Brownfield Redevelopment

Located at 984 S. Smith Ave. on 0.33 acres of land was a former gasoline filling station (with two underground storage tanks) before becoming a commercial dry-cleaner in the 1950s, and Camelot Cleaners in 1978.

The property was submitted to the Minnesota Polution Control Agency Voluntary Investigation and Cleanup (VIC) program. Phase I and Phase II Environmental Assessments were conducted. Property owner Bob Tessmer entered Superfund/Site Assessment for responsibility of drycleaner solvents on and off site.

A developer acquired the former Camelot Cleaners in 2023 completing work on site for redevelopment with the vision of creating a mixed-use commercial and residential development.

When the property sold in 2023 for $360,000, the tax rate was $8,860. By 2024, the tax rate had risen to $9,174 with the land valued at $132,800 and building valued at 237,000.

Located on Concord Street about 0.65 miles from the Mississippi River sat six vacant parcels (totaling 1.53 acres) that had previously housed residential properties, a gasoline filling station (with three underground storage tanks), a grocery store, restaurants/bars, liquor stores, an auto repair, and a lumber supplier at various times – then the property sat vacant from the mid-2000s.

Significant environmental investigation was completed with grant funds on the site: Phase I Environmental Site Assessment (ESA), Phase II ESA, Response Action Plan (RAP), and enrollment into Minnesota Polution Control Agency Voluntary Investigation and Cleanup (VIC) program. On September 19, 2023, the Dakota County CDA Board of Commissioners approved $250,000 grant for environmental cleanup costs preceeding commercial redevelopment and construction of the South St. Paul Animal Hospital.

The total development cost was $5.2 million for a 12,343 square foot multi-tenant commercial building. The Animal Hospital will occupy 6,691 square feet of the building. Construction began in Spring 2024 and will be completed in 2025. The newly construction Animal Hospital will retain 7 permanent jobs and generate 10-20 more.

Once the gateway to a sprawling stockyard, two brick columns are a lasting vestigate to the bygone plant. The gates sit where Hardman and Armour Avenues once intersected, guarding entry to the Armour plant.

An Envrironmental Protection Agency (EPA) Assessment Grant was used to complete a Phase I Environmental Site Assessment. Cobra Holdings, LLC with support from the City of South St. Paul was awarded Redevelopment Incentive Grant (RIG) Environmental Investigation to complete additional investigation necessary to redevelop site for Cobra Transportation business expansion.

Before it was a busy retail mall, the site where Twin Cities Outlets sits today included numerous brownfield properties. The County was awarded an EPA assessment grant in 2009 that was used to assess the Larson Automotive, Competition Engines, and U-Haul properties which set the stage for the mall we know today.

The mall redevelopment has worked as a catalyst for further development of surrounding senior housing, townhomes, apartments, hotels, restaurant revitalization, and further development of the Cedar Grove Transit Station.

The core redevelopment area (also known as the Cedar Grove Redevelopment Area) had a total of 60 acres and included multifamily developments, hotels, and additional retail surrounding the Twin Cities Premium Outlet Mall.

The Outlet Mall itself was a $100 million redevelopment in 2013 and covered a 24 acre site with room for 100 retail stores. Prior to redevelopment, the property value was minimal. By 2024, the value had increased to $85 million, contributing more than $2.2 million anually in property tax base.

Redevelopment efforts lasted more than 10 years. $412,200 of Environmental Protection Agency assessment dollars were utilized on the redevelopment area.

Nearby development and activities supported by development of the Twin Cities Outlet Mall either directly or indirectly, include but are not limited to:

•  Affinity at Eagan  - 174 unit senior housing
•  The Preserve  - 150+ unit market-rate apartments
•  Fairfield Inn  - advertised as "across from the Twin Cities Premium Outlets which features the biggest brands in fashion"
•  Jensen's Food and Cocktails  - rebranded and remodeled with development of the mall, advertised as "surrounded by outlet mall"
•  Fresh Eyes Arts  exhibit - Twin Cities Premium Outlets
•  Autumn Carolynn: Around the World  exhibit - Twin Cities Premium Outlets (January - April 2023)

Dakota County applied for and won grants to assess hazardous substances on the former Instant Testing site in Eagan. Today the area is known as Bridgeview Park.

The park is situated near Twin Cities Outlets and between apartment buildings, providing recreational space in a growing neighborhood. The park features a hard court, playground, pickle ball court, sun shelter, walking path, and a ping pong table.

A grant was awarded for the former St. Joseph School in Rosemount to assess petroleum substances. After cleanup, the site was redeveloped to become the Steeple Center and senior housing. The Steeple Center hosts 55+ adult programming and activities, the Rosemount Area Arts Council, and a spectacular event venue.

A train depot and grain elevator, then Farmers Union Co-op, and finally furniture manufacturer, the site was then tax forfeited before being awarded Brownfield grant funding. The resulting study identified a former well that was sealed and vapor impacts investigated. Thereafter the site was redeveloped into parking in conjunction with road and utility upgrades.

CDA  Redevelopment Incentive Grant  funding and other County funds were also used after the Brownfield grant was completed.

H.D. Hudson manufactured Hudson Sprayers at the facility in Hastings from 1907 to 2010. The City of Hastings and HEDRA were awarded a total of $691,000 in EPA grants between 2010 and 2015 to assess and cleanup the property for redevelopment.

The historic site is now a boutique hotel, one- and twobedroom apartments, a casual bar and restaurant, event space, riverfront park, extension of riverfront trail, overlook, and parking. The project opened in 2023, completing a 14-year long redevelopment project lead by City of Hastings.

Since 1910 the site at 722 Concorn St. in South Saint Paul has been used at least as a single-family residence, a restaurant, and several automotive serving companies. In the late 2000s the building was vacated and has remained vacant since.

Floor drains in the former automotive servicing area, a septic system, and a potential underground storage tank presented environmental concerns that needed to be remedied in order for the site to be redeveloped – potentially as townhomes or apartments in the future.

ProTec Environmental Consultants, Inc. conducted the Phase I Environmental Site Assessment.

Now a pallet fabrication, repair, and storage facility, the site was once used for grinding and dying wood pallets into mulch.

A Phase II Environmental Site Assessment was conducted in part to evaluate if soil and groundwater has been impacted by the industrial uses. Soil and groundwater samples were collected. Thanks to a 2019 EPA Brownfield grant, contaminated soil and buried debris were able to be removed – supporting future business expansion and growth.

Located at 412 3rd Street in Hastings, Lake Isabelle Flats began construction in 2022 on a former UBC industrial site. The 1.12 acre site will host 89 market rate apartments including studio, 1, and 2 bedroom units.

In 2023 the land and building were valued at $1,734,400 with property taxes of $10,448. By 2024 the value increased to $16,100,000 with property taxes of $24,122.