701/30/25 09:4711.8 1 Benzo(a)anthracene 81.6 ug/kg 01/31/25 13:40 56-55-301/30/25 09:4711.8 1 Benzo(a)pyrene 92.9 ug/kg 01/31/25 13:40 50-32-801/30/25 09:4711.8 1 Benzo(b)fluoranthene 128 ug/kg 01/31/25 13:40 205-99-201/30/25 09:4711.8 1 Benzo(g,h,i)perylene 76.3 ug/kg 01/31/25 13:40 191-24-201/30/25 09:4711.8 1 Benzo(k)fluoranthene 49.2 ug/kg 01/31/25 13:40 207-08-901/30/25 09:4711.8 1 Chrysene 90.3 ug/kg 01/31/25 13:40 218-01-901/30/25 09:4711.8 1 Dibenz(a,h)anthracene 15.9 ug/kg 01/31/25 13:40 53-70-301/30/25 09:4711.8 1 Fluoranthene 178 ug/kg 01/31/25 13:40 206-44-001/30/25 09:4711.8 1 Fluorene ND ug/kg 01/31/25 13:40 86-73-701/30/25 09:4711.8 1 Indeno(1,2,3-cd)pyrene 62.5 ug/kg 01/31/25 13:40 193-39-501/30/25 09:4711.8 1 Naphthalene ND ug/kg 01/31/25 13:40 91-20-301/30/25 09:4711.8 1 Phenanthrene 101 ug/kg 01/31/25 13:40 85-01-801/30/25 09:4711.8 1 Pyrene 139 ug/kg 01/31/25 13:40 129-00-001/30/25 09:4711.8 1 Total BaP Eq. MN 2006sh. ND=0 135 ug/kg 01/31/25 13:4001/30/25 09:4711.8 1 Surrogates 2-Fluorobiphenyl (S)63 %.01/31/25 13:40 321-60-801/30/25 09:4739-125 1 p-Terphenyl-d14 (S)68 %.01/31/25 13:40 1718-51-001/30/25 09:4741-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 34 of 79 Page 67 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-3-2-Grab Lab ID:10722375013 Collected:01/29/25 11:00 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD DRO Preparation Method: WI MOD DRO Pace Analytical Services - Minneapolis WIDRO GCS Silica Gel WDRO C10-C28 ND mg/kg 01/31/25 13:2801/30/25 15:4213.3 1 Surrogates n-Triacontane (S)79 %.01/31/25 13:2801/30/25 15:4230-147 1 Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/04/25 14:4702/04/25 07:5913.6 1 Surrogates a,a,a-Trifluorotoluene (S)103 %.02/04/25 14:47 98-08-802/04/25 07:5980-200 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 13.3 %02/03/25 10:50 N20.10 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 15:52 67-64-1 L101/30/25 10:2612001 Allyl chloride ND ug/kg 01/30/25 15:52 107-05-101/30/25 10:262391 Benzene ND ug/kg 01/30/25 15:52 71-43-201/30/25 10:2623.9 1 Bromobenzene ND ug/kg 01/30/25 15:52 108-86-101/30/25 10:2659.8 1 Bromochloromethane ND ug/kg 01/30/25 15:52 74-97-501/30/25 10:2659.8 1 Bromodichloromethane ND ug/kg 01/30/25 15:52 75-27-401/30/25 10:2659.8 1 Bromoform ND ug/kg 01/30/25 15:52 75-25-201/30/25 10:262391 Bromomethane ND ug/kg 01/30/25 15:52 74-83-901/30/25 10:265981 2-Butanone (MEK)ND ug/kg 01/30/25 15:52 78-93-3 L101/30/25 10:262991 n-Butylbenzene ND ug/kg 01/30/25 15:52 104-51-801/30/25 10:2659.8 1 sec-Butylbenzene ND ug/kg 01/30/25 15:52 135-98-801/30/25 10:2659.8 1 tert-Butylbenzene ND ug/kg 01/30/25 15:52 98-06-601/30/25 10:2659.8 1 Carbon tetrachloride ND ug/kg 01/30/25 15:52 56-23-501/30/25 10:2659.8 1 Chlorobenzene ND ug/kg 01/30/25 15:52 108-90-701/30/25 10:2659.8 1 Chloroethane ND ug/kg 01/30/25 15:52 75-00-301/30/25 10:265981 Chloroform ND ug/kg 01/30/25 15:52 67-66-301/30/25 10:2659.8 1 Chloromethane ND ug/kg 01/30/25 15:52 74-87-301/30/25 10:262391 2-Chlorotoluene ND ug/kg 01/30/25 15:52 95-49-801/30/25 10:2659.8 1 4-Chlorotoluene ND ug/kg 01/30/25 15:52 106-43-401/30/25 10:2659.8 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 15:52 96-12-801/30/25 10:265981 Dibromochloromethane ND ug/kg 01/30/25 15:52 124-48-101/30/25 10:262391 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 15:52 106-93-401/30/25 10:2659.8 1 Dibromomethane ND ug/kg 01/30/25 15:52 74-95-301/30/25 10:2659.8 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 15:52 95-50-101/30/25 10:2659.8 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 15:52 541-73-101/30/25 10:2659.8 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 15:52 106-46-701/30/25 10:2659.8 1 Dichlorodifluoromethane ND ug/kg 01/30/25 15:52 75-71-8 L101/30/25 10:262391 1,1-Dichloroethane ND ug/kg 01/30/25 15:52 75-34-301/30/25 10:2659.8 1 1,2-Dichloroethane ND ug/kg 01/30/25 15:52 107-06-201/30/25 10:2659.8 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 35 of 79 Page 68 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-3-2-Grab Lab ID:10722375013 Collected:01/29/25 11:00 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level 1,1-Dichloroethene ND ug/kg 01/30/25 15:52 75-35-401/30/25 10:2659.8 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 15:52 156-59-201/30/25 10:2659.8 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 15:52 156-60-501/30/25 10:2659.8 1 Dichlorofluoromethane ND ug/kg 01/30/25 15:52 75-43-401/30/25 10:265981 1,2-Dichloropropane ND ug/kg 01/30/25 15:52 78-87-501/30/25 10:2659.8 1 1,3-Dichloropropane ND ug/kg 01/30/25 15:52 142-28-901/30/25 10:2659.8 1 2,2-Dichloropropane ND ug/kg 01/30/25 15:52 594-20-701/30/25 10:262391 1,1-Dichloropropene ND ug/kg 01/30/25 15:52 563-58-601/30/25 10:2659.8 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 15:52 10061-01-501/30/25 10:2659.8 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 15:52 10061-02-601/30/25 10:2659.8 1 Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 15:52 60-29-701/30/25 10:262391 Ethylbenzene ND ug/kg 01/30/25 15:52 100-41-401/30/25 10:2659.8 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 15:52 87-68-301/30/25 10:262991 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 15:52 98-82-801/30/25 10:2659.8 1 p-Isopropyltoluene ND ug/kg 01/30/25 15:52 99-87-601/30/25 10:2659.8 1 Methylene Chloride ND ug/kg 01/30/25 15:52 75-09-201/30/25 10:262391 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 15:52 108-10-101/30/25 10:262991 Methyl-tert-butyl ether ND ug/kg 01/30/25 15:52 1634-04-401/30/25 10:2659.8 1 Naphthalene ND ug/kg 01/30/25 15:52 91-20-3 L101/30/25 10:262391 n-Propylbenzene ND ug/kg 01/30/25 15:52 103-65-101/30/25 10:2659.8 1 Styrene ND ug/kg 01/30/25 15:52 100-42-501/30/25 10:2659.8 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 15:52 630-20-601/30/25 10:2659.8 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 15:52 79-34-501/30/25 10:2659.8 1 Tetrachloroethene ND ug/kg 01/30/25 15:52 127-18-401/30/25 10:2659.8 1 Tetrahydrofuran ND ug/kg 01/30/25 15:52 109-99-901/30/25 10:2623901 Toluene ND ug/kg 01/30/25 15:52 108-88-301/30/25 10:2659.8 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 15:52 87-61-601/30/25 10:2659.8 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 15:52 120-82-101/30/25 10:2659.8 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 15:52 71-55-601/30/25 10:2659.8 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 15:52 79-00-501/30/25 10:2659.8 1 Trichloroethene ND ug/kg 01/30/25 15:52 79-01-601/30/25 10:2659.8 1 Trichlorofluoromethane ND ug/kg 01/30/25 15:52 75-69-401/30/25 10:262391 1,2,3-Trichloropropane ND ug/kg 01/30/25 15:52 96-18-4 L101/30/25 10:262391 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 15:52 76-13-101/30/25 10:262391 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 15:52 95-63-601/30/25 10:2659.8 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 15:52 108-67-801/30/25 10:2659.8 1 Vinyl chloride ND ug/kg 01/30/25 15:52 75-01-401/30/25 10:2623.9 1 Xylene (Total)ND ug/kg 01/30/25 15:52 1330-20-701/30/25 10:261791 Surrogates Toluene-d8 (S)104 %.01/30/25 15:52 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)99 %.01/30/25 15:52 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)100 %.01/30/25 15:52 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 36 of 79 Page 69 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-3-Comp Lab ID:10722375014 Collected:01/29/25 11:00 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 6010D Preparation Method: EPA 3050B Pace Analytical Services - Minneapolis 6010D MET ICP Arsenic 2.6 mg/kg 02/02/25 13:39 7440-38-201/30/25 11:311.0 1 Barium 56.6 mg/kg 02/02/25 13:39 7440-39-301/30/25 11:310.52 1 Cadmium ND mg/kg 02/02/25 13:39 7440-43-901/30/25 11:310.16 1 Chromium 11.1 mg/kg 02/02/25 13:39 7440-47-301/30/25 11:310.52 1 Lead 11.4 mg/kg 02/02/25 13:39 7439-92-101/30/25 11:310.52 1 Selenium ND mg/kg 02/02/25 13:39 7782-49-201/30/25 11:311.0 1 Silver ND mg/kg 02/02/25 13:39 7440-22-401/30/25 11:310.52 1 Analytical Method: EPA 7471B Preparation Method: EPA 7471B Pace Analytical Services - Minneapolis 7471B Mercury Mercury ND mg/kg 02/03/25 12:21 7439-97-601/30/25 12:040.021 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 13.0 %02/03/25 10:52 N20.10 1 Analytical Method: EPA 8270E by SIM Preparation Method: EPA 3546 Pace Analytical Services - Minneapolis 8270E MSSV PAH by SIM Acenaphthene ND ug/kg 01/31/25 14:03 83-32-901/30/25 09:4711.4 1 Acenaphthylene ND ug/kg 01/31/25 14:03 208-96-801/30/25 09:4711.4 1 Anthracene ND ug/kg 01/31/25 14:03 120-12-701/30/25 09:4711.4 1 Benzo(a)anthracene 34.9 ug/kg 01/31/25 14:03 56-55-301/30/25 09:4711.4 1 Benzo(a)pyrene 42.0 ug/kg 01/31/25 14:03 50-32-801/30/25 09:4711.4 1 Benzo(b)fluoranthene 60.5 ug/kg 01/31/25 14:03 205-99-201/30/25 09:4711.4 1 Benzo(g,h,i)perylene 40.3 ug/kg 01/31/25 14:03 191-24-201/30/25 09:4711.4 1 Benzo(k)fluoranthene 19.0 ug/kg 01/31/25 14:03 207-08-901/30/25 09:4711.4 1 Chrysene 45.3 ug/kg 01/31/25 14:03 218-01-901/30/25 09:4711.4 1 Dibenz(a,h)anthracene ND ug/kg 01/31/25 14:03 53-70-301/30/25 09:4711.4 1 Fluoranthene 63.6 ug/kg 01/31/25 14:03 206-44-001/30/25 09:4711.4 1 Fluorene ND ug/kg 01/31/25 14:03 86-73-701/30/25 09:4711.4 1 Indeno(1,2,3-cd)pyrene 30.5 ug/kg 01/31/25 14:03 193-39-501/30/25 09:4711.4 1 Naphthalene ND ug/kg 01/31/25 14:03 91-20-301/30/25 09:4711.4 1 Phenanthrene 28.7 ug/kg 01/31/25 14:03 85-01-801/30/25 09:4711.4 1 Pyrene 61.4 ug/kg 01/31/25 14:03 129-00-001/30/25 09:4711.4 1 Total BaP Eq. MN 2006sh. ND=0 56.9 ug/kg 01/31/25 14:0301/30/25 09:4711.4 1 Surrogates 2-Fluorobiphenyl (S)74 %.01/31/25 14:03 321-60-801/30/25 09:4739-125 1 p-Terphenyl-d14 (S)86 %.01/31/25 14:03 1718-51-001/30/25 09:4741-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 37 of 79 Page 70 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-4-2-Grab Lab ID:10722375015 Collected:01/29/25 11:10 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD DRO Preparation Method: WI MOD DRO Pace Analytical Services - Minneapolis WIDRO GCS Silica Gel WDRO C10-C28 ND mg/kg 01/31/25 13:3501/30/25 15:428.5 1 Surrogates n-Triacontane (S)80 %.01/31/25 13:3501/30/25 15:4230-147 1 Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/04/25 15:0602/04/25 07:5911.6 1 Surrogates a,a,a-Trifluorotoluene (S)103 %.02/04/25 15:06 98-08-802/04/25 07:5980-200 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 8.0 %02/03/25 10:53 N20.10 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 16:43 67-64-1 L101/30/25 10:2611401 Allyl chloride ND ug/kg 01/30/25 16:43 107-05-101/30/25 10:262281 Benzene ND ug/kg 01/30/25 16:43 71-43-201/30/25 10:2622.8 1 Bromobenzene ND ug/kg 01/30/25 16:43 108-86-101/30/25 10:2657.1 1 Bromochloromethane ND ug/kg 01/30/25 16:43 74-97-501/30/25 10:2657.1 1 Bromodichloromethane ND ug/kg 01/30/25 16:43 75-27-401/30/25 10:2657.1 1 Bromoform ND ug/kg 01/30/25 16:43 75-25-201/30/25 10:262281 Bromomethane ND ug/kg 01/30/25 16:43 74-83-901/30/25 10:265711 2-Butanone (MEK)ND ug/kg 01/30/25 16:43 78-93-3 L101/30/25 10:262851 n-Butylbenzene ND ug/kg 01/30/25 16:43 104-51-801/30/25 10:2657.1 1 sec-Butylbenzene ND ug/kg 01/30/25 16:43 135-98-801/30/25 10:2657.1 1 tert-Butylbenzene ND ug/kg 01/30/25 16:43 98-06-601/30/25 10:2657.1 1 Carbon tetrachloride ND ug/kg 01/30/25 16:43 56-23-501/30/25 10:2657.1 1 Chlorobenzene ND ug/kg 01/30/25 16:43 108-90-701/30/25 10:2657.1 1 Chloroethane ND ug/kg 01/30/25 16:43 75-00-301/30/25 10:265711 Chloroform ND ug/kg 01/30/25 16:43 67-66-301/30/25 10:2657.1 1 Chloromethane ND ug/kg 01/30/25 16:43 74-87-301/30/25 10:262281 2-Chlorotoluene ND ug/kg 01/30/25 16:43 95-49-801/30/25 10:2657.1 1 4-Chlorotoluene ND ug/kg 01/30/25 16:43 106-43-401/30/25 10:2657.1 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 16:43 96-12-801/30/25 10:265711 Dibromochloromethane ND ug/kg 01/30/25 16:43 124-48-101/30/25 10:262281 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 16:43 106-93-401/30/25 10:2657.1 1 Dibromomethane ND ug/kg 01/30/25 16:43 74-95-301/30/25 10:2657.1 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 16:43 95-50-101/30/25 10:2657.1 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 16:43 541-73-101/30/25 10:2657.1 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 16:43 106-46-701/30/25 10:2657.1 1 Dichlorodifluoromethane ND ug/kg 01/30/25 16:43 75-71-8 L101/30/25 10:262281 1,1-Dichloroethane ND ug/kg 01/30/25 16:43 75-34-301/30/25 10:2657.1 1 1,2-Dichloroethane ND ug/kg 01/30/25 16:43 107-06-201/30/25 10:2657.1 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 38 of 79 Page 71 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-4-2-Grab Lab ID:10722375015 Collected:01/29/25 11:10 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level 1,1-Dichloroethene ND ug/kg 01/30/25 16:43 75-35-401/30/25 10:2657.1 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 16:43 156-59-201/30/25 10:2657.1 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 16:43 156-60-501/30/25 10:2657.1 1 Dichlorofluoromethane ND ug/kg 01/30/25 16:43 75-43-401/30/25 10:265711 1,2-Dichloropropane ND ug/kg 01/30/25 16:43 78-87-501/30/25 10:2657.1 1 1,3-Dichloropropane ND ug/kg 01/30/25 16:43 142-28-901/30/25 10:2657.1 1 2,2-Dichloropropane ND ug/kg 01/30/25 16:43 594-20-701/30/25 10:262281 1,1-Dichloropropene ND ug/kg 01/30/25 16:43 563-58-601/30/25 10:2657.1 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 16:43 10061-01-501/30/25 10:2657.1 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 16:43 10061-02-601/30/25 10:2657.1 1 Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 16:43 60-29-701/30/25 10:262281 Ethylbenzene ND ug/kg 01/30/25 16:43 100-41-401/30/25 10:2657.1 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 16:43 87-68-301/30/25 10:262851 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 16:43 98-82-801/30/25 10:2657.1 1 p-Isopropyltoluene ND ug/kg 01/30/25 16:43 99-87-601/30/25 10:2657.1 1 Methylene Chloride ND ug/kg 01/30/25 16:43 75-09-201/30/25 10:262281 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 16:43 108-10-101/30/25 10:262851 Methyl-tert-butyl ether ND ug/kg 01/30/25 16:43 1634-04-401/30/25 10:2657.1 1 Naphthalene ND ug/kg 01/30/25 16:43 91-20-3 L101/30/25 10:262281 n-Propylbenzene ND ug/kg 01/30/25 16:43 103-65-101/30/25 10:2657.1 1 Styrene ND ug/kg 01/30/25 16:43 100-42-501/30/25 10:2657.1 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 16:43 630-20-601/30/25 10:2657.1 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 16:43 79-34-501/30/25 10:2657.1 1 Tetrachloroethene ND ug/kg 01/30/25 16:43 127-18-401/30/25 10:2657.1 1 Tetrahydrofuran ND ug/kg 01/30/25 16:43 109-99-901/30/25 10:2622801 Toluene ND ug/kg 01/30/25 16:43 108-88-301/30/25 10:2657.1 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 16:43 87-61-601/30/25 10:2657.1 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 16:43 120-82-101/30/25 10:2657.1 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 16:43 71-55-601/30/25 10:2657.1 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 16:43 79-00-501/30/25 10:2657.1 1 Trichloroethene ND ug/kg 01/30/25 16:43 79-01-601/30/25 10:2657.1 1 Trichlorofluoromethane ND ug/kg 01/30/25 16:43 75-69-401/30/25 10:262281 1,2,3-Trichloropropane ND ug/kg 01/30/25 16:43 96-18-4 L101/30/25 10:262281 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 16:43 76-13-101/30/25 10:262281 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 16:43 95-63-601/30/25 10:2657.1 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 16:43 108-67-801/30/25 10:2657.1 1 Vinyl chloride ND ug/kg 01/30/25 16:43 75-01-401/30/25 10:2622.8 1 Xylene (Total)ND ug/kg 01/30/25 16:43 1330-20-701/30/25 10:261711 Surrogates Toluene-d8 (S)103 %.01/30/25 16:43 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)99 %.01/30/25 16:43 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)100 %.01/30/25 16:43 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 39 of 79 Page 72 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:SSP-4-Comp Lab ID:10722375016 Collected:01/29/25 11:10 Received:01/29/25 16:45 Matrix:Solid Results reported on a "dry weight" basis and are adjusted for percent moisture, sample size and any dilutions. Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 6010D Preparation Method: EPA 3050B Pace Analytical Services - Minneapolis 6010D MET ICP Arsenic 2.0 mg/kg 02/02/25 13:43 7440-38-201/30/25 11:311.1 1 Barium 45.1 mg/kg 02/02/25 13:43 7440-39-301/30/25 11:310.53 1 Cadmium ND mg/kg 02/02/25 13:43 7440-43-901/30/25 11:310.16 1 Chromium 13.6 mg/kg 02/02/25 13:43 7440-47-301/30/25 11:310.53 1 Lead 5.6 mg/kg 02/02/25 13:43 7439-92-101/30/25 11:310.53 1 Selenium ND mg/kg 02/02/25 13:43 7782-49-201/30/25 11:311.1 1 Silver ND mg/kg 02/02/25 13:43 7440-22-401/30/25 11:310.53 1 Analytical Method: EPA 7471B Preparation Method: EPA 7471B Pace Analytical Services - Minneapolis 7471B Mercury Mercury ND mg/kg 02/03/25 12:23 7439-97-601/30/25 12:040.022 1 Analytical Method: ASTM D2974 Pace Analytical Services - Minneapolis Dry Weight / %M by ASTM D2974 Percent Moisture 11.9 %02/03/25 10:53 N20.10 1 Analytical Method: EPA 8270E by SIM Preparation Method: EPA 3546 Pace Analytical Services - Minneapolis 8270E MSSV PAH by SIM Acenaphthene ND ug/kg 01/31/25 14:25 83-32-901/30/25 09:4711.3 1 Acenaphthylene 22.1 ug/kg 01/31/25 14:25 208-96-801/30/25 09:4711.3 1 Anthracene 34.7 ug/kg 01/31/25 14:25 120-12-701/30/25 09:4711.3 1 Benzo(a)anthracene 135 ug/kg 01/31/25 14:25 56-55-301/30/25 09:4711.3 1 Benzo(a)pyrene 183 ug/kg 01/31/25 14:25 50-32-801/30/25 09:4711.3 1 Benzo(b)fluoranthene 243 ug/kg 01/31/25 14:25 205-99-201/30/25 09:4711.3 1 Benzo(g,h,i)perylene 157 ug/kg 01/31/25 14:25 191-24-201/30/25 09:4711.3 1 Benzo(k)fluoranthene 98.9 ug/kg 01/31/25 14:25 207-08-901/30/25 09:4711.3 1 Chrysene 182 ug/kg 01/31/25 14:25 218-01-901/30/25 09:4711.3 1 Dibenz(a,h)anthracene 31.0 ug/kg 01/31/25 14:25 53-70-301/30/25 09:4711.3 1 Fluoranthene 275 ug/kg 01/31/25 14:25 206-44-001/30/25 09:4711.3 1 Fluorene ND ug/kg 01/31/25 14:25 86-73-701/30/25 09:4711.3 1 Indeno(1,2,3-cd)pyrene 131 ug/kg 01/31/25 14:25 193-39-501/30/25 09:4711.3 1 Naphthalene ND ug/kg 01/31/25 14:25 91-20-301/30/25 09:4711.3 1 Phenanthrene 101 ug/kg 01/31/25 14:25 85-01-801/30/25 09:4711.3 1 Pyrene 239 ug/kg 01/31/25 14:25 129-00-001/30/25 09:4711.3 1 Total BaP Eq. MN 2006sh. ND=0 263 ug/kg 01/31/25 14:2501/30/25 09:4711.3 1 Surrogates 2-Fluorobiphenyl (S)73 %.01/31/25 14:25 321-60-801/30/25 09:4739-125 1 p-Terphenyl-d14 (S)82 %.01/31/25 14:25 1718-51-001/30/25 09:4741-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 40 of 79 Page 73 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:Trip Blank Lab ID:10722375017 Collected:01/29/25 00:00 Received:01/29/25 16:45 Matrix:Solid Results reported on a "wet-weight" basis Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: WI MOD GRO Preparation Method: EPA 5030 Medium Soil Pace Analytical Services - Minneapolis WIGRO GCV Gasoline Range Organics ND mg/kg 02/04/25 15:2502/04/25 07:5910.0 1 Surrogates a,a,a-Trifluorotoluene (S)102 %.02/04/25 15:25 98-08-802/04/25 07:5980-200 1 Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Acetone ND ug/kg 01/30/25 15:35 67-64-1 L101/30/25 10:2610001 Allyl chloride ND ug/kg 01/30/25 15:35 107-05-101/30/25 10:262001 Benzene ND ug/kg 01/30/25 15:35 71-43-201/30/25 10:2620.0 1 Bromobenzene ND ug/kg 01/30/25 15:35 108-86-101/30/25 10:2650.0 1 Bromochloromethane ND ug/kg 01/30/25 15:35 74-97-501/30/25 10:2650.0 1 Bromodichloromethane ND ug/kg 01/30/25 15:35 75-27-401/30/25 10:2650.0 1 Bromoform ND ug/kg 01/30/25 15:35 75-25-201/30/25 10:262001 Bromomethane ND ug/kg 01/30/25 15:35 74-83-901/30/25 10:265001 2-Butanone (MEK)ND ug/kg 01/30/25 15:35 78-93-3 L101/30/25 10:262501 n-Butylbenzene ND ug/kg 01/30/25 15:35 104-51-801/30/25 10:2650.0 1 sec-Butylbenzene ND ug/kg 01/30/25 15:35 135-98-801/30/25 10:2650.0 1 tert-Butylbenzene ND ug/kg 01/30/25 15:35 98-06-601/30/25 10:2650.0 1 Carbon tetrachloride ND ug/kg 01/30/25 15:35 56-23-501/30/25 10:2650.0 1 Chlorobenzene ND ug/kg 01/30/25 15:35 108-90-701/30/25 10:2650.0 1 Chloroethane ND ug/kg 01/30/25 15:35 75-00-301/30/25 10:265001 Chloroform ND ug/kg 01/30/25 15:35 67-66-301/30/25 10:2650.0 1 Chloromethane ND ug/kg 01/30/25 15:35 74-87-301/30/25 10:262001 2-Chlorotoluene ND ug/kg 01/30/25 15:35 95-49-801/30/25 10:2650.0 1 4-Chlorotoluene ND ug/kg 01/30/25 15:35 106-43-401/30/25 10:2650.0 1 1,2-Dibromo-3-chloropropane ND ug/kg 01/30/25 15:35 96-12-801/30/25 10:265001 Dibromochloromethane ND ug/kg 01/30/25 15:35 124-48-101/30/25 10:262001 1,2-Dibromoethane (EDB)ND ug/kg 01/30/25 15:35 106-93-401/30/25 10:2650.0 1 Dibromomethane ND ug/kg 01/30/25 15:35 74-95-301/30/25 10:2650.0 1 1,2-Dichlorobenzene ND ug/kg 01/30/25 15:35 95-50-101/30/25 10:2650.0 1 1,3-Dichlorobenzene ND ug/kg 01/30/25 15:35 541-73-101/30/25 10:2650.0 1 1,4-Dichlorobenzene ND ug/kg 01/30/25 15:35 106-46-701/30/25 10:2650.0 1 Dichlorodifluoromethane ND ug/kg 01/30/25 15:35 75-71-8 L101/30/25 10:262001 1,1-Dichloroethane ND ug/kg 01/30/25 15:35 75-34-301/30/25 10:2650.0 1 1,2-Dichloroethane ND ug/kg 01/30/25 15:35 107-06-201/30/25 10:2650.0 1 1,1-Dichloroethene ND ug/kg 01/30/25 15:35 75-35-401/30/25 10:2650.0 1 cis-1,2-Dichloroethene ND ug/kg 01/30/25 15:35 156-59-201/30/25 10:2650.0 1 trans-1,2-Dichloroethene ND ug/kg 01/30/25 15:35 156-60-501/30/25 10:2650.0 1 Dichlorofluoromethane ND ug/kg 01/30/25 15:35 75-43-401/30/25 10:265001 1,2-Dichloropropane ND ug/kg 01/30/25 15:35 78-87-501/30/25 10:2650.0 1 1,3-Dichloropropane ND ug/kg 01/30/25 15:35 142-28-901/30/25 10:2650.0 1 2,2-Dichloropropane ND ug/kg 01/30/25 15:35 594-20-701/30/25 10:262001 1,1-Dichloropropene ND ug/kg 01/30/25 15:35 563-58-601/30/25 10:2650.0 1 cis-1,3-Dichloropropene ND ug/kg 01/30/25 15:35 10061-01-501/30/25 10:2650.0 1 trans-1,3-Dichloropropene ND ug/kg 01/30/25 15:35 10061-02-601/30/25 10:2650.0 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 41 of 79 Page 74 of 186 #=AR# ANALYTICAL RESULTS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Sample:Trip Blank Lab ID:10722375017 Collected:01/29/25 00:00 Received:01/29/25 16:45 Matrix:Solid Results reported on a "wet-weight" basis Parameters Results Units DF Prepared Analyzed CAS No.QualReport Limit Analytical Method: EPA 8260D Preparation Method: EPA 5035/5030B Pace Analytical Services - Minneapolis 8260D MSV 5030 Med Level Diethyl ether (Ethyl ether)ND ug/kg 01/30/25 15:35 60-29-701/30/25 10:262001 Ethylbenzene ND ug/kg 01/30/25 15:35 100-41-401/30/25 10:2650.0 1 Hexachloro-1,3-butadiene ND ug/kg 01/30/25 15:35 87-68-301/30/25 10:262501 Isopropylbenzene (Cumene)ND ug/kg 01/30/25 15:35 98-82-801/30/25 10:2650.0 1 p-Isopropyltoluene ND ug/kg 01/30/25 15:35 99-87-601/30/25 10:2650.0 1 Methylene Chloride ND ug/kg 01/30/25 15:35 75-09-201/30/25 10:262001 4-Methyl-2-pentanone (MIBK)ND ug/kg 01/30/25 15:35 108-10-101/30/25 10:262501 Methyl-tert-butyl ether ND ug/kg 01/30/25 15:35 1634-04-401/30/25 10:2650.0 1 Naphthalene ND ug/kg 01/30/25 15:35 91-20-3 L101/30/25 10:262001 n-Propylbenzene ND ug/kg 01/30/25 15:35 103-65-101/30/25 10:2650.0 1 Styrene ND ug/kg 01/30/25 15:35 100-42-501/30/25 10:2650.0 1 1,1,1,2-Tetrachloroethane ND ug/kg 01/30/25 15:35 630-20-601/30/25 10:2650.0 1 1,1,2,2-Tetrachloroethane ND ug/kg 01/30/25 15:35 79-34-501/30/25 10:2650.0 1 Tetrachloroethene ND ug/kg 01/30/25 15:35 127-18-401/30/25 10:2650.0 1 Tetrahydrofuran ND ug/kg 01/30/25 15:35 109-99-901/30/25 10:2620001 Toluene ND ug/kg 01/30/25 15:35 108-88-301/30/25 10:2650.0 1 1,2,3-Trichlorobenzene ND ug/kg 01/30/25 15:35 87-61-601/30/25 10:2650.0 1 1,2,4-Trichlorobenzene ND ug/kg 01/30/25 15:35 120-82-101/30/25 10:2650.0 1 1,1,1-Trichloroethane ND ug/kg 01/30/25 15:35 71-55-601/30/25 10:2650.0 1 1,1,2-Trichloroethane ND ug/kg 01/30/25 15:35 79-00-501/30/25 10:2650.0 1 Trichloroethene ND ug/kg 01/30/25 15:35 79-01-601/30/25 10:2650.0 1 Trichlorofluoromethane ND ug/kg 01/30/25 15:35 75-69-401/30/25 10:262001 1,2,3-Trichloropropane ND ug/kg 01/30/25 15:35 96-18-4 L101/30/25 10:262001 1,1,2-Trichlorotrifluoroethane ND ug/kg 01/30/25 15:35 76-13-101/30/25 10:262001 1,2,4-Trimethylbenzene ND ug/kg 01/30/25 15:35 95-63-601/30/25 10:2650.0 1 1,3,5-Trimethylbenzene ND ug/kg 01/30/25 15:35 108-67-801/30/25 10:2650.0 1 Vinyl chloride ND ug/kg 01/30/25 15:35 75-01-401/30/25 10:2620.0 1 Xylene (Total)ND ug/kg 01/30/25 15:35 1330-20-701/30/25 10:261501 Surrogates Toluene-d8 (S)102 %.01/30/25 15:35 2037-26-501/30/25 10:2675-125 1 4-Bromofluorobenzene (S)99 %.01/30/25 15:35 460-00-401/30/25 10:2675-125 1 1,2-Dichlorobenzene-d4 (S)100 %.01/30/25 15:35 2199-69-101/30/25 10:2675-125 1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 42 of 79 Page 75 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. QC Batch: QC Batch Method: Analysis Method: Analysis Description: 990611 EPA 5030 Medium Soil WI MOD GRO WIGRO Solid GCV Laboratory:Pace Analytical Services - Minneapolis Associated Lab Samples:10722375002, 10722375003, 10722375005, 10722375007, 10722375009 Parameter Units Blank Result Reporting Limit Qualifiers METHOD BLANK:5170603 Associated Lab Samples:10722375002, 10722375003, 10722375005, 10722375007, 10722375009 Matrix:Solid Analyzed Gasoline Range Organics mg/kg ND 10.0 02/03/25 18:53 a,a,a-Trifluorotoluene (S)%.100 80-200 02/03/25 18:53 Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5170604LABORATORY CONTROL SAMPLE & LCSD: LCSSpike LCSD % Rec RPD Max RPD LCSD Result 5170605 Gasoline Range Organics mg/kg 50.250 100 80-1209849.0 3 20 a,a,a-Trifluorotoluene (S)%.106 80-200106 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 43 of 79 Page 76 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. QC Batch: QC Batch Method: Analysis Method: Analysis Description: 990613 EPA 5030 Medium Soil WI MOD GRO WIGRO Solid GCV Laboratory:Pace Analytical Services - Minneapolis Associated Lab Samples:10722375011, 10722375013, 10722375015, 10722375017 Parameter Units Blank Result Reporting Limit Qualifiers METHOD BLANK:5170610 Associated Lab Samples:10722375011, 10722375013, 10722375015, 10722375017 Matrix:Solid Analyzed Gasoline Range Organics mg/kg ND 10.0 02/04/25 14:09 a,a,a-Trifluorotoluene (S)%.101 80-200 02/04/25 14:09 Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5170611LABORATORY CONTROL SAMPLE & LCSD: LCSSpike LCSD % Rec RPD Max RPD LCSD Result 5170612 Gasoline Range Organics mg/kg 47.250 94 80-12011356.7 18 20 a,a,a-Trifluorotoluene (S)%.107 80-200112 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 44 of 79 Page 77 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. QC Batch: QC Batch Method: Analysis Method: Analysis Description: 990161 EPA 7471B EPA 7471B 7471B Mercury Solids Laboratory:Pace Analytical Services - Minneapolis Associated Lab Samples:10722375001, 10722375004, 10722375006, 10722375008, 10722375010, 10722375012, 10722375014, 10722375016 Parameter Units Blank Result Reporting Limit Qualifiers METHOD BLANK:5168782 Associated Lab Samples:10722375001, 10722375004, 10722375006, 10722375008, 10722375010, 10722375012, 10722375014, 10722375016 Matrix:Solid Analyzed Mercury mg/kg ND 0.018 02/03/25 11:52 Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5168783LABORATORY CONTROL SAMPLE: LCSSpike Mercury mg/kg 0.480.45 108 80-120 Parameter Units MS Result % Rec Limits Qual% RecConc. 5168784MATRIX SPIKE & MATRIX SPIKE DUPLICATE: MSSpike Result 10722160001 5168785 MSD Result MSD % Rec RPD RPD Max MSDMS Spike Conc. Mercury mg/kg 0.54 108 80-120107 1 200.54ND 0.59 0.58 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 45 of 79 Page 78 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. QC Batch: QC Batch Method: Analysis Method: Analysis Description: 990159 EPA 3050B EPA 6010D 6010D Solids Laboratory:Pace Analytical Services - Minneapolis Associated Lab Samples:10722375001, 10722375004, 10722375006, 10722375008, 10722375010, 10722375012, 10722375014, 10722375016 Parameter Units Blank Result Reporting Limit Qualifiers METHOD BLANK:5168774 Associated Lab Samples:10722375001, 10722375004, 10722375006, 10722375008, 10722375010, 10722375012, 10722375014, 10722375016 Matrix:Solid Analyzed Arsenic mg/kg ND 0.93 02/02/25 13:08 Barium mg/kg ND 0.46 02/02/25 13:08 Cadmium mg/kg ND 0.14 02/02/25 13:08 Chromium mg/kg ND 0.46 02/02/25 13:08 Lead mg/kg ND 0.46 02/02/25 13:08 Selenium mg/kg ND 0.93 02/02/25 13:08 Silver mg/kg ND 0.46 02/02/25 13:08 Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5168775LABORATORY CONTROL SAMPLE: LCSSpike Arsenic mg/kg 47.647 101 80-120 Barium mg/kg 50.447 107 80-120 Cadmium mg/kg 50.147 107 80-120 Chromium mg/kg 50.247 107 80-120 Lead mg/kg 49.647 106 80-120 Selenium mg/kg 47.047 100 80-120 Silver mg/kg 23.223.5 99 80-120 Parameter Units MS Result % Rec Limits Qual% RecConc. 5168776MATRIX SPIKE & MATRIX SPIKE DUPLICATE: MSSpike Result 10722160001 5168777 MSD Result MSD % Rec RPD RPD Max MSDMS Spike Conc. Arsenic mg/kg 54.9 83 75-12583 0 2054.91.3 46.8 46.6 Barium mg/kg 54.9 92 75-12592 0 2054.929.6 79.9 79.9 Cadmium mg/kg 54.9 85 75-12586 1 2054.9ND 46.7 47.1 Chromium mg/kg 54.9 87 75-12586 1 2054.914.4 62.2 61.6 Lead mg/kg 54.9 86 75-12585 1 2054.93.4 50.7 50.1 Selenium mg/kg 54.9 79 75-12580 1 2054.9ND 43.6 44.0 Silver mg/kg 27.5 87 75-12588 1 2027.4ND 23.9 24.1 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 46 of 79 Page 79 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. QC Batch: QC Batch Method: Analysis Method: Analysis Description: 990191 ASTM D2974 ASTM D2974 Dry Weight / %M by ASTM D2974 Laboratory:Pace Analytical Services - Minneapolis Associated Lab Samples:10722375001, 10722375002, 10722375003, 10722375004, 10722375005, 10722375006, 10722375007, 10722375008, 10722375009, 10722375010, 10722375011, 10722375012, 10722375013, 10722375014, 10722375015, 10722375016 Parameter Units Dup Result Max RPD QualifiersRPDResult 10722319003 5168884SAMPLE DUPLICATE: Percent Moisture %23.9 N233023.3 Parameter Units Dup Result Max RPD QualifiersRPDResult 10722375006 5168929SAMPLE DUPLICATE: Percent Moisture %13.1 N263013.9 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 47 of 79 Page 80 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. QC Batch: QC Batch Method: Analysis Method: Analysis Description: 990322 EPA 5035/5030B EPA 8260D 8260D MSV 5030 Med Level Laboratory:Pace Analytical Services - Minneapolis Associated Lab Samples:10722375002, 10722375003, 10722375005, 10722375007, 10722375009, 10722375011, 10722375013, 10722375015, 10722375017 Parameter Units Blank Result Reporting Limit Qualifiers METHOD BLANK:5169268 Associated Lab Samples:10722375002, 10722375003, 10722375005, 10722375007, 10722375009, 10722375011, 10722375013, 10722375015, 10722375017 Matrix:Solid Analyzed 1,1,1,2-Tetrachloroethane ug/kg ND 50.0 01/30/25 15:18 1,1,1-Trichloroethane ug/kg ND 50.0 01/30/25 15:18 1,1,2,2-Tetrachloroethane ug/kg ND 50.0 01/30/25 15:18 1,1,2-Trichloroethane ug/kg ND 50.0 01/30/25 15:18 1,1,2-Trichlorotrifluoroethane ug/kg ND 200 01/30/25 15:18 1,1-Dichloroethane ug/kg ND 50.0 01/30/25 15:18 1,1-Dichloroethene ug/kg ND 50.0 01/30/25 15:18 1,1-Dichloropropene ug/kg ND 50.0 01/30/25 15:18 1,2,3-Trichlorobenzene ug/kg ND 50.0 01/30/25 15:18 1,2,3-Trichloropropane ug/kg ND 200 01/30/25 15:18 1,2,4-Trichlorobenzene ug/kg ND 50.0 01/30/25 15:18 1,2,4-Trimethylbenzene ug/kg ND 50.0 01/30/25 15:18 1,2-Dibromo-3-chloropropane ug/kg ND 500 01/30/25 15:18 1,2-Dibromoethane (EDB)ug/kg ND 50.0 01/30/25 15:18 1,2-Dichlorobenzene ug/kg ND 50.0 01/30/25 15:18 1,2-Dichloroethane ug/kg ND 50.0 01/30/25 15:18 1,2-Dichloropropane ug/kg ND 50.0 01/30/25 15:18 1,3,5-Trimethylbenzene ug/kg ND 50.0 01/30/25 15:18 1,3-Dichlorobenzene ug/kg ND 50.0 01/30/25 15:18 1,3-Dichloropropane ug/kg ND 50.0 01/30/25 15:18 1,4-Dichlorobenzene ug/kg ND 50.0 01/30/25 15:18 2,2-Dichloropropane ug/kg ND 200 01/30/25 15:18 2-Butanone (MEK)ug/kg ND 250 01/30/25 15:18 2-Chlorotoluene ug/kg ND 50.0 01/30/25 15:18 4-Chlorotoluene ug/kg ND 50.0 01/30/25 15:18 4-Methyl-2-pentanone (MIBK)ug/kg ND 250 01/30/25 15:18 Acetone ug/kg ND 1000 01/30/25 15:18 Allyl chloride ug/kg ND 200 01/30/25 15:18 Benzene ug/kg ND 20.0 01/30/25 15:18 Bromobenzene ug/kg ND 50.0 01/30/25 15:18 Bromochloromethane ug/kg ND 50.0 01/30/25 15:18 Bromodichloromethane ug/kg ND 50.0 01/30/25 15:18 Bromoform ug/kg ND 200 01/30/25 15:18 Bromomethane ug/kg ND 500 01/30/25 15:18 Carbon tetrachloride ug/kg ND 50.0 01/30/25 15:18 Chlorobenzene ug/kg ND 50.0 01/30/25 15:18 Chloroethane ug/kg ND 500 01/30/25 15:18 Chloroform ug/kg ND 50.0 01/30/25 15:18 Chloromethane ug/kg ND 200 01/30/25 15:18 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 48 of 79 Page 81 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. Parameter Units Blank Result Reporting Limit Qualifiers METHOD BLANK:5169268 Associated Lab Samples:10722375002, 10722375003, 10722375005, 10722375007, 10722375009, 10722375011, 10722375013, 10722375015, 10722375017 Matrix:Solid Analyzed cis-1,2-Dichloroethene ug/kg ND 50.0 01/30/25 15:18 cis-1,3-Dichloropropene ug/kg ND 50.0 01/30/25 15:18 Dibromochloromethane ug/kg ND 200 01/30/25 15:18 Dibromomethane ug/kg ND 50.0 01/30/25 15:18 Dichlorodifluoromethane ug/kg ND 200 01/30/25 15:18 Dichlorofluoromethane ug/kg ND 500 01/30/25 15:18 Diethyl ether (Ethyl ether)ug/kg ND 200 01/30/25 15:18 Ethylbenzene ug/kg ND 50.0 01/30/25 15:18 Hexachloro-1,3-butadiene ug/kg ND 250 01/30/25 15:18 Isopropylbenzene (Cumene)ug/kg ND 50.0 01/30/25 15:18 Methyl-tert-butyl ether ug/kg ND 50.0 01/30/25 15:18 Methylene Chloride ug/kg ND 200 01/30/25 15:18 n-Butylbenzene ug/kg ND 50.0 01/30/25 15:18 n-Propylbenzene ug/kg ND 50.0 01/30/25 15:18 Naphthalene ug/kg ND 200 01/30/25 15:18 p-Isopropyltoluene ug/kg ND 50.0 01/30/25 15:18 sec-Butylbenzene ug/kg ND 50.0 01/30/25 15:18 Styrene ug/kg ND 50.0 01/30/25 15:18 tert-Butylbenzene ug/kg ND 50.0 01/30/25 15:18 Tetrachloroethene ug/kg ND 50.0 01/30/25 15:18 Tetrahydrofuran ug/kg ND 2000 01/30/25 15:18 Toluene ug/kg ND 50.0 01/30/25 15:18 trans-1,2-Dichloroethene ug/kg ND 50.0 01/30/25 15:18 trans-1,3-Dichloropropene ug/kg ND 50.0 01/30/25 15:18 Trichloroethene ug/kg ND 50.0 01/30/25 15:18 Trichlorofluoromethane ug/kg ND 200 01/30/25 15:18 Vinyl chloride ug/kg ND 20.0 01/30/25 15:18 Xylene (Total)ug/kg ND 150 01/30/25 15:18 1,2-Dichlorobenzene-d4 (S)%.100 75-125 01/30/25 15:18 4-Bromofluorobenzene (S)%.98 75-125 01/30/25 15:18 Toluene-d8 (S)%.103 75-125 01/30/25 15:18 Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5169269LABORATORY CONTROL SAMPLE & LCSD: LCSSpike LCSD % Rec RPD Max RPD LCSD Result 5169270 1,1,1,2-Tetrachloroethane ug/kg 10701000 107 73-12794944 12 20 1,1,1-Trichloroethane ug/kg 9991000 100 73-12592917 9 20 1,1,2,2-Tetrachloroethane ug/kg 12301000 123 66-1261051050 15 20 1,1,2-Trichloroethane ug/kg 11401000 114 75-12599990 14 20 1,1,2-Trichlorotrifluoroethane ug/kg 11901000 119 67-1391091090 9 20 1,1-Dichloroethane ug/kg 11001000 110 75-12597974 12 20 1,1-Dichloroethene ug/kg 10401000 104 75-12797965 8 20 1,1-Dichloropropene ug/kg 10401000 104 75-12593932 11 20 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 49 of 79 Page 82 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5169269LABORATORY CONTROL SAMPLE & LCSD: LCSSpike LCSD % Rec RPD Max RPD LCSD Result 5169270 1,2,3-Trichlorobenzene ug/kg 12201000 122 70-1251041040 16 20 1,2,3-Trichloropropane ug/kg 1310 L1100013175-1251091090 18 20 1,2,4-Trichlorobenzene ug/kg 11901000 119 75-1251041040 14 20 1,2,4-Trimethylbenzene ug/kg 12101000 121 75-1251041040 15 20 1,2-Dibromo-3-chloropropane ug/kg 10901000 109 72-12593929 16 20 1,2-Dibromoethane (EDB)ug/kg 12101000 121 75-1251051050 15 20 1,2-Dichlorobenzene ug/kg 11501000 115 75-12599990 15 20 1,2-Dichloroethane ug/kg 12001000 120 75-1251031030 15 20 1,2-Dichloropropane ug/kg 11601000 116 75-1251051050 10 20 1,3,5-Trimethylbenzene ug/kg 12001000 120 75-1251041040 14 20 1,3-Dichlorobenzene ug/kg 11001000 110 75-12593930 17 20 1,3-Dichloropropane ug/kg 11701000 117 75-1251011010 15 20 1,4-Dichlorobenzene ug/kg 11601000 116 75-12599985 17 20 2,2-Dichloropropane ug/kg 9381000 94 56-12885854 9 20 2-Butanone (MEK)ug/kg 6860 L1500013770-1291316540 5 20 2-Chlorotoluene ug/kg 11301000 113 75-12595954 16 20 4-Chlorotoluene ug/kg 11801000 118 75-1251021020 14 20 4-Methyl-2-pentanone (MIBK)ug/kg 62905000 126 75-1271216070 4 20 Acetone ug/kg 6670 L1500013368-1301226100 9 20 Allyl chloride ug/kg 9461000 95 69-12586862 9 20 Benzene ug/kg 11101000 111 75-12599988 12 20 Bromobenzene ug/kg 11701000 117 75-1251011010 14 20 Bromochloromethane ug/kg 12201000 122 75-1251061060 14 20 Bromodichloromethane ug/kg 10401000 104 72-12594938 10 20 Bromoform ug/kg 8371000 84 64-12573728 14 20 Bromomethane ug/kg 9131000 91 32-15095949 4 20 Carbon tetrachloride ug/kg 9521000 95 72-12688876 8 20 Chlorobenzene ug/kg 11401000 114 75-1251011010 12 20 Chloroethane ug/kg 10501000 105 49-1501011010 4 20 Chloroform ug/kg 11101000 111 75-12598979 12 20 Chloromethane ug/kg 12301000 123 64-1331191190 4 20 cis-1,2-Dichloroethene ug/kg 10901000 109 75-12598984 10 20 cis-1,3-Dichloropropene ug/kg 11701000 117 68-1341051050 11 20 Dibromochloromethane ug/kg 9231000 92 72-12681808 13 20 Dibromomethane ug/kg 12501000 125 75-1281051050 17 20 Dichlorodifluoromethane ug/kg 1510 L1100015165-1441481480 2 20 Dichlorofluoromethane ug/kg 6551000 65 60-14560599 9 20 Diethyl ether (Ethyl ether)ug/kg 11701000 117 75-1251021020 13 20 Ethylbenzene ug/kg 11501000 115 75-1251031030 11 20 Hexachloro-1,3-butadiene ug/kg 10101000 101 67-12689891 12 20 Isopropylbenzene (Cumene)ug/kg 11301000 113 75-1251001000 12 20 Methyl-tert-butyl ether ug/kg 12101000 121 75-1251071070 13 20 Methylene Chloride ug/kg 11101000 111 74-12599986 12 20 n-Butylbenzene ug/kg 11001000 110 66-12597969 13 20 n-Propylbenzene ug/kg 12101000 121 75-1251041040 15 20 Naphthalene ug/kg 1360 L1100013675-1251161160 16 20 p-Isopropyltoluene ug/kg 11701000 117 74-1251011010 14 20 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 50 of 79 Page 83 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5169269LABORATORY CONTROL SAMPLE & LCSD: LCSSpike LCSD % Rec RPD Max RPD LCSD Result 5169270 sec-Butylbenzene ug/kg 11501000 115 74-1251021020 13 20 Styrene ug/kg 10901000 109 75-12596959 13 20 tert-Butylbenzene ug/kg 10801000 108 75-12594940 14 20 Tetrachloroethene ug/kg 10201000 102 75-12592915 11 20 Tetrahydrofuran ug/kg 60605000 121 69-1321226120 1 20 Toluene ug/kg 11001000 110 75-12599991 10 20 trans-1,2-Dichloroethene ug/kg 10601000 106 75-12895953 11 20 trans-1,3-Dichloropropene ug/kg 11201000 112 68-12996963 15 20 Trichloroethene ug/kg 10901000 109 75-12594944 15 20 Trichlorofluoromethane ug/kg 7051000 70 69-14670701 1 20 Vinyl chloride ug/kg 11801000 118 71-1381131130 4 20 Xylene (Total)ug/kg 33403000 111 75-125992980 11 20 1,2-Dichlorobenzene-d4 (S)%.101 75-12599 4-Bromofluorobenzene (S)%.97 75-12597 Toluene-d8 (S)%.104 75-125104 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 51 of 79 Page 84 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. QC Batch: QC Batch Method: Analysis Method: Analysis Description: 990193 EPA 3546 EPA 8270E by SIM 8270E Solid PAH by SIM MSSV Laboratory:Pace Analytical Services - Minneapolis Associated Lab Samples:10722375001, 10722375004, 10722375006, 10722375008, 10722375010, 10722375012, 10722375014, 10722375016 Parameter Units Blank Result Reporting Limit Qualifiers METHOD BLANK:5168887 Associated Lab Samples:10722375001, 10722375004, 10722375006, 10722375008, 10722375010, 10722375012, 10722375014, 10722375016 Matrix:Solid Analyzed Acenaphthene ug/kg ND 10.0 01/31/25 10:19 Acenaphthylene ug/kg ND 10.0 01/31/25 10:19 Anthracene ug/kg ND 10.0 01/31/25 10:19 Benzo(a)anthracene ug/kg ND 10.0 01/31/25 10:19 Benzo(a)pyrene ug/kg ND 10.0 01/31/25 10:19 Benzo(b)fluoranthene ug/kg ND 10.0 01/31/25 10:19 Benzo(g,h,i)perylene ug/kg ND 10.0 01/31/25 10:19 Benzo(k)fluoranthene ug/kg ND 10.0 01/31/25 10:19 Chrysene ug/kg ND 10.0 01/31/25 10:19 Dibenz(a,h)anthracene ug/kg ND 10.0 01/31/25 10:19 Fluoranthene ug/kg ND 10.0 01/31/25 10:19 Fluorene ug/kg ND 10.0 01/31/25 10:19 Indeno(1,2,3-cd)pyrene ug/kg ND 10.0 01/31/25 10:19 Naphthalene ug/kg ND 10.0 01/31/25 10:19 Phenanthrene ug/kg ND 10.0 01/31/25 10:19 Pyrene ug/kg ND 10.0 01/31/25 10:19 2-Fluorobiphenyl (S)%.63 39-125 01/31/25 10:19 p-Terphenyl-d14 (S)%.75 41-125 01/31/25 10:19 Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5168888LABORATORY CONTROL SAMPLE: LCSSpike Acenaphthene ug/kg 71.4100 71 54-125 Acenaphthylene ug/kg 69.1100 69 53-125 Anthracene ug/kg 76.6100 77 61-125 Benzo(a)anthracene ug/kg 70.0100 70 65-125 Benzo(a)pyrene ug/kg 81.8100 82 62-125 Benzo(b)fluoranthene ug/kg 78.2100 78 64-125 Benzo(g,h,i)perylene ug/kg 78.0100 78 60-125 Benzo(k)fluoranthene ug/kg 76.0100 76 63-125 Chrysene ug/kg 80.5100 81 63-125 Dibenz(a,h)anthracene ug/kg 81.4100 81 65-125 Fluoranthene ug/kg 65.3100 65 64-125 Fluorene ug/kg 68.5100 69 56-125 Indeno(1,2,3-cd)pyrene ug/kg 73.0100 73 62-125 Naphthalene ug/kg 68.2100 68 51-125 Phenanthrene ug/kg 71.7100 72 61-125 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 52 of 79 Page 85 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5168888LABORATORY CONTROL SAMPLE: LCSSpike Pyrene ug/kg 75.4100 75 62-125 2-Fluorobiphenyl (S)%.77 39-125 p-Terphenyl-d14 (S)%.88 41-125 Parameter Units MS Result % Rec Limits Qual% RecConc. 5168889MATRIX SPIKE & MATRIX SPIKE DUPLICATE: MSSpike Result 10722375001 5168890 MSD Result MSD % Rec RPD RPD Max MSDMS Spike Conc. Acenaphthene ug/kg 114 70 31-12573 4 30114ND80.8 84.2 Acenaphthylene ug/kg 114 67 38-12572 6 30114ND78.4 83.5 Anthracene ug/kg 114 77 30-15080 4 30114ND91.7 95.4 Benzo(a)anthracene ug/kg 114 70 30-15082 13 3011415.6 94.9 109 Benzo(a)pyrene ug/kg 114 68 30-15083 16 3011419.8 97.5 114 Benzo(b)fluoranthene ug/kg 114 65 30-15081 16 3011430.8 105 123 Benzo(g,h,i)perylene ug/kg 114 64 30-15075 11 3011427.2 100 112 Benzo(k)fluoranthene ug/kg 114 67 30-15076 12 30114ND84.6 95.1 Chrysene ug/kg 114 65 30-15075 11 3011425.1 99.2 110 Dibenz(a,h)anthracene ug/kg 114 65 30-15076 15 30114ND78.6 91.6 Fluoranthene ug/kg 114 65 30-15080 15 3011430.0 104 121 Fluorene ug/kg 114 71 30-15074 3 30114ND82.5 85.3 Indeno(1,2,3-cd)pyrene ug/kg 114 61 30-15080 23 3011415.5 84.5 106 Naphthalene ug/kg 114 57 30-15063 10 30114ND64.7 71.2 Phenanthrene ug/kg 114 70 30-15075 5 3011413.7 93.4 98.6 Pyrene ug/kg 114 62 30-15078 16 3011430.7 101 119 2-Fluorobiphenyl (S)%.67 39-12574 p-Terphenyl-d14 (S)%.74 41-12579 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 53 of 79 Page 86 of 186 #=QC# QUALITY CONTROL DATA Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Results presented on this page are in the units indicated by the "Units" column except where an alternate unit is presented to the right of the result. QC Batch: QC Batch Method: Analysis Method: Analysis Description: 990270 WI MOD DRO WI MOD DRO WIDRO Solid GCV Laboratory:Pace Analytical Services - Minneapolis Associated Lab Samples:10722375002, 10722375003, 10722375005, 10722375007, 10722375009, 10722375011, 10722375013, 10722375015 Parameter Units Blank Result Reporting Limit Qualifiers METHOD BLANK:5169048 Associated Lab Samples:10722375002, 10722375003, 10722375005, 10722375007, 10722375009, 10722375011, 10722375013, 10722375015 Matrix:Solid Analyzed WDRO C10-C28 mg/kg ND 10.0 01/31/25 13:00 n-Triacontane (S)%.73 30-147 01/31/25 13:00 Parameter Units LCS Result % Rec Limits Qualifiers% RecConc. 5169049LABORATORY CONTROL SAMPLE & LCSD: LCSSpike LCSD % Rec RPD Max RPD LCSD Result 5169050 WDRO C10-C28 mg/kg 51.380 64 51-1256249.7 3 20 n-Triacontane (S)%.73 30-14766 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 54 of 79 Page 87 of 186 #=QL# QUALIFIERS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav DEFINITIONS DF - Dilution Factor, if reported, represents the factor applied to the reported data due to dilution of the sample aliquot. ND - Not Detected at or above adjusted reporting limit. TNTC - Too Numerous To Count J - Estimated concentration above the adjusted method detection limit and below the adjusted reporting limit. MDL - Adjusted Method Detection Limit. PQL - Practical Quantitation Limit. RL - Reporting Limit - The lowest concentration value that meets project requirements for quantitative data with known precision and bias for a specific analyte in a specific matrix. S - Surrogate 1,2-Diphenylhydrazine decomposes to and cannot be separated from Azobenzene using Method 8270. The result for each analyte is a combined concentration. Consistent with EPA guidelines, unrounded data are displayed and have been used to calculate % recovery and RPD values. LCS(D) - Laboratory Control Sample (Duplicate) MS(D) - Matrix Spike (Duplicate) DUP - Sample Duplicate RPD - Relative Percent Difference NC - Not Calculable. SG - Silica Gel - Clean-Up U - Indicates the compound was analyzed for, but not detected. N-Nitrosodiphenylamine decomposes and cannot be separated from Diphenylamine using Method 8270. The result reported for each analyte is a combined concentration. Reported results are not rounded until the final step prior to reporting. Therefore, calculated parameters that are typically reported as "Total" may vary slightly from the sum of the reported component parameters. Pace Analytical is TNI accredited. Contact your Pace PM for the current list of accredited analytes. TNI - The NELAC Institute. BATCH QUALIFIERS Batch: 990524 A matrix spike/matrix spike duplicate was not performed for this batch due to insufficient sample volume.[M5] The continuing calibration verification was above the method acceptance limit for dichlorofluoromethane and trichlorofluoromethane. Any detection for the analyte in the associated samples may have a high bias.[1] The continuing calibration verification was below the method acceptance limit for tetrahydrofuran, dibromochloromethane, bromoform, and 1,2-dibromo-3-chloropropane. The analyte was not detected in the associated samples and the sensitivity of the instrument was verified with a reporting limit check standard. [2] Batch: 990642 A matrix spike/matrix spike duplicate was not performed for this batch due to insufficient sample volume.[M5] Batch: 990701 A matrix spike/matrix spike duplicate was not performed for this batch due to insufficient sample volume.[M5] Batch: 990877 A matrix spike/matrix spike duplicate was not performed for this batch due to insufficient sample volume.[M5] ANALYTE QUALIFIERS Due to the extract's physical characteristics, the analysis was performed at dilution.ED Analyte recovery in the laboratory control sample (LCS) was above QC limits. Results for this analyte in associated samples may be biased high.L1 The lab does not hold NELAC/TNI accreditation for this parameter but other accreditations/certifications may apply. A complete list of accreditations/certifications is available upon request.N2 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 55 of 79 Page 88 of 186 #=QL# QUALIFIERS Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav ANALYTE QUALIFIERS High boiling point hydrocarbons are present in the sample.T6 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 56 of 79 Page 89 of 186 #=CR# QUALITY CONTROL DATA CROSS REFERENCE TABLE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Lab ID Sample ID QC Batch Method QC Batch Analytical Method Analytical Batch 10722375002 990270 990642NSP-1-2-Grab WI MOD DRO WI MOD DRO 10722375003 990270 990642NSP-2-1-Grab WI MOD DRO WI MOD DRO 10722375005 990270 990642NSP-3-1-Grab WI MOD DRO WI MOD DRO 10722375007 990270 990642NSP-4-1-Grab WI MOD DRO WI MOD DRO 10722375009 990270 990642SSP-1-1-Grab WI MOD DRO WI MOD DRO 10722375011 990270 990642SSP-2-1-Grab WI MOD DRO WI MOD DRO 10722375013 990270 990642SSP-3-2-Grab WI MOD DRO WI MOD DRO 10722375015 990270 990642SSP-4-2-Grab WI MOD DRO WI MOD DRO 10722375002 990611 990701NSP-1-2-Grab EPA 5030 Medium Soil WI MOD GRO 10722375003 990611 990701NSP-2-1-Grab EPA 5030 Medium Soil WI MOD GRO 10722375005 990611 990701NSP-3-1-Grab EPA 5030 Medium Soil WI MOD GRO 10722375007 990611 990701NSP-4-1-Grab EPA 5030 Medium Soil WI MOD GRO 10722375009 990611 990701SSP-1-1-Grab EPA 5030 Medium Soil WI MOD GRO 10722375011 990613 990877SSP-2-1-Grab EPA 5030 Medium Soil WI MOD GRO 10722375013 990613 990877SSP-3-2-Grab EPA 5030 Medium Soil WI MOD GRO 10722375015 990613 990877SSP-4-2-Grab EPA 5030 Medium Soil WI MOD GRO 10722375017 990613 990877Trip Blank EPA 5030 Medium Soil WI MOD GRO 10722375001 990159 990367NSP-1-Comp EPA 3050B EPA 6010D 10722375004 990159 990367NSP-2-Comp EPA 3050B EPA 6010D 10722375006 990159 990367NSP-3-Comp EPA 3050B EPA 6010D 10722375008 990159 990367NSP-4-Comp EPA 3050B EPA 6010D 10722375010 990159 990367SSP-1-Comp EPA 3050B EPA 6010D 10722375012 990159 990367SSP-2-Comp EPA 3050B EPA 6010D 10722375014 990159 990367SSP-3-Comp EPA 3050B EPA 6010D 10722375016 990159 990367SSP-4-Comp EPA 3050B EPA 6010D 10722375001 990161 990336NSP-1-Comp EPA 7471B EPA 7471B 10722375004 990161 990336NSP-2-Comp EPA 7471B EPA 7471B 10722375006 990161 990336NSP-3-Comp EPA 7471B EPA 7471B 10722375008 990161 990336NSP-4-Comp EPA 7471B EPA 7471B 10722375010 990161 990336SSP-1-Comp EPA 7471B EPA 7471B 10722375012 990161 990336SSP-2-Comp EPA 7471B EPA 7471B 10722375014 990161 990336SSP-3-Comp EPA 7471B EPA 7471B 10722375016 990161 990336SSP-4-Comp EPA 7471B EPA 7471B 10722375001 990191NSP-1-Comp ASTM D2974 10722375002 990191NSP-1-2-Grab ASTM D2974 10722375003 990191NSP-2-1-Grab ASTM D2974 10722375004 990191NSP-2-Comp ASTM D2974 10722375005 990191NSP-3-1-Grab ASTM D2974 10722375006 990191NSP-3-Comp ASTM D2974 10722375007 990191NSP-4-1-Grab ASTM D2974 10722375008 990191NSP-4-Comp ASTM D2974 10722375009 990191SSP-1-1-Grab ASTM D2974 10722375010 990191SSP-1-Comp ASTM D2974 10722375011 990191SSP-2-1-Grab ASTM D2974 10722375012 990191SSP-2-Comp ASTM D2974 10722375013 990191SSP-3-2-Grab ASTM D2974 REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 57 of 79 Page 90 of 186 #=CR# QUALITY CONTROL DATA CROSS REFERENCE TABLE Pace Project No.: Project: 10722375 B2500590 Danner Rosemount Grav Lab ID Sample ID QC Batch Method QC Batch Analytical Method Analytical Batch 10722375014 990191SSP-3-Comp ASTM D2974 10722375015 990191SSP-4-2-Grab ASTM D2974 10722375016 990191SSP-4-Comp ASTM D2974 10722375001 990193 990538NSP-1-Comp EPA 3546 EPA 8270E by SIM 10722375004 990193 990538NSP-2-Comp EPA 3546 EPA 8270E by SIM 10722375006 990193 990538NSP-3-Comp EPA 3546 EPA 8270E by SIM 10722375008 990193 990538NSP-4-Comp EPA 3546 EPA 8270E by SIM 10722375010 990193 990538SSP-1-Comp EPA 3546 EPA 8270E by SIM 10722375012 990193 990538SSP-2-Comp EPA 3546 EPA 8270E by SIM 10722375014 990193 990538SSP-3-Comp EPA 3546 EPA 8270E by SIM 10722375016 990193 990538SSP-4-Comp EPA 3546 EPA 8270E by SIM 10722375002 990322 990524NSP-1-2-Grab EPA 5035/5030B EPA 8260D 10722375003 990322 990524NSP-2-1-Grab EPA 5035/5030B EPA 8260D 10722375005 990322 990524NSP-3-1-Grab EPA 5035/5030B EPA 8260D 10722375007 990322 990524NSP-4-1-Grab EPA 5035/5030B EPA 8260D 10722375009 990322 990524SSP-1-1-Grab EPA 5035/5030B EPA 8260D 10722375011 990322 990524SSP-2-1-Grab EPA 5035/5030B EPA 8260D 10722375013 990322 990524SSP-3-2-Grab EPA 5035/5030B EPA 8260D 10722375015 990322 990524SSP-4-2-Grab EPA 5035/5030B EPA 8260D 10722375017 990322 990524Trip Blank EPA 5035/5030B EPA 8260D REPORT OF LABORATORY ANALYSIS This report shall not be reproduced, except in full, without the written consent of Pace Analytical Services, LLC.Date: 02/11/2025 10:49 AM Pace Analytical Services, LLC 1700 Elm Street Minneapolis, MN 55414 (612)607-1700 Page 58 of 79 Page 91 of 186 Page 59 of 79 Page 92 of 186 Page 60 of 79 Page 93 of 186 1/30/2025 Page 61 of 79 Page 94 of 186 Page 62 of 79 Page 95 of 186 Page 63 of 79 Page 96 of 186 Page 64 of 79 Page 97 of 186 Page 65 of 79 Page 98 of 186 Page 66 of 79 Page 99 of 186 Page 67 of 79 Page 100 of 186 Page 68 of 79 Page 101 of 186 Page 69 of 79 Page 102 of 186 Page 70 of 79 Page 103 of 186 Page 71 of 79 Page 104 of 186 Page 72 of 79 Page 105 of 186 Page 73 of 79 Page 106 of 186 Page 74 of 79 Page 107 of 186 Page 75 of 79 Page 108 of 186 Page 76 of 79 Page 109 of 186 Page 77 of 79 Page 110 of 186 Page 78 of 79 Page 111 of 186 Page 79 of 79 Page 112 of 186 EXECUTIVE SUMMARY Planning Commission Regular Meeting: February 25, 2025 Tenative City Council Meeting: March 4, 2025 AGENDA ITEM: Request by Magellan Land Development for approval of rezoning land from A-2 - Agricultural to R-2 - Low to Medium Density Residential, and a Preliminary Plat to develop 58 townhome units. AGENDA SECTION: OLD BUSINESS PREPARED BY: Julia Hogan, Planner AGENDA NO. 5.b. ATTACHMENTS: Site Location, Property Survey, Preliminary Plat, Site Plan, Grading Plan, Sanitary Utility Plan, Storm Sewer Utility Plan, Existing Conditions, Removal Plan, Landscape Plan, Architectural Renderings, Engineer's Memo Dated January 10, 2025, Parks and Recreation Director's Memo Dated January 21, 2025, Flint Hills Resources Correspondence, Dakota County Correspondence, Public Comments APPROVED BY: AK RECOMMENDED ACTION: Motion to recommend the City Council approve a Zoning Map amendment to rezone the site from A-2 – Agricultural to R2 – Low to Medium Density Residential. Motion to recommend the City Council approve the Preliminary Plat for Akron Ridge, subject to: a. Execution of a Subdivision Agreement. b. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated January 10, 2025. c. Conformance with all requirements stated within the Dakota County Plat Commission Memorandum. d. Payment of $74,580 as a Landscape Surety. e. Compliance with the conditions and standards within the Parks and Recreation Director’s memorandum dated January 21, 2025. f. Payment of all applicable fees including GIS, Park Dedication and other fees identified in the current fee schedule. g. Incorporation of any easements necessary to accommodate drainage, ponding, streets and utilities. h. Payment of trunk area charges in the amount of: 1. Sanitary Sewer Trunk Charge: $1,075/acre 2. Watermain Trunk Charge: $6,500/acre 3. Storm Sewer Trunk Charge: $6,865/acre Page 113 of 186 BACKGROUND UPDATE The Planning Commission held a public hearing at their January 28, 2025, meeting to review the requests for rezoning and preliminary plat approval to develop 58 townhome units on a 10-acre parcel currently addressed as 13040 Akron Avenue. Staff presented the requests to the Commission where they inquired about the area around the site, future development in the area and transportation. The Commission also asked about the future land use of the site being guided as Low Density Residential. Staff clarified that the site is guided Low Density Residential, and that both the R-1 – Low Density Traditional Residential zoning district and R-2 – Low to Medium Density Residential zoning district are allowed zoning districts under the Low Density Residential land use designation. During the public hearing portion of the item, the applicant came forward to answer questions that the Commission had. The applicant also explained that the housing product that is being proposed for the site will be for sale townhomes that are designed to look like single-family homes and are similar in height to single-family homes. There were two residents that spoke during the public hearing portion that voiced concerns regarding pedestrian and traffic safety, as well as potential privacy concerns. After additional discussion among the Commission, it was approved 6-1 to continue the item until the February 25, 2025, Planning Commission meeting to give the applicant additional time to explore the pedestrian safety concerns. The applicant has since reached out to both Dakota County and Flint Hills Resources in regard to pedestrian safety options. Flint Hills explained in their correspondence to the applicant that they would need to conduct significant additional research before allowing a pedestrian path along their land east of the subject site. They explained that the area where a potential trail could go would be located over a pipeline and further investigation and discussion would need to be done to determine the feasibility. Dakota County stated in their correspondence that the County does not have any current projects programmed in their 5-year Capital Improvement Program (CIP) to add a trial along the east side of CSAH 73 (Akron Avenue) in front of the parcel where the proposed project is located. The trail gap along the east side of Akron Avenue is identified in the County’s 2040 Transportation Plan to be completed with a future road realignment. The future road realignment will occur just north of the subject property. There were also discussions with the County regarding a potential crosswalk across Akron Avenue that would give access to the trail on the west side of the road. The County stated that they had not considered a crosswalk in this area of Akron Avenue and that there would need to be additional research and analysis done before a decision on that could be made. Both correspondences from Flint Hills Resources and Dakota County have been included as attachments in the agenda packet. SUMMARY Owner: John and Joyce Remkus Applicant: Magellan Land Development Preliminary Plat Acres: 10 Acres Residential Lots Created: 58 Townhome Lots Gross Density: 6 Units/Acre Page 114 of 186 Comprehensive Plan Guiding: LDR – Low Density Residential Current Zoning: A-2 – Agricultural Proposed Zoning: R-2 – Low to Medium Density Residential The Planning Commission is being asked to consider requests by Magellan Land Development for rezoning and preliminary plat approval to develop 58 townhome units on a 10-acre property east of Akron Avenue and north of Bonaire Path that will be called Akron Ridge. The property is currently zoned A-2 – Agricultural, and the applicant is requesting that the site be rezoned to R-2 – Low to Medium Density Residential to accommodate the townhome development. The site is shown to have a total of 12 townhome buildings with 5 of the buildings containing 6 units per building, and the remaining 7 buildings will contain 4 units per building. At this time only a preliminary plat is being requested with the applicant planning on submitting for a Final Plat for the project at a later date. Staff is recommending approval of the rezoning and preliminary plat requests, subject to the conditions listed in the recommended actions. BACKGROUND The subject property is located at 13040 Akron Avenue which is located directly east of Akron Avenue and approximately a ½ mile north of Bonaire Path. The 10-acre property is zoned A-2 – Agricultural and it contains a single-family home built in 1989. The land directly north and east of the site is owned by Flint Hills Resources and is also zoned A-2. There are currently no plans for development on land located adjacent to this property that is owned by Flint Hills Resources. The land directly west across Akron Avenue contains the Caramore Crossing development which contains traditional detached single-family homes. The land directly south of the subject site is zoned A-2 – Agricultural and contains a single-family home. The proposed development area is guided for LDR – Low Density Residential, which is outlined in the City’s 2040 Comprehensive Plan land use map. Low Density Residential housing types allows for detached single-family homes, duplexes, twin homes, and townhomes. This subject parcel and the parcel to the south are shown in the Land Use Plan to be one of the last areas in this portion of the city for additional residential growth. ISSUE ANAYLSIS Legal Authority Preliminary plat applications are quasi-judicial decisions for the Planning Commission, meaning that the Planning Commission is acting as judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being followed. Generally, if these applications meet the City’s established requirements, they must be approved. Rezonings are a legislative decision for the city, but the rezoning must conform with the adopted Comprehensive Plan to be approved. Therefore, while technically legislative in nature, if a rezoning is in line with the Comprehensive Plan, it should be approved. Staff's review of each application is provided below. General Subdivision Design The preliminary plat area is located directly east of Akron Avenue and approximately ½ mile north of Bonaire Path and north of the Flint Hills Recreation Complex. The site is shown to be accessed by a Page 115 of 186 single public street that extends east and then south off of Akron Avenue. A private road extends east off a portion of the public street to access the proposed townhomes. There are also three private drives that extend south off of the main private road which will give access to a portion of the townhome units. There are guest parking stalls shown throughout the site, specifically on the southern portion of the main private road. There are two stormwater management areas shown on site, one located on the western side of the site east of Akron Avenue and adjacent to the public street. The other ponding area is shown to be on the most eastern side of the site adjacent to the eastern property line and east of the main private drive cul-de-sac. There are 58 townhome units proposed throughout the development area which are shown to be mixed throughout 4-unit and 6-unit townhome buildings. Rezoning and Land Use The site is designated for LDR – Low Density Residential land uses, which typically consists of single- family housing or townhomes with few units per building. The LDR land use designation allows for housing density for up to 6 units per acre. The subject property is currently zoned A-2 – Agricultural, which allows for 1 unit per 40 acres. The applicant is requesting the site be rezoned to R-2 – Low to Medium Density Residential to accommodate the 6 units per acre that is proposed throughout the development. The R-2 zoning district is an allowed secondary zoning district under the LDR – Low Density Residential land use category. The city has most recently seen developments such as Autumn Terrace and Ardan Place be rezoned to an R-2 zoning to accommodate the density of twin home and townhome units. The land north, east and south of the site are currently zoned A-2 – Agricultural and land west of the site is zoned R-1 – Low Density Residential. The land north and east of the site are owned by Flint Hill Resources and development is not yet planned for those areas. The land to the south is similar in nature to the subject site as it has a land use designation of LDR – Low Density Residential. The area to the west contains the Caramore Crossing development which contains detached single-family homes. The city is supportive of this site being rezoned to R-2 – Low to Medium Density Residential as it meets the density requirements laid out in the land use designation of the site. Phasing The applicant has provided a phasing schedule that shows development initially occurring on the most eastern portion of the site, the most western portion of the site, and the northern portion of the site. The public access road off of Akron Avenue, the main private road, both stormwater ponding areas and 30 townhome units will be apart of the first phase of development. The second phase will consist of the remaining 28 townhome units on the southern end of the site and as well as three of the private drive areas. Streets and Parking There is one access road shown into the preliminary plat area extending east off of Akron Avenue. This access road is shown to be a public road and extends south up to the southern property line. There is a private road that extends east off of the public street and gives access to the townhomes throughout the site. The private road ends in a cul-de-sac in the eastern portion of the property adjacent to the future storm water ponding area. There are three private drive segments that extend south off of the main private drive road that gives access to the southern townhome units. The public street will be maintained by the developer until development occurs to the south, which then will transition to a publicly maintained road. Page 116 of 186 On the site plan, there is a total of 29 guest parking stalls provided throughout the site. A majority of the guest parking is shown along the southern main private road that extends east off of Akron Avenue. Each townhome is shown to have two enclosed spaces per unit as well. The number of enclosed units and visitor parking stalls meet the minimum requirement outlined within the zoning code. Also shown throughout the site are 5-foot sidewalks along the southern portion of the main private road and along the southeastern portion of the public road off of Akron Avenue. The portion of the sidewalk along the public road is shown to end at the southern boundary of the property, but when development occurs to the south that will be extended with the road. The city and applicant met with the Dakota County Plat Commission at their January 15, 2025, meeting to discuss the proposed preliminary plat. The Plat Commission approved the preliminary and final plat for the site provided that the conditions outlined in the memorandum that was put together by the County be met. One of those conditions is a short right-turn lane will need to be installed with the access to the site on Akron Avenue. Parks And Open Space The Parks and Recreation staff has reviewed the plans for the proposed Akron Ridge development and has provided review comments in the attached memorandum. The Parks and Recreation department is recommending that an 8-foot-wide trail be benched in on the west side of the development along Akron Avenue. Staff is also recommending that the developer provide the city with a payment to cover the cost of installing the trail. Due to the City not looking to acquire parkland in this development area, the park dedication for Akron Ridge would be cash-in-lieu. The cash dedication for 58 townhome units is $165,300 (58 units x $2,850). Preservation and Landscaping A tree inventory was conducted on the 10-acre subject site and total of 1,443 significant tree inches was identified throughout the property. A total of 1,409 caliper inches will need to be removed from the site to allow for development which means a total of 524 caliper inches of trees will be required to be replaced on site following the formula laid out in the zoning code. In the submitted landscape plan it shows that that the required 524 caliper inches of trees will be met. The landscape plan shows that a total of 226 trees will be planted throughout the preliminary plat area. The zoning code states that multi-family residential sites that contain buildings that are one (1) or two (2) stories shall provide a minimum of eight (8) overstory or coniferous tress plus one (1) tree per unit. There are 58 townhome units proposed for this development so a total of 66 trees is required for that standard. The landscape plan shows to meet that minimum requirement. Trees are shown to be located throughout the site within the open areas, along the public street and private streets, and along the northern, western, and southern property boundaries. Due to the location of transmission easements on the eastern end of the site, trees are unable to be planted in that area. A landscape surety in the amount of $74,580 (226 trees x $300 plus 10%) is required as a condition of approval. Engineering Review The City’s engineer has provided a memorandum containing comments related to the plans provided. Page 117 of 186 The memorandum included comments related to utilities, grading, general storm sewer design and stormwater management. A copy of the memorandum is included in the attachments. RECOMMENDATION Staff is recommending approval of the rezoning and preliminary plat requests to develop 58 townhome units on the 10-acre subject property based on the information provided by the applicant and reviewed in this report. Staff recommends several conditions of approval, which are listed in the Recommended Action above. Page 118 of 186 Page 119 of 186 14 100 FD RLS1 X X X X X X X X X X X X X X X X XXX X X X X X X X X XXXXXXXXX GV AK R O N A V E N U E Now or Formerly: Now or Formerly: Now or Formerly: Now or Formerly: 2. 1 15 V GV for JASON PALMBY NWS Project No. 24694 13040 AKRON AVE, ROSEMOUNT, MN BASED UPON TITLE COMMITMENT NO. 696319 OF OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY BEARING AN EFFECTIVE DATE OF MAY 13, 2024 SITE 13 A GRAPHIC SCALE 0 1" = 50' 25' 50'100' 14 15 A 07/12/2024 Page 120 of 186 SITE PROJECT LOCATION DAKOTA COUNTY SITE MINNESOTA AKRON RIDGE CITY OF ROSEMOUNT SIT E RESIDENTIAL DEVELOPMENT PROJECT ROSEMOUNT, MN CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: SITE Page 121 of 186 Now or Formerly: Now or Formerly: Now or Formerly: | | | | | | | | | | 1 1 1 1 LEGEND:SURVEY DATATYPICAL LOT DIMENSION LAYOUT EXISTING ZONING SITE DATA EXISTING LEGAL DESCRIPTION PROPOSED UNITS / DENSITY PROPOSED PHASE SCHEDULE CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: PROPOSED ZONING KEY NOTES: VISITOR PARKING Page 122 of 186 | | | | | | | | | | | | | | | | | | | | 1 1 1 1 LEGEND:SURVEY DATA GENERAL GRADING NOTES: CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: Page 123 of 186 | | | | | | | | | | | | | | | | | | | | 1 1 1 1 LEGEND: CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: SURVEY DATA Page 124 of 186 | | | | | | | | | | | | | | | | | | | | | | | | 1 1 1 1 LEGEND:GENERAL UTILITY NOTES:SANITARY AND WATER UTILITY NOTES: CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: SURVEY DATA Page 125 of 186 | | | | | | | | | | | | | | | | | | | | | | | | 1 1 1 1 LEGEND:GENERAL UTILITY NOTES STORM SEWER UTILITY NOTES: CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: SURVEY DATA Page 126 of 186 | | | | | | | | | | | | | | | | | | | | 1 1 1 1 SWPPP NARRATIVE POLLUTION PREVENTION NOTES EROSION CONTROL NOTES EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL MAINTENANCE SCHEDULE VEGETATION GROUND COVER SCHEDULE RESPONSIBLE PARTY Owner: Contractor: Manager: EROSION CONTROL QUANTITIES: DESIGN CALCULATIONS SWPPP Designer: LEGEND: EXISTING LEGAL DESCRIPTION LOCATION OF SWPPP REQUIREMENTS IN PLANS SURVEY DATA CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: SITE DATA Page 127 of 186 X X X X X X X X X X X X X X X X XXX X X X X X X X X XXXXXXXXX Now or Formerly: Now or Formerly: Now Now or Formerly: 2. 1 | | | | | | | | | | LEGEND: DEMOLITION NOTES CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: SURVEY DATA EXISTING LEGAL DESCRIPTION Page 128 of 186 HORIZ: 1"=50' VERT: 1"=5' CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: Page 129 of 186 HORIZ: 1"=50' VERT: 1"=5' CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: Page 130 of 186 CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: Page 131 of 186 CONCRETE PAVEMENT - LIGHT DUTY CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: BITUMINOUS PAVEMENT BITUMINOUS PAVEMENT BITUMINOUS PAVEMENT BITUMINOUS PAVEMENT BITUMINOUS PAVEMENT Page 132 of 186 CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: Page 133 of 186 CI V I L E N G I N E E R I N G SI T E D E S I G N PO Box 302 Excelsior, MN 55331 Jason Palmby 612-220-6641 jason@palmby.com Magellan Land Development INDEX OF CIVIL SITE DRAWINGS: BASIN OUTLET CONTROL STRUCTURE (OCS-1) INFILTRATION BASIN GENERAL NOTES: Page 134 of 186 Summary Inches Total Significant Tree Inches: 1,443 Heritage Inches:0 Significant Inches Removed: 1,409 Allowed Removals (25%) 361 Inches Removed Above Allowed:1,048 Mitigation Inches Owed (.5" per Inch Removed)524 Page 135 of 186 Page 136 of 186 Page 137 of 186 TAG NO. TREE DIA. (IN) SPECIES CONDITION SIGNIFICANT? HERITAGE? REMOVE? 238 12 BLUE SPRUCE FAIR Y N Y 239 6 BLUE SPRUCE FAIR Y N Y 240 13 BLUE SPRUCE FAIR Y N Y 241 7 BLUE SPRUCE FAIR Y N Y 242 8 BLUE SPRUCE FAIR Y N Y 243 10 BLUE SPRUCE FAIR Y N Y 244 8 BLUE SPRUCE FAIR Y N Y 245 7 BLUE SPRUCE FAIR Y N Y 246 18 COTTONWOOD GOOD Y N Y 247 19 COTTONWOOD FAIR Y N Y 248 16 COTTONWOOD FAIR Y N Y 249 16 COTTONWOOD FAIR Y N Y 250 30 COTTONWOOD GOOD Y N Y 251 6 BOXELDER FAIR Y N Y 252 21 COTTONWOOD FAIR Y N Y 253 8 BOXELDER POOR Y N Y 254 19 COTTONWOOD FAIR Y N Y 255 16 COTTONWOOD FAIR Y N Y 256 15 COTTONWOOD POOR Y N Y 257 22 COTTONWOOD FAIR Y N Y 258 14 COTTONWOOD FAIR Y N Y 259 8 BOXELDER FAIR Y N Y 260 12 COTTONWOOD GOOD Y N Y 261 8 BOXELDER POOR Y N Y 262 7 BOXELDER POOR Y N Y 263 23 COTTONWOOD FAIR Y N Y 264 27 COTTONWOOD GOOD Y N Y 265 20 COTTONWOOD FAIR Y N Y 266 7 BOXELDER POOR Y N Y 267 8 BOXELDER POOR Y N Y 268 7 BOXELDER POOR Y N Y 269 16 COTTONWOOD POOR Y N Y 270 16 COTTONWOOD FAIR Y N Y 271 14 COTTONWOOD FAIR Y N Y 272 15 COTTONWOOD FAIR Y N Y 273 13 COTTONWOOD FAIR Y N Y 274 9 BOXELDER POOR Y N Y 275 22 BOXELDER FAIR Y N Y 276 15 COTTONWOOD FAIR Y N Y 277 18 COTTONWOOD FAIR Y N Y 278 13 COTTONWOOD FAIR Y N Y 279 18 COTTONWOOD FAIR Y N Y 280 16 COTTONWOOD FAIR Y N Y 281 14 COTTONWOOD FAIR Y N Y 282 18 COTTONWOOD FAIR Y N Y 283 19 COTTONWOOD FAIR Y N Y 284 14 COTTONWOOD FAIR Y N Y 285 9 BOXELDER FAIR Y N Y 286 17 BOXELDER FAIR Y N Y 287 9 BOXELDER FAIR Y N Y 288 19 COTTONWOOD POOR Y N Y 289 19 COTTONWOOD FAIR Y N Y 290 22 COTTONWOOD FAIR Y N Y 291 7 BOXELDER POOR Y N Y 292 10 BOXELDER POOR Y N Y 293 11 NORWAY MAPLE GOOD Y N Y 294 9 WHITE OAK FAIR Y N Y 295 9 WHITE OAK FAIR Y N Y 296 12 WHITE PINE GOOD Y N Y 297 12 WHITE PINE GOOD Y N Y 298 12 WHITE PINE GOOD Y N Y 299 12 WHITE PINE GOOD Y N Y 300 12 WHITE PINE GOOD Y N Y 501 12 WHITE PINE GOOD Y N Y 502 12 WHITE PINE GOOD Y N Y 503 10 WHITE OAK GOOD Y N Y 504 24 SILVER MAPLE GOOD Y N Y 505 9 WHITE OAK GOOD Y N Y 506 12 SILVER MAPLE GOOD Y N Y 507 15 SILVER MAPLE GOOD Y N Y 508 15 SILVER MAPLE GOOD Y N Y 509 10 WHITE OAK GOOD Y N Y 510 14 NORWAY MAPLE POOR Y N Y 511 9 RED MAPLE GOOD Y N Y 512 15 SILVER MAPLE FAIR Y N Y 513 11 NORWAY MAPLE GOOD Y N Y 514 7 GREEN SPRUCE POOR Y N Y 515 10 BLUE SPRUCE POOR Y N Y 516 7 BLUE SPRUCE POOR Y N Y 517 6 BLUE SPRUCE FAIR Y N Y 518 9 BLACK HILLS SPRUCE FAIR Y N Y 519 10 BLACK HILLS SPRUCE FAIR Y N Y 520 8 BLACK HILLS SPRUCE FAIR Y N Y 521 6 BLACK HILLS SPRUCE FAIR Y N Y 522 16 COTTONWOOD GOOD Y N Y 523 26 COTTONWOOD GOOD Y N Y 524 20 COTTONWOOD GOOD Y N Y 525 17 SILVER MAPLE FAIR Y N Y 526 6 BLACK HILLS SPRUCE FAIR Y N Y 527 8 BLACK HILLS SPRUCE FAIR Y N Y 528 11 BLACK HILLS SPRUCE FAIR Y N Y 529 11 BLACK HILLS SPRUCE FAIR Y N Y 530 6 BLACK HILLS SPRUCE FAIR Y N Y 531 12 RED OAK GOOD Y N Y 532 6 BLACK HILLS SPRUCE FAIR Y N Y 533 8 BLACK HILLS SPRUCE FAIR Y N Y 534 8 BLACK HILLS SPRUCE FAIR Y N Y 535 9 BLACK HILLS SPRUCE FAIR Y N Y 536 8 BLACK HILLS SPRUCE FAIR Y N Y 537 8 BLACK HILLS SPRUCE FAIR Y N Y 538 8 BLACK HILLS SPRUCE FAIR Y N Y 539 6 BLACK HILLS SPRUCE FAIR Y N Y 540 8 BLACK HILLS SPRUCE FAIR Y N Y 541 8 BLACK HILLS SPRUCE FAIR Y N Y 542 8 BLACK HILLS SPRUCE FAIR Y N Y 543 8 BLACK HILLS SPRUCE FAIR Y N Y 544 10 BLACK HILLS SPRUCE FAIR Y N Y 545 8 BLACK HILLS SPRUCE FAIR Y N Y 546 8 BLACK HILLS SPRUCE FAIR Y N Y 547 9 BLACK HILLS SPRUCE FAIR Y N Y 548 8 BLACK HILLS SPRUCE FAIR Y N Y 549 9 BLACK HILLS SPRUCE FAIR Y N Y 550 8 BLACK HILLS SPRUCE FAIR Y N Y 551 8 BLACK HILLS SPRUCE GOOD Y N Y 552 8 GREEN APPLE TREE FAIR Y N Y 553 10 WHITE PINE GOOD Y N N 554 7 BOXELDER POOR Y N Y 555 6 AMERICAN BEECH POOR Y N N 556 18 BLACK CHERRY GOOD Y N N TAG NO. TREE DIA. (IN) SPECIES CONDITION SIGNIFICANT? HERITAGE? REMOVE? Page 138 of 186 Square Feet: 1,504 Bedrooms: 3 Full Baths: 2 Half Baths: 1 Garages: 2 Stories: 2 Madison Elevation Unit 2 Elevation Unit 3 Elevation 4 Units Page 139 of 186 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 3 . Page 140 of 186 Square Feet: 1,667 Bedrooms: 3 Full Baths: 2 Half Baths: 1 Garages: 2 Stories: 2 Bayfield Elevation Unit 1 Elevation Unit 4 Elevation 4 Units Page 141 of 186 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 2 - 2 4 . Page 142 of 186 Square Feet: 1,506 Bedrooms: 3 Full Baths: 2 Half Baths: 1 Garages: 2 Stories: 2 Ashland Elevation Unit 1 Elevation Unit 4 Elevation 4 Units Page 143 of 186 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 3 . Page 144 of 186 Square Feet: 1,722 Bedrooms: 3 Full Baths: 2 Half Baths: 1 Garages: 2 Stories: 2 Hayward Elevation Unit 2 Elevation Unit 3 Elevation 4 Units Page 145 of 186 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 2 - 2 4 . Page 146 of 186 G:\2025\Planning Cases\25-04 RZ Akron Ridge Rezoning\027331-000 - Akron Ridge - Plan Review Memo 2025.01.10.docx 70 1 X E N I A A V E N U E S | SU I T E 3 0 0 | MI N N E A P O L I S , M N | 55 4 1 6 | 76 3 . 5 4 1 . 4 8 0 0 | WS B E N G . C O M Memorandum To: Brian Erickson, City Engineer Nick Egger, Director of Public Works Anthony Nemcek, Senior Planner Jane Byron, Storm Water Specialist From: Amanda Sachi, PE Henry Meeker, EIT Kris Keller, PE Date: January 10, 2025 Re: Akron Ridge – Preliminary Plat/Site Plan Review WSB Project No. 0267331-000 We have reviewed the documents provided by Civil Engineering Site Design on December 31, 2024. Documents reviewed include: • Akron Ridge Civil Set, dated 12/31/24 • Akron Ridge Strom Sewer Pipe Size Analysis, dated 12/31/24 • Akron Ridge Drainage Analysis, dated 12/31/24 Applicant should provide responses to each comment. We offer the following comments below. 1. General a. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.) b. This site will need to pay some additional regional ponding fees to cover the portion of the site draining to CR 73 ROW. c. Address redline comments on attached plan sheets 2. Preliminary Plat & Site Plan a. Show all drainage and utility easements. b. Note locations of B-618 and D-412/Modified 'S' curb use c. Reference City Standard Detail ST-7 for all valley gutter crossings d. Provide stop/street name signs e. Provide 25' radii at development entrance f. Label all radii of private drives g. Call out ADA compliant ped ramps at all sidewalk crossings h. Provide barricades at private drives A-D for future Phase 2 streets with Phase 1 construction 3. Grading and Retaining Wall Plan a. Provide EOF locations, elevations, and routes for all low points in the roadway and green spaces Page 147 of 186 Akron Ridge – Preliminary Plat/Site Plan Review January 10, 2025 Page 2 i. EOFs must meet minimum 1' freeboard requirements from adjacent or impacted buildings b. Coordinate grading in electrical easement with utility provider i. Verify clearances are not impacted with fills nor structures undermined with cuts. c. Retaining walls exceeding 4’ in height shall require a plan prepared by a licensed engineer submitted for review and approval by the Building Official prior to permit issuance. i. Install fence as required for safety ii. Provide a maintenance agreement to the City on behalf of the homeowners' association as part of the development agreement Retaining wall changed to <4’ in height. 4. Utilities a. Provide limits of public and private facilities including storm sewer, sanitary sewer, water supply and surface improvements. i. Provide easements for all public improvements ii. Provide additional easement for northern storm sewer 1. Easement should be twice the depth of the utility with a minimum of 20' b. All sanitary structures and pipe to be a minimum 6' deep c. Show sanitary and water services on plans i. Show curb stops and cleanouts 1. Show or note that Ford A1 (or approved equal) castings are to be installed on curb stops or cleanouts in impervious surfaces d. Provide utility profiles for all streets i. Show all utility crossings in profile view ii. Call out all required adjustments and offsets at utility crossings iii. Maintain minimum 18" vertical separation between sewer and water iv. Insulate when separation between storm sewer and water is less than 36" e. Recommend installing draintile 25' in each direction of the low point catch basins as per City Standard Detail SD-7 f. Additional gate valves to be installed on private street stubs with Phase 2 i. Stubbed to the south and plugged with Phase 1 g. Verify whether there are utility service stubs present i. Only penetrations and a cross are shown on the as-built ii. Verify if a service stub is present, whether there is an existing gate valve iii. Show additional impacts and restoration required for connections if necessary iv. Match existing sanitary sewer pipe slope h. Realign utilities to the east and north along the future public road i. Stub utilities to southern development limits ii. Reduces required structures and main lengths i. 8" main required to the hydrant lead on the private drives i. Gate valves to be installed with Phase 2 extensions Page 148 of 186 Akron Ridge – Preliminary Plat/Site Plan Review January 10, 2025 Page 3 ii. Shift hydrants to the side of the road instead of at the end for snow removal j. Extend watermain along Private Drive D to the southern development limits for future looping i. Provide air bleed at the end of the pipe 5. Existing Conditions & Removal Plan a. No comments 6. Details a. No comments Stormwater Management Grading, Drainage, and Erosion Control Comments: 1. General a. A NPDES permit will be required since over an acre of disturbance is proposed. Remains an open comment. b. Soil infiltration testing is recommended to determine design infiltration rates. Rates of up to 3 in/hr will be considered by the City Engineer. Applicant continuing use of 0.8 in/hr per SP-SM soils data. c. Provide a vegetation restoration/landscaping plan. Remains an open comment. 2. Ponds and Wetlands a. The pretreatment cell for the proposed BMP must include a clay liner to ensure it does not drain between rain events. Infiltration basin cross section shown, should include dead storage and call out liner. 3. Emergency Overflow Routes: a. No comments. 4. Retaining Walls: a. Retaining walls exceeding 4’ in height shall require a plan prepared by a licensed engineer submitted for review and approval by the Building Official prior to permit issuance. Retaining wall changed to <4’ in height. 5. Erosion Control: a. Biorolls must surround the entire BMP surface, extend them around the whole 930 contour. b. Riprap must be specified to the bottom of the pretreatment cell in plan view. Remains an open comment. 6. Grading: a. The maximum allowable slope above the pond NWL is 4:1, the 3:1 slopes graded above 936 must be revised. These slopes are corrected on the grading plan, but must be corrected in cross- section detail. Page 149 of 186 Akron Ridge – Preliminary Plat/Site Plan Review January 10, 2025 Page 4 Stormwater Management Plan: 1. General Storm Sewer Design a. Provide a profile view of storm sewer, including callouts for any potential utility conflicts. • The minimum vertical separation between utilities is 18” and insulation is needed for any crossings of storm sewer and watermain within 36”. Remains an open comment. b. The pipes from FES-34 to CB-33 and CB-21 to FES-B must be revised to provide sufficient flow capacity. c. It is preferred that roof drains flow over pervious surface prior to capture in storm sewer. Provide reasoning for or revise roof drainage for units 19-36 north of Private Rd E. Response requested. d. Crown matching is recommended where pipes increase in diameter. Remains an open comment. e. Catchbasin inlets must not exceed 3 cfs of inflows for the 10-year storm event. Flows to each CB must be included in the capacity calculations. f. Flows through intersections should be reduced to the maximum extent practical, catchbasins should be shifted upgradient of intersections to capture flows. g. City standard practice is to have a drop inlet instead of a flared end section at FES-34. • All yard inlets should be reduced as much as feasible. Remains an open comment. This also extends to FES-F and FES-I h. Storm sewer outfalls must route to a pretreatment cell, it is recommended to route CBMH-13 to CBMH-32 to consolidate storm sewer and route to the pretreatment cell. Remains an open comment. i. The BMP must have a City standard OCS, including a weir wall set to at least the 100-yr HWL elevation and sluice gate to open for emergency operation. See attached detail. j. Permission is needed from Dakota County to outlet western BMP into the existing CBMH. k. Ensure weir wall is constructable with only 0.15’ of elevation difference to the OCS grate. 2. Water Quantity a. Required modeling events are the 2-, 10, and 100-year 24-hour events and the 10-day snowmelt event of 7.2 inches. The 1-year event is not required to be modeled. Remains an open comment. b. HydroCAD runoff modeling must be set to “Calculate separate Pervious/Impervious runoff (SBUH weighting)” rather than Weighted-CN. Remains an open comment. c. HydroCAD drainage areas must match between models, there is a 0.38 acre decrease from existing to proposed conditions. 3. Rate/Volume Control a. BMP outflows are not allowable for any rainfall events besides the 10-day snowmelt. This should be achieved with the City standard OCS referenced above. Page 150 of 186 Akron Ridge – Preliminary Plat/Site Plan Review January 10, 2025 Page 5 4. Freeboard a. Please confirm that proposed buildings are slab on grade. If basements are proposed, the low floor must be 1’ above the BMP EOF and HWL. Response requested. 5. Water Quality a. Infiltration calculations must be provided based on City requirements of basin area (not counting basin side slopes) sized to 1/12 ac-ft/ac/day for the entire site area. The following formula can be used to determine this area: 𝑅𝑐𝑞𝑞�ℎ𝑞𝑐𝑐 𝐴𝑞𝑐𝑎 (𝑎𝑐)=𝑅�ℎ𝑞𝑐 𝐴𝑞𝑐𝑎 (𝑎𝑐) 𝐼𝑛𝑐�ℎ𝑙𝑞𝑞𝑎𝑞�ℎ𝑛𝑛 𝑅𝑎𝑞𝑐 (�ℎ𝑛�𝑞⁄)∗0.0416 (𝑐𝑛𝑛𝑞𝑐𝑞𝑞�ℎ𝑛𝑛 𝑐𝑎𝑐𝑞𝑛𝑞) • The current infiltration surface appears to be undersized for the ~19 ac tributary area. Applying the above formula for the 9.62 site acres and 0.8 in/hr infiltration rate results in a required infiltration area of 0.50 acres. The proposed infiltration area of 0.36 acres (excludes side slopes and dead pool surface area) is not large enough. b. The pretreatment cell within the BMP must be designed according to NURP standards. This includes a 10’ safety bench and dead storage volume of at least the 2.5” storm event runoff volume. 6. Easements a. The proposed BMP must be fully contained in a drainage and utility easement. Extend D&U easement to cover entire east BMP up to HWL. General Infrastructure design shall be completed in accordance with the City of Rosemount’s Engineering Guidelines and Standards. Infrastructure construction shall be completed in accordance with the latest edition of the City’s General Specifications and Standard Detail Plates for Street and Utility Construction. Page 151 of 186 M E M O R A N D U M To: Adam Kienberger, Community Development Director Anthony Nemcek, Senior Planner Julia Hogan, Planner From: Dan Schultz, Parks and Recreation Director Date: January 21, 2025 Subject: Akron Ridge Development The Parks and Recreation Department recently reviewed the plans for the Akron Ridge Development and has the following comments: Local Trails and Sidewalks The sidewalk amenities appear to be designed in a manner that works toward the City’s goal of having a well-connected community. Staff does recommend that an 8-foot-wide trail be benched in on the west side of development along Akron Avenue. The developer will also provide the City with a payment to cover the cost of installing the trail. The amount that is paid will be agreed upon by City staff and the developer. Parks Dedication Because the City is not looking to acquire parkland in this development, the parks dedication for this development would be cash in-lieu of land. The cash dedication for 58 medium density units @ $2,850 per units would be $165,300. The Parks and Recreation Commission will review the preliminary plat on Monday, January 27. Please let know if you have any questions about this memo. Page 152 of 186 ---------- Forwarded message ---------From: Horner, Kristina <kristina.horner@fhr.com>Date: Tue, Feb 4, 2025 at 3:29 PMSubject: Re: Akron RidgeTo: Jason Palmby <jason@palmby.com> Jason, Thank you for contacting Flint Hills Resources. We have reviewed your request for a bike path on Flint Hills Resources property to help connect with the community park. At this time, we need to conduct significant additional research. The area you inquired about is over a pipeline, which necessitates further investigation and discussions with our Pipeline department to determine feasibility. If your development wishes to explore this matter further, please let me know. Thank you, Kristina Horner Page 153 of 186 ---------- Forwarded message ---------From: Chapek, Jacob <Jacob.Chapek@co.dakota.mn.us>Date: Wed, Jan 29, 2025 at 4:23 PMSubject: CSAH 73 (Akron Ave) - East TrailTo: Jason Palmby <jason@palmby.com> Afternoon Jason, Per request, I am following our phone discussion regarding the Akron Ridge proposed development on CSAH 73 (Akron) in Rosemount. The County does not have any current projects programmed in our 5-year Capital Improvement Program (CIP) to add a trail along the east side of CSAH 73 in front of the parcel the Akron Ridge is proposing to develop. The trail gap along the east side of CSAH 73 in relation to your parcel is identified in our 2040 Transportation Plan to be completed with a future road realignment that was adopted with the Pine Bend Arterial Connector Study (2016). The future road realignment occurs just north of the property in question. Thanks, Jake Jake Chapek, PE Assistant County Engineer Transportation Department P 952-891-7104 W www.dakotacounty.us A 14955 Galaxie Ave, Apple Valley, MN 55124 Note: This email and its attachments may contain information protected by state or federallaw or that may not otherwise be disclosed. If you received this in error, please notify thesender immediately and delete this email and its attachments from all devices. Page 154 of 186 TO: Rosemount Planning Commission M/I homes Magellan Land Development FROM: Greg and Beth Bergacker 13080 Akron Avenue, Rosemount MN DATE: 2/3/2025 RE: Rezoning of 13040 Akron Ave, Rosemount MN Thank you for taking the time to consider our concerns as a homeowner which we feel could become alarming liabilities upon our property with the rezoning of 13040 Akron Avenue. Our 10 acre parcel located at 13080 Akron Avenue (on the south side of 13040 property) is currently zoned A2 agricultural. We were told in 1990 that development of the land around us would not be less than 2.5 acres. To keep similar properties near each other. On February 26, 2019 we attended the city meeting regarding the 2040 Comprehensive Land Use Plan. This is when we learned the plan for our property, land across the street and just north of us, changed to Low Density Residential which we were told was 3 single family homes per acre. In November, my son-in-law approached someone in our back woods riding his bike with an unleashed dog running alongside the bike, the rider lied and said he had permission. We also have trail cameras that have people walking in our woods even though we have several DO NOT TRESPASS signs on the south side of our property, they want to walk into our woods when it leads nowhere. That is when we spoke to Dan Schultz, Rosemount Park And Rec Director, regarding trespassers entering our property from the park and voiced our concern that with the greenway bike path closer to our property line that this will continue to happen. Dan assured us that a fence would be installed and it would be obvious that no one should enter our private property. As of that day, the city was not aware of 13040 Akron selling their property to a developer. When we returned from vacation on 1/19 we had the letter dated 2024 with no return address in our mail postmarked 1/10/25, that would explain why only 2 people showed up with such a short notice. See last page. A few days later we received a letter from the City of Rosemount regarding the zoning change to accommodate 58 townhouses on the property. During the Tuesday, January 28th meeting we voiced our concern regarding people entering our property to get to the park which consists of playground equipment, several ball fields, a pavilion and a picnic shelter. See images below. We asked that in the Homeowners Association (HOA) that there be a clause to not allow rentals. As most properties are originally occupied by the owners, but then they move and turn the home into a rental property. Which will degrade our property even more. The HOA my parents have in their Rosemount Townhouse development specifically states that the property is not to be rented out. It must be owner occupied. We see no reason that can’t be added. Page 155 of 186 We also suggested a privacy fence from Akron all the way to the east side of the development bordering our property. That would be a small cost to keep people from entering our property. A line of trees will not stop them from entering and playing in our woods. After attending the 1/28/25 It appeared the committee had already made up their mind without seriously considering our concerns. Also, no one addressed the issue regarding the access road heading south to possibly being able to handle our 10 acres when or if we develop it. With 116 townhouses in and out onto Akron Ave., which will only get busier once all the apartments are full and the school is open, common sense this will be a dangerous intersection. It was obvious that neither the developer or planning commission had done their due diligence to become familiar with the lay of the land along Akron Avenue as they suggested putting a path along the east side of Akron to allow people to safely get to the park. There is a steep embankment which would require retaining walls and handrails to get to the greenway path. Something that should have been done when Akron was paved. We would like the City to honor their commitment to build a fence on the north side of the park. We also believe that neither the City nor developer considered providing safe access for the future townhouse resident to the park. See you at the next meeting, Beth and Greg Bergacker beth.bergacker@gmail.com Page 156 of 186 Page 157 of 186 From:DARREN TRZYNKA To:Anthony Nemcek; city council members; Julia Hogan Subject:Proposed Townhome Development on Akron Ave East of Meadow Ridge Date:Friday, February 21, 2025 9:17:13 AM Hello, I’m emailing to voice my concerns about the proposed townhome development across fromthe Meadow Ridge neighborhood. Many of my neighbors are emailing and/or are planning to attend the February 25 planning commission meeting. From the past meeting, that did notgive adequate time for attending the original discussion as it was sent out a few days before the meeting and as such, the neighbors in the general area have concerns that need to bebrought up prior to the February 25 planning meeting. I am adamantly against this development for many reasons including the following but not limited to: lack of planned infrastructure (sidewalks, intersections), public safety, resource strain, noise, potential tax increases on single family home owners, and loss of community character this side of town is already experiencing with the plethora of multi-family developments already underway being just a mass amount of infa with nogreen space anymore! With the addition of the elementary school traffic and nearby development of homes across the street, this amount of people/traffic into this area could be overwhelming where Akron/Bonaire has had many accidents already. Further, it is our understanding the neighbor (SFH) directly to the south is opposed tothis development as they are already experiencing increased instances of trespassing due to the activity at the Flint Hills Athletic Complex, and despite their best attempts, the city has not worked to address their concerns. This development may exacerbate these issues for this neighbor. I am adamant in this regard as I don't to bring morecrime into our area and don't believe this plan as been thought out enough.I am hopeful the planning commission will not recommend rezoning for a multi-familydevelopment, and if they should, that the city council will consider the unresolved issues andpotential negative outcomes as a result of this rezoning and send it back to the planningcommission for reconsideration that would seed additional public input to the project. Thanks Darren Trzynka 12922 Amiens Circle Page 158 of 186 From:David McConnell To:Anthony Nemcek; city council members; Julia Hogan Subject:Proposed townhomes on Akron Date:Thursday, February 20, 2025 4:54:16 PM I am writing this email to express my concern and disappointment with the proposed townhomes off Akron. My concerns are that we all bought or built our homes in this Lennar neighborhood for the peacefulness and the nice area. We already have apartments going up close by. We want to keep Rosemount a nice family friendly area where we can raise our kids with minimal worries. Adding more less expensive housing options to our city is not the right answer. This will lower home values and potentially cost the city more in police related calls. If Rosemount continues evolving into what the city of Burnsville has become, nobody will want to live here. Burnsville has a bad reputation with all the low income housing and issues that come with it like the shootings and other crimes that often plague the city. Please don’t let Rosemount turn into that. We were told that the area across from the Lennar neighborhood was zoned non-residential when we bought our house. It feels like we’re getting duped here. There is already a crazy amount of traffic on Akron, adding townhomes there will make it worse and also makes it less safe for not only pedestrians but motorists as well. We very much enjoy the small town feel of our city and neighborhood. Adding more housing here will degrade that. I can guarantee if you keep building apartments and townhomes in our city and close to nice neighborhoods, some of those people will get fed up and move to other cities. They may get replaced with less desirable people. Please put the interests of the city and its citizens first when deciding what changes to make to the city. Thank you for your time. David McConnell Page 159 of 186 From:Jeremie Bellenir To:city council members; anthony.nemecek@rosemountmn.gov; Julia Hogan Subject:Akron Avenue Townhome Development Date:Thursday, February 20, 2025 2:57:36 PM Hello, I’m emailing to voice my concerns about the proposed townhome development across from the Meadow Ridge neighborhood. I believe that many of my neighbors are already emailing and/or are planning to attend the February 25 planning commission meeting. For many reasons (i.e., unknown, unclear, or lack of planned infrastructure, public safety, resource strain, potential tax increases on single family home owners, and loss of community character this side of town is already experiencing with the plethora of multi-family developments already underway) —— I am against this development. Further, it is our understanding the neighbor (SFH) directly to the south is opposed to this development as they are already experiencing increased instances of trespassing due to the activity at the Flint Hills Athletic Complex, and despite their best attempts, the city has not worked to address their concerns. This development may exacerbate these issues for this neighbor. While it might not have been intentional, this development has caught many of us by surprise, and we are requesting additional time for public input with the developer, planning commission, and council. I am hopeful the planning commission will not recommend rezoning for a multi-family development, and if they should, that the city council will consider the unresolved issues and potential negative outcomes as a result of this rezoning and send it back to the planning commission for reconsideration that would seed additional public input to the project. Jeremie Bellenir 12572 Ardmore Avenue 763.232.9482 Page 160 of 186 EXECUTIVE SUMMARY Planning Commission Regular Meeting: February 25, 2025 Tenative City Council Meeting: March 18, 2025 AGENDA ITEM: Request by Riveter Real Estate LLC for a major amendment to the Omni Orchards Farm Winery PUD Agreement and a final site and building plan. AGENDA SECTION: PUBLIC HEARINGS PREPARED BY: Anthony Nemcek , Senior Planner AGENDA NO. 6.a. ATTACHMENTS: Site Location, Site Plan, Building Elevations, Landscape Plan, Lighting Plan, Engineer's Review Memo Dated February 14, 2025, Staff Report from the August 2021 Planning Commission Meeting, Original PUD Agreement APPROVED BY: AK RECOMMENDED ACTION: Motion to recommend the City Council approve a Major Amendment to the Omni Farm Winery planned unit development agreement expanding the PUD area to include the property located at 15675 Biscayne Avenue. Motion to approve a final site and building plan for an event space at the Omni farm winery located at 15675 Biscayne Avenue, subject to the following conditions: 1. Submittal of a landscape surety equal to 110% of the value of trees planted on the property. 2. The landscape plan shall be updated to relocate 13 trees to the landscaped areas of the parking lot. 3. Compliance with the requirements of the City Engineer dated February 14th, 2025. BACKGROUND The Planning Commission is being asked to consider requests by Riveter Real Estate, LLC for a major amendment to the Omni Orchards Farm Winery PUD and for approval of a PUD Final Site and Building Plan. The PUD amendment request proposes expanding the Omni Orchards Farm Winery PUD area to include the property immediately north of the existing Omni Winery. The applicant is proposing a new building on that site to host events. Staff finds the proposed site plan to meet the standards of the Code should certain conditions included in the recommended action section above be met. Applicant and Property Owner Riveter Real Estate, LLC Site Location 15675 Biscayne Avenue Site Area in Acres 5.0 Current Zoning B-2 Employment Page 161 of 186 Land Use Designation Business Park Neighboring Uses East - Mineral Extraction South - Omni Winery North - Business Park/Agriculture West - Business Park/Agriculture The subject property is located immediately north of the current Omni Winery and Taproom. Existing structures on the site, which consist of a dwelling and a pole barn, will be removed to accommodate Omni's expansion onto the property. The City Council approved the Omni Orchards Farm Winery Planned Unit Development agreement in September 2021. The PUD agreement contains two deviations from the City Code related to exterior materials and signage. Specifically, the PUD agreement allows for the use of metal paneling as an exterior material and vinyl decals as signage. At the time, justification was made for this deviation due to the agricultural nature of the winery operation and the planting of vineyards and orchards. The vineyard and orchard components will be expanded upon with the proposed project. The applicant is not proposing any additional deviations from the City Code, they are only requesting to amend the PUD to also include the newly acquired parcel north of the existing operation. The applicant would like to use the same exterior materials on the new building being proposed. Vinyl decals used as wall signage would also be allowed. Staff is supportive of keeping the buildings and signage consistent across the entire site. ISSUE ANALYSIS Legal Authority. Amendments to Planned Unit Developments are legislative in nature due to the proposed deviations from the zoning ordinance. Therefore, the Planning Commission has broad discretion in making recommendations to approve or deny a request, although consideration should be given to prior PUD approvals. Site Plan reviews are quasi-judicial in that the Planning Commission acts as a judge to determine if the zoning ordinance is being met. If the proposed site plan meets the standards of the zoning ordinance, it should be approved. Land Use and Zoning The site is zoned B-2 Employment, and farm wineries are a permitted use in that zoning district. The Zoning Ordinance defines a farm winery as follows: A winery operated by the owner of a Minnesota farm with a majority of the ingredients produced on the premises as regulated by Minnesota statutes, as may be amended, and may or may not include associated event spaces, retail, and restaurants without drive-through facilities. Therefore, expanding the existing farm winery operation to include an event space is consistent with the Zoning Ordinance. The proposed site plan meets the setback standards for parcels in the B-2 zoning district. The table below shows the site setbacks in comparison to the zoning district minimums. Side Required Provided East/Front Structure: 30' Parking: 20' Structure: 161' Parking: 94' Page 162 of 186 West/Rear Structure: 10' Parking: 10' Structure: 150' Parking: 124' South/Side Structure: 10' Parking: 10' Structure: 325' Parking: 27' North/Side Structure: 10' Parking: 10' Structure: 33' Parking: 16' Parking and Access The site will be accessed from Biscayne Avenue via the existing curb cut. A paved driveway will extend south from the site to provide a connection to the existing winery taproom. A parking lot containing 120 stalls will be constructed south of the new building. An additional 12 parking stalls are located in front of the new building for a total of 132 parking stalls. A loading area is located at the rear of the building, separate from the off-street parking and drive aisles. The zoning ordinance requires one stall per 2 persons of the maximum occupancy, plus 7 stalls. The requirement for an additional seven stalls is to accommodate employees. Based on the parking plan provided, the site could accommodate 250 attendees, but ultimately the maximum occupancy is determined by the City's building official through the building permit process. Staff also acknowledges that, while this review is looking at the subject property as an individual site plan, the proposed development will be part of a larger Omni complex and there will exist an opportunity for parking to be shared between the two parcels. Parking Requirement Parking Provided Anticipated Capacity Based on Parking Provided. 1 stall per 2 people, plus 7 132 Stalls 250 guests plus 7 employees Building Materials and Massing The Omni Orchards Farm Winery Planned Unit Development contains a deviation from the zoning code related to building materials. Specifically, the PUD agreement allows for metal as an exterior material and vinyl decals for wall signage. The applicant is proposing the PUD area be expanded to include this site, so the proposed building can be consistent with the existing Omni Winery and Taproom building. The elevations provided by the applicant show a single-story building with exterior materials similar to the existing Omni building. The eastern elevation that faces Biscayne Avenue will feature brick wainscoting and storefront windows extending to down to the grade. The south elevation shows a covered patio area. Landscaping The applicant's landscape plan shows a row of trees being planted as a windbreak along the western and northern property lines. Lilacs are also shown planted along the western property line to add to the windbreak. Areas providing habitat for bumblebees will be planted in various locations throughout the site. A row of trees and shrubs along the eastern border of the parking lot area will provide screening from the public right of way. In addition to plantings used to augment the landscape, orchard trees and grape vines will be planted on the site. Eight existing mature trees will be retained. Page 163 of 186 The zoning ordinance also requires 1 foundation planting per 10 linear feet of building exterior. The plan contains 12 hydrangea bushes and 22 dogwoods. Staff finds that these plantings, in addition to the vines and bumblebee habitat, meet the requirement of the zoning ordinance for foundation plantings. The zoning ordinance contains a standard requiring 5% of the parking lot area to be landscaped with peninsulas and islands. Given the size of the parking lot areas, this equals 2,000 square feet of landscaped area. Staff finds that the peninsulas and areas in the corners of the parking lot achieve this standard, but the code also requires one tree per 10 spaces within these landscaped areas. Therefore, staff is recommending the landscape plan be updated to place 13 of the trees from elsewhere on the site into those areas. The table below depicts the code standards in comparison with the landscape plan. Standard Requirement Provided Trees 73 trees (1 per 3,000 s.f.) 95 plus 8 significant trees retained Foundation Plantings 43 (1 per 10 feet of building perimeter) 34 plus 4 bumblebee habitat beds and 6 rows of vines Parking Lot Landscaping 2,170 s.f. (5% of parking lot area) and 1 tree per 10 stalls 2,307 s.f. (no trees shown in these areas) Trash Enclosure The applicant's site plan shows a trash enclosure at the rear, western side of the building near the loading area. The applicant provided an elevation that shows the trash enclosure will be constructed of materials that, while not identical to the principal structure, will be constructed of burnished concrete block and is consistent with the character of the B-2 zoning district. Site Lighting The applicant has provided a lighting plan with photometric study. The plan indicates pole-mounted lights within the parking areas. The photometric study included demonstrates that the lumen fall below 1.0 within 40' of all pole-mounted lights, well before the property boundaries. Engineering The City's engineering staff has conducted a review of the plans and submitted a memorandum, which is attached, containing comments related to the site plan. Some of the comments have already been addressed, such as the paving of the northern parking area in the existing Omni site. The majority of the comments within the memorandum are related to stormwater management. Stormwater will be managed onsite in a pond located east of the parking area. The site is already served by sanitary sewer and water utilities located within Biscayne Avenue, so no new public utilities will be required for this project. Page 164 of 186 RECOMMENDATION Staff is recommending approval of a major amendment to the Omni Orchards Farm Winery Planned Unit Development Agreement that would allow the proposed new buildings to be consistent with the existing Omni Winery and Taproom structure. Staff is also recommending approval of the final site and building plan for the proposed expansion, subject to the conditions listed in the recommended action. Page 165 of 186 Page 166 of 186 ED G E O F C U L T I V A T I O N ED G E O F C U L T I V A T I O N EDGE OF CULTIVATION EDGE OF CULTIVATION PO S T OM N I W I N E R Y EX I S T I N G B U I L D I N G BISCAYNE AVENUE PROPOSED BUILDING FFE: 951.50 NO PARKING NO PARKING ME C H . MECH. NO PARKING 4 5A 6 20 ' 40 ' 24 ' 40 ' 24 ' 20 ' 24 ' 24 ' 24 ' 24' 18 ' 24 ' 18 ' 9' TYP. 24'20' 9' TYP. 15 ' 15' 20'24' 6 7 VINEYARD AREA LOADING DOCK 3 48'27' 1 20 ' 33 . 6 7 ' 24 ' 20 ' 20'24'20' 10 2 11 11 11 6' 8' 16' 1 1 1 1 1 1 1 1 8 8 8 8 8 8 8 8 9 9 3 3 3 3 33 3 3 3 3 12 12 12 2 2 2 2 2 10 66 65A5A DescriptionRev.Date OM N I W I N E R Y A N D TA P R O O M P A R K I N G IM P R O V E M E N T S RO S E M O U N T , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12246066.000 JTM NJN XX.XX.24 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ww w . l a r s o n e n g r . c o m C 2 0 2 5 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . W:\2024\Civil\12246066 - OMNI Winery And Taproom Parking Improvements\2. Design\B. Drawing Files\12246066 - C200 - Site Plan.dwg La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : RI V E T E R R E A L ES T A T E S L L C . 14 9 6 2 6 4 T H A V E N . OS S E O , M N 5 5 3 1 1 Cl i e n t : Nathan Nohner, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. 20 2 5 . 0 2 . 1 4 - P U D S U B M I T T A L - N O T F O R C O N S T R U C T I O N 0 NORTH 15 30 60 Sheet: NEW BITUMINOUS PAVEMENT DETAIL 1/C500 NEW CONCRETE PAVEMENT DETAIL 2/C500 NEW STOOP GENERAL SEED MIX WITH 4" NEW/SALVAGED TOPSOIL (TYPICAL OF ALL DISTURBED AREAS UNLESS OTHERWISE NOTED) STORMWATER SEED MIX WITH 6" PRE-MIXED PLANTING MEDIUM DETAIL 6/C502 PAVEMENT MARKINGS (WHITE) SITE PLAN 1 KEY NOTES NEW BITUMINOUS PAVEMENT, DETAIL 1/C500 NEW CONCRETE PAVEMENT, DETAIL 2/C500 NEW B612 CONCRETE CURB, DETAIL 4/C500 NEW RETAINING WALL, DETAIL 6/C500 NEW SIGN, POST, AND BOLLARD DETAIL 5/C500 _A:ADA PARKING NEW LIGHT POLE, SEE ELECTRICAL NEW CURB CUT, DETAIL 7/C500 GENERAL SEED MIX WITH 4" NEW/SALVAGED TOPSOIL (TYPICAL OF ALL DISTURBED AREAS UNLESS OTHERWISE NOTED) STORMWATER SEED MIX WITH 6" PRE-MIXED PLANTING MEDIUM, DETAIL 6/C502 NEW TRASH ENCLOSURE NEW PATHWAY/PATIO TRANSITION CURB TO FLUSH 2 3 C200 SYMBOL LEGEND NO PARKING3 4 5 6 7 8 9 10 11 12 Page 167 of 186 Page 168 of 186 Page 169 of 186 The Lighting Analysis, ezLayout, Energy Analysis and/or Visual Simulation ("Lighting Design) provided by ROUZER ("ROUZER")represents an anticipated prediction of lighting system performance based upon design parameters and information supplied by others. These design parameters and information provided by others have not been field verified by ROUZER and therefore actual measured results may vary from the actual field conditions. ROUZER recommends that design parameters and other information be field verified to reduce variation. ROUZER neither warranties, either implied or stated with regard to actual measured light levels or energy consumption levels as compared to those illustrated by the Lighting Design. ROUZER neither warranties, either implied or stated, nor represents the appropriateness, completeness or suitability of the Lighting Design intent as compliant with any applicable regulatory code requirements with the exception of those specifically stated on drawings created and submitted by ROUZER. The Lighting design is issued, in whole or in part, as advisory documents for informational purposes and is not intendedfor construction nor as being part of a project's construction documentation package. Fi l e n a m e : C : \ U s e r s \ E r i c \ R o u z e r G r o u p \ R o u z e r I n s i d e - R o u z e r I n s i d e D o c u m e n t s \ R A B \ R o u z e r L a y o u t s \ E r i c s A G I \ O m n i W i n e r y y . A G I Dr a w n B y : E r i c N e p h e w Sc a l e : a s n o t e d Fi l e n a m e : O m n i W i n e r y y . A G I Da t e : 1 0 / 2 5 / 2 0 2 4 Pr e p a r e d F o r : V i k i n g Om n i W i n e r y Li g h t i n g L a y o u t Ve r s i o n A Jo b N a m e : Scale: 1 inch= 20 Ft. 0.7 1.41.0 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.20.8 0.40.6 1.1 1.7 2.6 4.1 5.8 6.5 5.5 3.8 2.6 1.8 0.0 0.31.0 1.60.0 0.1 0.1 0.2 0.3 0.4 1.5 0.0 0.1 0.1 0.22.2 3.2 4.8 6.3 6.3 4.7 3.1 2.0 1.3 0.8 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.00.5 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.05.7 3.3 1.9 1.2 0.7 0.4 0.3 0.2 0.1 0.1 0.0 0.5 0.0 0.00.0 0.08.8 8.8 6.0 3.5 2.1 1.3 0.8 0.5 0.3 0.20.6 0.12.2 0.0 0.0 0.0 0.0 0.5 0.12.80.4 0.3 0.3 0.2 0.1 0.1 0.2 0.2 0.4 0.6 6.01.7 3.64.9 7.8 9.3 7.2 4.4 2.7 1.8 1.4 1.3 1.60.6 1.0 2.7 0.01.8 0.2 1.7 1.5 1.4 1.6 2.0 2.5 3.1 3.5 3.5 2.4 0.0 1.2 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.03.0 3.33.7 2.9 2.2 1.8 1.5 1.4 1.6 2.0 2.6 3.3 4.03.0 2.5 1.8 1.2 0.8 0.5 0.3 0.2 0.1 0.1 0.13.90.4 3.3 0.0 0.1 0.2 0.4 0.7 1.3 2.1 3.5 4.8 4.0 4.00.9 3.70.2 0.1 0.1 0.2 0.3 0.4 0.7 1.1 1.6 2.22.1 0.8 2.2 1.4 1.6 2.0 2.7 3.5 4.2 4.2 3.5 2.61.8 1.32.3 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.01.80.2 5.7 0.8 1.2 1.6 1.8 1.6 1.1 0.6 0.4 0.2 1.50.1 0.3 0.4 0.7 1.1 1.6 2.3 3.1 4.0 4.3 3.8 3.00.1 0.10.2 0.4 0.7 1.1 1.7 2.5 3.2 2.7 1.6 0.8 0.20.0 0.1 0.2 0.3 0.4 0.7 1.0 1.5 2.1 2.8 3.4 3.60.4 0.3 0.10.1 0.9 0.00.00.70.7 0.6 0.6 0.6 0.6 0.7 0.8 0.9 0.9 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.00.9 0.11.0 1.2 1.5 1.7 1.7 1.5 1.2 0.9 0.6 0.4 0.20.8 0.1 0.1 0.0 0.0 0.0 0.0 0.0 8.2 0.30.4 0.9 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.80.2 0.70.5 0.8 1.0 1.3 1.6 1.7 1.6 1.3 1.1 0.90.2 0.4 0.8 0.4 0.4 0.5 0.5 0.5 0.5 0.4 0.4 0.40.3 0.40.2 0.5 0.5 0.5 0.5 0.5 0.4 0.3 0.3 0.2 0.2 0.10.40.0 0.3 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.00.0 0.0 0.0 0.0 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.7 0.8 0.90.0 0.0 0.0 0.0 0.0 0.00.1 0.00.2 4.0 2.6 1.7 1.0 0.6 0.4 0.2 0.1 0.15.3 0.04.0 0.0 0.0 0.00.13.40.2 0.2 0.1 0.1 0.1 0.2 0.3 0.5 0.9 5.32.2 4.8 5.5 4.6 3.2 2.1 1.5 1.2 1.1 1.3 1.8 2.71.4 7.30.3 0.3 0.2 0.1 0.2 0.2 0.4 0.6 1.0 1.6 4.70.3 8.7 6.8 4.2 2.6 1.7 1.3 1.2 1.5 2.1 3.4 0.0 2.7 0.2 0.30.30.0 0.0 0.1 0.1 0.2 0.2 0.3 1.5 0.2 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.50.1 1.10.1 2.2 2.8 3.1 2.7 2.1 1.5 1.2 1.0 0.9 1.1 1.40.70.1 2.90.0 0.0 0.1 1.9 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.0 8.2 3.0 2.4 1.8 1.2 0.8 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.02.4 0.1 0.01.0 0.9 0.8 0.6 0.5 0.3 0.2 0.2 0.11.0 0.00.9 0.0 0.0 0.0 0.0 0.0 0.10.70.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 1.10.6 0.9 1.0 1.0 1.0 0.9 0.8 0.7 0.6 0.6 0.6 0.70.4 0.20.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.10.1 0.20.1 0.3 0.4 0.4 0.5 0.5 0.5 0.6 0.5 0.5 0.5 0.40.10.1 0.2 0.0 0.0 0.1 0.1 0.1 0.1 1.8 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.4 0.6 0.80.2 1.50.3 1.9 1.8 1.5 1.2 0.9 0.8 0.8 0.9 1.1 1.3 1.71.10.2 1.60.0 0.0 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.3 0.3 1.9 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.5 0.0 0.2 1.3 0.9 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.01.9 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.00.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.10.0 0.4 0.0 0.20.0 0.2 0.00.10.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.2 0.1 0.0 0.0 0.0 0.10.5 0.6 0.5 0.5 0.5 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.2 0.10.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.20.0 0.20.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.20.1 0.5 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.30.1 0.30.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.30.1 0.1 2.32.8 4.8 7.5 8.9 6.9 4.4 2.7 1.8 1.41.0 1.60.6 3.6 5.9 8.4 8.4 5.8 3.5 2.1 1.3 0.8 0.5 0.31.32.5 0.2 0.0 0.1 0.1 0.2 0.4 0.6 1.71.7 0.13.2 2.7 1.6 0.8 0.4 0.2 0.1 0.1 0.2 0.2 0.41.1 0.80.0 0.1 0.1 0.2 0.2 0.5 1.2 1.6 1.8 1.6 1.1 0.6 0.4 0.2 0.1 0.10.3 0.0 0.0 0.0 0.0 0.00.1 4.00.0 0.0 0.1 0.2 0.4 0.7 1.3 2.1 4.8 2.1 0.9 0.4 0.2 0.1 0.1 0.2 0.3 0.4 0.7 1.13.4 0.0 3.8 0.0 0.0 0.01.7 0.15.8 0.4 5.3 6.0 5.1 3.6 2.5 1.8 1.5 1.4 1.6 2.2 0.04.5 0.15.8 4.5 3.0 2.0 1.3 0.8 0.5 0.3 0.2 0.12.6 3.1 0.1 0.7 0.0 0.1 0.1 0.2 0.3 0.4 0.5 0.6 0.6 0.5 0.4 0.3 0.2 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.9 0.6 0.4 0.2 0.1 0.1 0.1 0.0 0.0 0.00.2 0.02.7 0.02.3 1.1 0.1 0.1 0.2 0.3 0.5 0.7 1.1 1.7 2.4 3.1 1.33.0 1.91.7 1.2 1.0 1.0 1.1 1.5 2.0 2.7 3.3 3.30.2 3.4 0.4 0.1 0.1 0.0 0.0 0.0 0.0 0.00.30.41.30.6 1.0 1.6 2.7 4.8 7.7 9.1 7.1 4.3 2.6 0.21.3 1.5 2.2 3.5 5.9 8.7 8.6 5.9 3.4 2.0 1.2 0.71.7 1.50.2 0.3 0.5 0.9 1.4 2.3 3.7 5.4 6.2 5.1 2.20.1 1.2 1.1 1.4 1.9 2.9 4.4 5.9 5.9 4.4 2.8 1.73.40.30.0 0.1 0.10.2 0.10.4 0.6 0.8 1.0 1.0 0.9 0.7 0.5 0.3 0.20.1 0.1 0.0 0.00.00.1 0.00.00.00.00.00.0 0.00.0 0.00.0 0.00.0 0.00.00.0 0.00.0 0.00.00.00.00.00.00.0 0.0 0.00.0 0.00.0 0.0 0.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.0 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.00.0 0.1 0.00.00.00.00.1 0.10.1 0.10.10.10.10.10.0 0.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.00.00.00.00.00.0 0.00.0 0.00.00.00.00.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.0 0.00.00.00.00.0 0.00.0 0.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.0 0.0 0.00.00.00.00.00.00.0 0.0 0.0 0.00.00.1 0.00.20.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.00.1 0.00.00.10.10.10.2 0.10.2 0.10.10.20.20.2 0.0 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.2 0.0 0.0 0.00.20.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.20.3 0.20.30.30.30.30.2 0.30.2 0.30.30.30.20.2 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.10.10.10.10.10.0 0.10.0 0.10.00.00.00.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.10.1 0.0 0.0 0.00.00.00.00.00.00.0 0.0 0.1 0.10.10.10.1 0.10.1 0.00.10.10.10.10.1 0.0 0.1 0.00.1 0.1 0.00.00.00.00.00.00.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.0 0.00.0 0.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.00.00.00.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.0 0.00.0 0.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.00.0 0.00.0 0.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.00.00.00.00.00.0 0.00.0 0.00.00.00.00.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.0 0.00.0 0.00.00.00.00.00.0 0.00.0 0.00.0 0.00.00.00.00.0 0.00.00.00.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.00.00.00.00.0 0.00.0 0.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.00.00.00.00.00.00.00.00.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.00.00.00.00.00.0 0.00.0 0.00.00.00.00.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.0 0.00.0 0.00.00.00.00.00.0 0.00.00.0 0.0 0.0 0.00.0 0.00.00.00.00.0 0.0 0.00.00.00.00.00.00.0 0.0 Page 170 of 186 Fi l e n a m e : C : \ U s e r s \ E r i c \ R o u z e r G r o u p \ R o u z e r I n s i d e - R o u z e r I n s i d e D o c u m e n t s \ R A B \ R o u z e r L a y o u t s \ E r i c s A G I \ O m n i W i n e r y y . A G I Sc a l e : a s n o t e d Fi l e n a m e : O m n i W i n e r y y . A G I Da t e : 1 0 / 2 5 / 2 0 2 4 NOTES: * The light loss factor (LLF) is a product of many variables, only lamp lumen depreciation (LLD) has been applied to the calculated results unless otherwise noted. The LLD is the result (quotient) of mean lumens / initial lumens per lamp manufacturers' specifications. * Illumination values shown (in footcandles) are the predicted results for planes of calculation either to the plane of calculation. * The calculated results of this lighting simulation represent an anticipated prediction of system performance. Actual measured results may vary from the anticipated performance and are subject to means and methods which are beyond the control of the designer. * Mounting height determination is job site specific, our lighting simulations assume a mounting height (insertion point of the luminaire symbol) to be taken at the top of the symbol for ceiling mounted luminaires and at the bottom of the symbol for all other luminaire mounting configurations. * RAB Lighting Inc. luminaire and product designs are protected under U.S. and International intellectual property laws. horizontal, vertical or inclined as designated in the calculation summary. Meter orientation is normal Patents issued or pending apply. The Lighting Analysis, ezLayout, Energy Analysis and/or Visual Simulation ("Lighting Design) provided by ROUZER ("ROUZER")represents an anticipated prediction of lighting system performance based upon design parameters and information supplied by others. These design parameters and information provided by others have not been field verified by ROUZER and therefore actual measured results may vary from the actual field conditions. ROUZER recommends that design parameters and other information be field verified to reduce variation. ROUZER neither warranties, either implied or stated with regard to actual measured light levels or energy consumption levels as compared to those illustrated by the Lighting Design. ROUZER neither warranties, either implied or stated, nor represents the appropriateness, completeness or suitability of the Lighting Design intent as compliant with any applicable regulatory code requirements with the exception of those specifically stated on drawings created and submitted by ROUZER. The Lighting design is issued, in whole or in part, as advisory documents for informational purposes and is not intendedfor construction nor as being part of a project's construction documentation package. Dr a w n B y : E r i c N e p h e w Pr e p a r e d F o r : V i k i n g Ve r s i o n A Jo b N a m e : Om n i W i n e r y Li g h t i n g L a y o u t ***LAYOUT AND BOM ARE SUBJECT TO APPROVAL*** Luminaire Schedule Calculation Summary Label CalcType Units Avg Max Expanded Luminaire Location Summary Min Avg/Min Max/Min Description PtSpcLr PtSpcTb Meter Type Symbol Qty Tag Label Arrangement Lum. Lumens Arr. Lum. Lumens CalcPts_1 Illuminance LLF Description Lum. Watts Arr. Watts Total Watts Filename LumNo Fc 0.44 9.3 0.0 Tag X Y MTG HT Orient N.A.N.A.10 Tilt 1 A2 10 Horizontal Event Space Small Lo Illuminance Fc 0.97 4.8 0.0 N.A.N.A. 292 327 23 90 0 1 A2 292 323 23 270 0 3 Existing Lot Illuminance Fc A2 408 327 23 90 0 3 A2 408 323 0.00 0.0 23 270 0 6 A2 292 257 23 90 0.0 N.A.N.A. 1 A A17-4T100 SINGLE 0 13696 13696 1.000 A17-4T100 97.56 97.56 97.56 a17-4t100.ies Main Lot 6 Illuminance Fc 2.54 9.3 0.4 6.35 23.25 4 A2 A17-4T100 2 @ 180 BACK-BACK 13696 27392 1.000 A17-4T100 97.56 195.12 780.48 a17-4t100.ies A2 292 253 23 270 0 7 A2 408 257 23 90 0 7 A2 408 253 23 270 0 8 A 128.2 304 23 180 0 Total Quantity: 9 Page 171 of 186 70 1 X E N I A A V E N U E S | SU I T E 3 0 0 | MI N N E A P O L I S , M N | 55 4 1 6 | 76 3 . 5 4 1 . 4 8 0 0 | WS B E N G . C O M Memorandum To: Brian Erickson, City Engineer Nick Egger, Director of Public Works Anthony Nemcek, Senior Planner Jane Byron, Storm Water Specialist From: Amanda Sachi, PE Henry Meeker Kris Keller, PE Date: February 14, 2025 Re: OMNI Phase II – Preliminary PUD/Site Plan Review WSB Project No. 028071-000 We have reviewed the documents provided by Larson Engineering on January 31, 2025. Documents reviewed include: •OMNI Phase II Civil Set, dated 1/31/25 •OMNI Phase II Stormwater Report, dated 1/31/25 Applicant should provide responses to each comment. We offer the following comments below. 1. General a. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.) b. Address redline comments on attached plan sheets 2. Preliminary Plat & Site Plan a. Pave all parking areas and the access road connection in the Phase I OMNI site b. Provide emergency /fire access turning movements/routes c. Extend building sidewalk to southern parking area d. The access route on the north side is narrow i. Show the turning movements of the vehicles that will be accessing that area ii. Show proposed loading areas, doors, etc. in the northwest area e. We recommend protecting the perimeter pavement edge with curb and/or wheel stops to prevent deterioration f. Call out all curb transitions and terminations g. Extend seeding to cover areas disturbed for utility installation h. Clarify the use of the concrete ramp with retaining wall at the south end of the southern parking area. i. Provide garbage enclosure location and turning movements to access. 3. Grading and Retaining Wall Plan Page 172 of 186 OMNI Phase II – Preliminary PUD/Site Plan Review February 14, 2025 Page 2 a. Review the 947.4 EOF for the NURP/Basin i. A large portion of the parking lot would be inundated with water and it would be 3’+ deep in the northeast corner ii. Grade a swale along the north edge of the southern parking area to drain to the west, which will allow the EOF to drop to 945.19 at the NE corner of lot, which reduces ponding and EOF distance b. Provide 1.5' freeboard between EOF and LOE/FFE c. We recommend draining the low point northwest of the building to the east with a ditch instead of storm sewer d. Currently water is shown being trapped in the northeast corner of the southern parking area due to the proposed gutter line elevations. e. Provide drainage and utility easement for all stormwater BMPs and the EOF route. f. The existing catch basin shown in the low area of the gravel parking lot in OMNI Phase I looks like it would deposit a lot of sediment i. Pave all existing gravel parking areas g. Retaining walls exceeding 4’ in height shall require a plan prepared by a licensed engineer submitted for review and approval by the Building Official prior to permit issuance. i. Currently the retaining wall is proposed at 3.5’ 4. Utilities a. Applicant to submit for Minnesota Department of Labor plumbing plan review and provide approved plans to City prior to permit issuance. b. Provide additional details regarding the utility connections i. Verify existing gate valve shown on the as-built or provide gate valve at connection ii. Verify and maintain the existing sanitary sewer service slope to the structure before changing. c. Provide casting (Ford A1) for cleanouts in paved surfaces d. Verify building is sprinklered to mitigate hydrant requirements i. Otherwise, additional hydrant may be required e. Recommend shifting cleanouts to just upstream of storm sewer bends f. Recommend removing curb cut and drain the parking lot with catch basins and a flared end. i. This would reduce the amount of flow crossing and accumulating in the driving routes g. Label pipe sizes for structure SAN-1 5. Existing Conditions & Removal Plan a. No comments 6. Details a. No comments Page 173 of 186 OMNI Phase II – Preliminary PUD/Site Plan Review February 14, 2025 Page 3 Stormwater Management Grading, Drainage, and Erosion Control Comments: 1. General a. A NPDES permit will be required since over an acre of disturbance is proposed. b. Provide onsite soil testing results once available. c. Please provide HydroCAD modeling files with future submittals for ease of review. d. The City standard is to require a BMP with a constructed outlet control structure, however based on the landlocked nature of the site and lack of neighboring buildings with freeboard limitations, a designated EOF is an acceptable alterative to a piped outlet. 2. Ponds and Wetlands a. It is recommended to consolidate the site infiltration basin with the existing basin to the south on the original OMNI site. This will reduce excavation volumes and simplify future maintenance. b. Site grading may be simplified by regrading the NURP cell to function with the infiltration basin as an overflow bench set at 941.0, instead of building up a berm, connecting pipe, and riprap overflow. 3. Emergency Overflow Routes: a. The site EOF route should be shortened if possible, ponding within a large portion of the parking lot before overflowing is not ideal. See recommended changes marked up in the plans. 4. Retaining Walls: a. The current retaining wall on the south end of the parking lot is under 4’ tall. However in case grading changes result in the retaining wall exceeding 4’ in height, a plan prepared by a licensed engineer must be submitted for review and approval by the Building Official prior to permit issuance. 5. Erosion Control: a. Restoration seeding is needed over all disturbed areas, current extents do not cover disturbances for installation of proposed sanitary and water utilities. b. Riprap at outfalls into the NURP basin must extend down to the bottom of the dead storage. 6. Grading: a. Show grading limits on grading plan sheet. b. Call out the EOF for the low point north of the site driveway. Stormwater Management Plan: 1. General Storm Sewer Design a. It is recommended to drain the low point west of the proposed building to the east via a ditch rather than an extended 8” storm sewer run. Page 174 of 186 OMNI Phase II – Preliminary PUD/Site Plan Review February 14, 2025 Page 4 b. Catchbasins on curblines and storm sewer are preferred over a curb cut to route drainage from the parking lot. See suggested design marked up in plans. •Additionally, the current grading plan would result in trapped water in the NE corner of the parking lot. c. Provide pipe capacity and velocity calculations for proposed storm sewer. There must be capacity to convey the 10-year storm event. Flow velocities must not exceed 6 ft/s for outfalls to BMPs. The maximum 10-year flow to a single inlet is 3 CFS. d. Site storm sewer must be upsized to a minimum of 15” diameter pipe. RCP is recommended under driving surfaces. 2. Water Quantity a. HydroCAD runoff modeling must be set to “Calculate separate Pervious/Impervious runoff (SBUH weighting)” rather than Weighted-CN. b. Drainage area delineations must be expanded to capture offsite runoff from the north. c. As there does not appear to be any backflow from Pond 2P into 1P, Dyn-Stor routing is recommended for the HydroCAD modeling. d. Exfiltration is not allowed in modeling to determine site HWLs. 3. Rate/Volume Control a. It is recommended that the site area flowing to the BMP is maximized, any acreage within property limits such as Drainage Area F that is not routed to a BMP is subject to City offsite ponding fees. 4. Freeboard a. The EOF for the low point west of the proposed building is exactly 1.00’ below the FFE, grading must be closely monitored here to ensure the EOF is not constructed above the noted elevation. 5. Water Quality a. Infiltration calculations must be provided based on City requirements of basin area (not counting basin side slopes) sized to 1/12 ac-ft/ac/day for the entire site area. The following formula can be used to determine this area: 𝑅𝑒𝑞𝑢𝑖𝑟𝑒𝑑 𝐴𝑟𝑒𝑎 (𝑎𝑐)=𝑆𝑖𝑡𝑒 𝐴𝑟𝑒𝑎 (𝑎𝑐) 𝐼𝑛𝑓𝑖𝑙𝑡𝑟𝑎𝑡𝑖𝑜𝑛 𝑅𝑎𝑡𝑒 (𝑖𝑛ℎ𝑟)∗0.0416 (𝑐𝑜𝑛𝑣𝑒𝑟𝑠𝑖𝑜𝑛 𝑓𝑎𝑐𝑡𝑜𝑟) •The current infiltration surface of 6,730 square feet appears to be properly sized for the inflow area, but these calculations are needed in future submittals to continue to confirm compliance. 6. Easements a. The proposed BMP must be contained in a drainage and utility easement. General Infrastructure design shall be completed in accordance with the City of Rosemount’s Engineering Guidelines and Standards. Infrastructure construction shall be completed in accordance with the latest edition of the City’s General Specifications and Standard Detail Plates for Street and Utility Construction. Page 175 of 186 E X E C U T I V E S U M M A R Y Planning Commission Meeting Date: August 24, 2021 Tentative City Council Meeting Date: September 21, 2021 AGENDA ITEM: Case 21-42-CUP and 21-43-MS Request by Omni Orchards Farm Winery for a Conditional Use Permit and PUD Master Development Plan to Allow Construction of an 8,000 Square Foot Farm Winery Tasting Room and 4,000 Square Foot Patio. AGENDA SECTION: Public Hearing PREPARED BY: Eric Van Oss, Economic Development Coordinator AGENDA NO. 4.a. ATTACHMENTS: Site Plan, Landscape Plan, Architectural Plans, Grading Plan, Exterior Elevations, Photometric Site Plan, Accent Wall Materials, ALTA Survey, City Engineer Memorandum APPROVED BY: AK RECOMMENDED ACTIONS: 1. Motion to recommend Council adopt a resolution approving a Conditional Use Permit for a winery facility with tasting room in the BP-Business Park District at 15700 Biscayne Avenue. 2. Motion to recommend Council approve the Planned Unit Development Master Development Plan, Site Plan and building design review for Omni Brew Holdings, LLC to allow the construction of a of an 8,000 SF winery facility with tasting room, a 4,000 SF outdoor front patio, and parking lot at 15700 Biscayne Avenue, subject to the following conditions: 1. A landscape surety for 110% of the site landscaping is required. 2. Execution of a PUD agreement. 3. Conformance with all conditions of the City Engineer as outlined in the memo dated August 12, 2021 prior to issuance of a building permit, including compliance with the stormwater standards and removal of the spillways. 4. Dedicate all easements listed in the City Engineer’s memo dated August 12, 2021. 5. Review and approval of the trash enclosure by City staff, including use of complementary materials to the principal structure. 6. A deviation from City Code Section 11-4-15-1 G.3 to allow for the exterior wall surface to be metal paneling in lieu of brick, natural stone, specialty integral colored concrete block, tile, architectural textured concrete panels cast in place, or precast concrete panels. 7. A deviation from City Code Section 11-4-15-1 G.9 to allow for the use of vinyl decal signage. Page 176 of 186 2 SUMMARY The Planning Commission is being asked to consider an approval from Omni Brew Holdings, LLC to a new community winery and tasting room within the City of Rosemount. The proposed facility, located at 15700 Biscayne Avenue, will be multi-phased with the initial phase consisting of an 8,000 SF winery facility with tasting room, a 4,000 SF outdoor front patio, and parking lot. Future phases will include outdoor amenities such as a rear patio, event space, orchard – vineyard, game areas, additional paved parking, and an outbuilding. Food and drink will be available to the public as well as opportunities for special events such as live music, competitive lawn games, weddings, and other celebratory milestones. The winery building will contain a private event room, tasting room with bar, office, commercial kitchen, production area, restrooms, and storage areas. BACKGROUND Applicant & Property Owner(s): Omni Brew Holdings, LLC Location: 15701 Biscayne Avenue Area in Acres: 4.23 Acres Comp. Guide Plan Designation: BP – Business Park Current Zoning: BP – Business Park PUD Master Development Plan, Site Plan and Design Review The purpose of a site plan review is to evaluate the project as it relates to the performance and site design standards of the zoning ordinance. Site plan approval is required for all commercial, industrial, institutional and multi-family development projects. In this case, the applicant is proposing to construct an 8,000 square foot commercial building with a 4,000 square foot patio that is subject to the site plan review process. Legal Authority. Conditional Use Permit requests are considered quasi-judicial actions. In such cases, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance are being followed. Generally, if the application meets these requirements it must be approved. The Planned Unit Development Master Development Plan is a legislative decision because of the Code deviations being requested. Legislative decisions give the Planning Commission more latitude, but consideration should be given to the PUD standards of previously approved developments in the City as well as the PUD standards of the nearby business park. The purpose of a Planned Unit Development review is to evaluate each project as it relates to the performance and site design standards of the zoning ordinance. Site plan approval is required for all commercial, industrial, institutional, and multi- family development projects and is also considered a quasi-judicial action. As a Planned Unit Development Master Development Plan, the winery and tasting room is subject to the general PUD standards outlined in Section 11-10-6(E). These standards evaluate the City’s land use and zoning performance standards and the potential impact of the proposed use on the surrounding neighborhood; draft findings for each are provided below. 1. Compatibility of the proposed plan with this chapter and the goals and policies of the comprehensive plan. The proposed plan is consistent with 2040 Comprehensive Plan, which anticipated development on this site. The amendment would help meet the Economic Development Element Goals and Policies from the Rosemount 2040 Comprehensive Plan by providing a lot to “promote development of businesses with a large number of employees that offer wages to support an entire family and that are further constructed of high-quality buildings providing both beauty and tax base to the community.” Page 177 of 186 3 2. Effect of the proposed plan on the neighborhood in which it is to be located. The development is consistent with the type of development anticipated in the BP-Business Park. The business will help grow Rosemount’s business community and will be a positive addition to the community. 3. Internal organization and adequacy of various uses or densities, circulation and parking facilities, public facilities, recreation areas, open spaces, screening and landscaping. The parking and landscaping are consistent with both BP district standards. 4. Consistency with the standards of section 11-10-3 of this chapter pertaining to site and building plan review. The plan is consistent with the standards in Section 11-10-3 of the zoning ordinance. 5. Such other factors as the planning commission or city council deems relevant. The applicant has stated they will work with the City to address any concerns about the project. Land Use & Zoning. The subject property is guided for BP-Business Park uses in accordance with the current 2040 Future Land Use Plan, which is intended to provide for the establishment of corporate headquarters, businesses, healthcare offices and related professional and service uses that do not require outdoor storage in an environment that provides a high level of amenities. The present zoning of the property BP-Business Park is consistent with the land use designation, and the proposed farm winery use is consistent with the land use plan and compatible with other professional services in the vicinity. Lot and Building Standards. As proposed, the subject property is consistent with the BP – Business Park lot and building standards. The subject property is an existing lot of record and exceeds the minimum lot requirements. In addition, the proposed building exceeds all setback requirements. The lot and building standards for the BP district are detailed in the table below. Building Performance Standards for the BP – Business Park District Standard Required Proposed Minimum Lot Size 1 acre 4.23 acres Front (South) 30 ft.180 ft. Side (East)10 ft.166 ft. Side (West)10 ft.177 ft. Rear (North)10 ft.126 ft. Maximum Lot Coverage 75%20.55% Exterior Building Materials. The majority of the building is metal panel siding and includes burnished concrete masonry block as a wainscot to be on the most public sides of the building – the east elevation along Biscayne and the south elevation along the new public street. The specialty integral colored block aligns with the City’s intent for exterior materials for the business parks. The architectural appearance has a “360 degree” design achieved by utilizing a vocabulary of window bays, metal panel, garage doors, perforated panels, steel members, plane changes, change in materials (metal/CMU block) and “cut-outs.” The roof and walls are extended on the south edge of the building so that the corners on each side have a distinctive “piano leg” feature. The southeast corner is wider and greets the public prominently with a vertical Omni logo. The building footprint is 100’ x 80’ and is 44’ at the peak of the gable and 26’ at the eaves. While the Biscayne elevation is less than one hundred feet long and not subject to the façade articulation required by the City code the building mass is subdivided using panel color change, signage, windows, and the accent block base. The south façade is an articulated one hundred feet wide elevation using a combination of building plane change, window and garage door bays, material breaks (metal, concrete block, perforated panel, and landscape feature), and sloping roof plane. Page 178 of 186 4 While metal panel siding is not normally permitted in a business park zone, this Planned Use Development application is requesting metal panel siding be allowed. Metal panel siding is not permitted to discourage the use of outdoor storage sites, such as pole barns. However; in this instance metal panel façade is of a quality considered “equal to or better” the permitted materials. Additionally, there is not any outdoor storage associated with the metal panel building. The exterior metal building panel fits a farm-agricultural aesthetic envisioned by this project and is incorporated into an attractive aesthetic with many other visual upgrades. Metal buildings are present throughout the Rosemount community and Minnesota at-large and the winery endeavors to respect its historic roots in the agricultural community and surrounding architectural context. Access & Parking. The public will access the site via Biscayne Avenue onto the newly proposed city street (i.e., 157th Street) and turn north into the Omni Orchard paved parking lot, which will be striped for 38 parking stalls, including 3 accessible stalls. There is a new public street planned along the southern property boundary utilizing a 60-foot easement, with 22% (i.e., 1.3 acres) of the total property dedicated towards this city road easement. Utilities and sewer will follow the new street before continuing onto the proposed facility. The driveway access into the parking lot is setback approximately 133’ from Biscayne to center of the driveway. As previously discussed with the City, overflow parking would be allowed on grass up to an additional 33 stalls (shown as proof of parking). Delivery trucks will pull up to the dock doors on the north and east side of the building. The north dock is for straight trucks up to 40’ in length; those will back down 4’ in elevation so that the bed is level with the dock floor. The east dock is for smaller box trucks. Beyond the paved parking lot, trucks will be driving on class 5; the owner intends to pave the class 5 and grass overflow parking areas in the future. The applicant is also proposing temporary parking at the “dead end” of what will become a new public street. Staff find this acceptable with the acknowledgement the temporary parking spots will go away when construction of the public road (157th Street) moves forward. Landscaping. The City’s landscape ordinance (Section 11-6-3) requires that new developments include a minimum amount of landscaping, which includes a minimum number of trees based on the size of the site and exterior dimensions of the building. These requirements, and the amount provided on the landscape plan, are as follows: Trees Requirement: 1 tree per 3,000 square feet of land area Trees Required/Provided 48/48 (30 Phase 1 and 18 for Phase 2) Foundation Plantings Requirement: 1 per 10 feet of building perimeter Foundation Plants Required/Provided: 36/66 (44 Phase 1 and 24 Phase 2) All of the trees meet the City’s requirements for at least 75% deciduous trees on the site, with a mix of Maple, Oak, Hackberry, and Honey Locust. Various other ornamental trees and shrubs will be used for landscape islands, foundation plantings, and screening of the parking lot. From a staff perspective, it appears that the applicant has prepared a landscape plan that provides a good mix of plants that will provide screening of parking and storage areas and will break up any larger expanses of pavement, walls, and similar elements from the public roadway. Due to the nature of the winery setting and stormwater requirements, much of the property will be developed as open space; the building itself will be 8,000 square feet on a 184,000 square feet site. The building coverage plus impervious areas will be 21.8% of the site leaving 78.2% as landscaped areas. Guests will be able to typically wander through the vineyards, orchards and event areas A landscape surety for 110% of the site landscaping is required. Page 179 of 186 5 Signage. Omni is asking for a deviation from 11-8-6 C.3.(2), “(2) All permanent wall signs shall be individual channel letters mounted flush with the building or on a raceway. Channel letters shall have a minimum depth of at least three inches (3"). Box or panel signs are prohibited.” The applicant is proposing the use of vinyl decal signage that is not compliant with the 3” deep channel requirement. After consulting with Omni, staff supports a deviation from the signage ordinance. The farm winery is not a traditional Business Park office or industrial facility and the vinyl signage is more in line with the existing agriculture use and feel. Additionally, the vinyl siding will not take up more than 20% of wall space. Exterior Lighting. The attached site photometric plan indicates that the site lighting will comply with code height (30’ max), business hour, and light level limits. While there are grandfathered-in single family homes to the north and south of the subject property, there are no residence districts within 100’. The adjacent districts are BP and AG (across Biscayne). Lights will be downturned to be sensitive to the existing neighbors; light levels will drop to no more than 0.5 lumens at the property boundaries. The design will include a combination of building wall packs and site light fixtures to accent/define patio edges. Trash Enclosure. The trash enclosure will be located on the north side of the building, meeting minimum setback requirements, and will be consistent with the exterior materials of the primary structure, see the attached renderings. Engineering. The applicant has provided stormwater information which has been reviewed by our engineering group. The ALTA survey identifies a private easement to Mid-America Pipeline Company that is undefined as to its location. This easement must be defined or vacated. The ALTA survey also identifies a temporary easement located in the north east corner of the parcel. This easement needs to be vacated. A 10-foot drainage and utility easement should be dedicated along the perimeter of the parcel and along the north side of the existing street easement. The proposed building is identified to be a foot lower than the access elevation from the future street on the south side of the project. It is recommended to raise the first-floor elevation. Detailed grading, erosion control, and storm water management plans have been submitted with the application, and these plans have been reviewed by the City’s Project Engineer. The Engineer’s comments and recommendations are included in the attached memorandum. The applicant will have to revise some of the stormwater infrastructure to comply with City requirements. These modifications should not adversely impact the project and require significant changes to the site plan. Lot Development Fees. The City has adopted a fee schedule that includes various access charges that apply any development of the subject property. This property will not be platted. The applicant will be required to pay these fees at the time the Conditional Use Permit and building permit are issued; these fees include the following: •Sanitary Sewer Trunk Charge: $1075/acre •Watermain Trunk Charge: $6,500/acre •Storm Sewer Trunk Charge: $6,865/ net developable acre Page 180 of 186 6 Conditional Use Permit Legal Authority. Conditional use permits (CUP) are considered quasi-judicial actions. In such cases, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being followed. Generally, if the application meets these requirements it must be approved. Purpose. The purpose of conditional use permits is to allow for those uses which are not generally suitable by right within a given zoning district but may be suitable under some circumstances. The burden of demonstrating the proposed use meets the criteria for granting a conditional use permit and meeting all applicable standards lies with the applicant. As a conditional use, the farm winery is subject to the general CUP standards outlined in Section 11-10-7 as well as the standards specific to this use in Section 11-4-7 (C), of which there are none. These standards evaluate the City’s land use and zoning performance standards and the potential impact of the proposed use on the surrounding neighborhood; draft findings for each are provided below. 1. Will not be detrimental to or endanger the public health, safety, or general welfare of the neighborhood or the city. Finding: The proposed winery and tasting room space will not be detrimental to the public health, safety, or general welfare of the neighborhood or the City of Rosemount. The use will function similar to other permitted Business Park uses. The addition of a new commercial and outdoor community gathering space will enhance the general welfare of the City. 2. Will be harmonious with the objectives of the comprehensive plan and city code provisions. Finding: The subject property is guided Business Park Planned Unit Development, BP-PUD. City code dictates farm winery space is a conditional use in this zoning district. According to the comprehensive plan, the Business Park land use designation is intended to promote development of businesses with a large number of employees that offer wages to support an entire family and that are further constructed of high-quality buildings providing both beauty and tax base to the community. Establishments within the business park district are intended to have little or no outdoor storage, with the majority of the business activities occurring completely indoors. The proposed winery and tasting room largely fits within the purpose of the land use designation. All business activities will take place in the enclosed space and the new facility will bring new employment with competitive wages to Rosemount. 3. Will be designed, constructed, operated, and maintained so as to be compatible or similar in an architectural and landscape appearance with the existing or intended character of the general vicinity and will not change the essential character of that area, nor substantially diminish or impair property values within the neighborhood. Finding: The building fits a farm-agricultural aesthetic that combines the historic use of the property with surrounding Business Park uses. Metal buildings are present throughout the Rosemount community and the winery endeavors to respect its historic roots in the agricultural community and surrounding architectural context. The project incorporates an attractive aesthetic with many other visual upgrades that fits within the existing character of the Business Park and general vicinity. Page 181 of 186 7 4. Will be served adequately by existing (or those proposed in the project) essential public facilities and services, including streets, police and fire protection, drainage, structures, refuse disposal, water and sewer systems and schools. Finding: The proposed winery is served adequately by existing essential public facilities and services. At a future date a new public street is planned along the southern property boundary utilizing a 60 feet easement; however, staff determined the construction of the new street can be delayed until future surrounding parcels are developed. 5. Will not involve uses, activities, processes, material equipment and conditions of operation that will be hazardous or detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. Finding: The proposed use will not generate any additional external impacts that would be expected from the Business Park. The winery is compatible with the existing uses in the building and the adjacent property. There are grandfathered-in single family homes to the north and south of the property; however, there are no residence districts within 100 feet. All other surrounding uses are either agricultural or Business Park. 6. Will have vehicular ingress and egress to the property which does not create traffic congestion or interfere with traffic on surrounding public streets. Finding: Vehicular circulation will be designed for ingress and egress to the property so that that does not create traffic congestion or interfere with traffic on surrounding public streets. It will comply with the City access spacing and design requirements. 7. Will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major importance and will comply with all local, state, and federal environmental quality standards. Finding: The proposed use will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance and will comply with all local, state, and federal environmental quality standards. 8. These standards apply in addition to specific conditions as may be applied throughout this code. Finding: The zoning ordinance does not include specific standards for a farm winery. RECOMMENDATION Staff recommends approval of the Planned Unit Development and Conditional Use Permit for Omni Brew Holdings, LCC to allow the construction of an 8,000 square foot winery and tasting room at 15700 Biscayne Avenue near the Rosemount Business Park. This recommendation is based on the plan submitted by the applicant, the findings made in this report and the conditions outlined in the Recommended Actions section above. Page 182 of 186 1 DECLARATION OF COVENANTS AND RESTRICTIONS OMNI ORCHARDS FARM WINERY PLANNED UNIT DEVELOPMENT AGREEMENT THIS DECLARATION made this ______ day of _________________, 2022, by Omni Wine Holdings, LLC. (hereinafter referred to as the “Declarant”); WHEREAS, Declarant is the owner of the real property as described on Attachment One, attached hereto and hereby made a part hereof (hereinafter collectively referred to as the “Subject Property”); and WHEREAS, the Subject Property is subject to certain zoning and land use restrictions imposed by the City of Rosemount (hereinafter referred to as the “City”) in connection with the approval of an application for a final site and building plan planned unit development for a farm winery development on the Subject Property; and WHEREAS, the City has approved such development on the basis of the determination by the City Council of the City that such development is acceptable only by reason of the details of the development proposed and the unique land use characteristics of the proposed use of the Subject Property; and that but for the details of the development proposed and the unique land use characteristics of such proposed use, the master development plan planned unit development would not have been approved; and WHEREAS, as a condition of approval of the master development plan planned unit development, the City has required the execution and filing of this Declaration of Covenants, Conditions and Restrictions (hereinafter the “Declaration”); and Page 183 of 186 2 WHEREAS, to secure the benefits and advantages of approval of such planned unit development, Declarant desires to subject the Subject Property to the terms hereof. NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held, transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions, hereinafter set forth. 1. The use and development of the Subject Property shall conform to the following documents, plans and drawings: a. City Resolution No. 2021-80, Attachment 1 b. Overall Utility Plan (Sheet C1), Attachment 3 c. Site Plan-Overall (Sheet CS01), Attachment 4 d. Grading Plan-Overall (Sheet C1), Attachment 5 e. Landscape Plan (Sheet L1.01), Attachment 6 f. Architectural Plan and Renderings, Attachment 7 All of which attachments are copies of original documents on file with the City and are made a part hereof. 2. Development and maintenance of structures and uses on the Subject Property shall conform to the following standards and requirements: a. Maintenance of the stormwater basins, infiltration basins and associated stormwater infrastructure necessary for the long term operation and function will be performed by the City. All other maintenance including but not limited to garbage collection, or landscape replacement or the like shall be the responsibility of the of the private property owners. All maintenance of the stormwater basin and infiltration basin shall be the responsibility of the City after the basins have been established. Page 184 of 186 3 b. Maintenance and replacement of trees and landscaping other than that associated with the stormwater basin and infiltration basin described in standard a. shall be the responsibility of the Declarant. 3. The Subject Property may only be developed and used in accordance with Paragraphs 1 and 2 of this Declaration unless the owner first secures approval by the City Council of an amendment to the planned unit development plan or a rezoning to a zoning classification that permits such other development and use. 4. In connection with the approval of development of the Subject Property, the following deviations from City Zoning or Subdivision Code provisions were approved: a. Section 11-4-15-1 G.3.: The exterior wall surface shall allow metal paneling in lieu of brick, natural stone, specialty integral colored concrete block, tile, architectural textured concrete panels case in place, or precast concrete panels. b. Section 11-4-15-1 G.9: The tarping station shall allow for the use of vinyl decal signage. In all other respects the use and development of the Subject Property shall conform to the requirements of the Paragraphs 1 and 2 of this Declaration and the City Code of Ordinances. 5. The obligations and restrictions of this Declaration run with the land of the Subject Property and shall be enforceable against the Declarant, its successors and assigns, by the City of Rosemount acting through its City Council. This Declaration may be amended from time to time by a written amendment executed by the City and the owner or owners of the lot or lots to be affected by said amendment. Page 185 of 186 4 IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or representatives of Declarant have hereunto set their hands and seals as of the day and year first above written. DECLARANT Omni Wine Holdings, LLC. By Its STATE OF MINNESOTA ) ) ss. COUNTY OF __________ ) The foregoing instrument was acknowledged before me this ___ day of _________, 20___, by _____________________, the _________________, for and on behalf of _________________________, a ____________________, by and on behalf of said _______________________. _______________________________ Notary Public THIS INSTRUMENT WAS DRAFTED BY: CITY OF ROSEMOUNT 2875 145TH STREET WEST ROSEMOUNT, MN 55068 651-423-4411 Page 186 of 186