The URL can be used to link to this page

2003-01-03 EAW DraftC DRAFT ENVIRONMENTAL ASSESSMENT WORKSHEET for the Albertville Business Park Project Prepared for the City of: January 3, 2003 for January 20, 2003 Distribution Prepared by E�i_JUSISTO LTD \�`�,esr less Project No. 2001-239-M Offices: Hibbing ♦ Minnetonka ♦ Ham Lake ♦ Twin Ports Tel. 952-933-0972 4 6110 Blue Circle Drive, Suite 100 ♦ Minnetonka, MN 554343 ♦ Fax 952-933-1153 TABLE OF CONTENTS l. Project Title..................................................................................................................1 2. Proposer........................................................................................................................1 3. RGU..............................................................................................................................1 4. Reason for EAW Preparation.......................................................................................1 5. Project Location...........................................................................................................1 6. Description................................................................................................................... 2 7. Project Magnitude Data................................................................................................4 8. Permits and Approvals Required..................................................................................4 9. Land Use...................................................................................................................... 5 10. Cover Types................................................................................................................. 6 11. Fish, Wildlife and Ecologically Sensitive Resources...................................................6 12. Physical Impacts on Water Resources.......................................................................... 7 13. Water Use..................................................................................................................... 7 14. Water -Related Land Use Management District........................................................... 8 15. Water Surface Use........................................................................................................ 8 16. Erosion and Sedimentation........................................................................................... 8 17. Water Quality: Surface Water Runoff.......................................................................... 9 18. Water Quality: Wastewaters.......................................................................................11 19. Geologic Hazards and Soil Conditions.......................................................................12 20. Solid Wastes, Hazardous Wastes, Storage Tanks.......................................................13 21. Traffic.........................................................................................................................15 22. Vehicle -Related Air Emissions..................................................................................15 23. Sanitary Source Air Emissions...................................................................................15 24. Odors, Noise and Dust................................................................................................16 25. Nearby Resources.......................................................................................................16 26. Visual Impacts ........................ :................................................................................... 17 27. Compatibility with Plans and Land Use Regulations.................................................17 28. Impact on Infrastructure and Public Services.............................................................17 29. Cumulative Impacts....................................................................................................18 30. Other Potential Environmental Impacts.....................................................................18 31. Summary of Issues.....................................................................................................18 RGUCertification.............................................................................................................18 EXHIBITS Exhibit 1 - Location Map Exhibit 2 - USGS Map Exhibit 3 - Comprehensive Development Plan Exhibit 4 - Water Master Plan Exhibit 5 - Sanitary Sewer Master Plan Exhibit 6 - Zoning Map Exhibit 7 - Wetland Impact / Replacement Plan Exhibit 8 - Existing Conditions Exhibit 9 - Grading and Erosion Control Plan Exhibit 10 - Offsite Drainage Routing Map Exhibit 11 - Wright County Soils Map Environmental Assessment Workshop Albertville Business Park - Albertville, MN APPENDICES Appendix A - Wetland Delineation Report Appendix B - Phase 1 Environmental Assessment Appendix C - Agency Correspondence -Well Logs -DNR Letter -SHPO Letter Appendix D - MnRAM Functions and Values Analysis Appendix E - Geotechnical Report Appendix F - Drainage Report: SWMP 1 - Existing Drainage SWMP 2 - Concept Drainage Plan Environmental Assessment Workshop Albertville Business Park - Albertville, MN Revised 2199 ENvIRONMENTALAsSESSMENT WORKSHEET Note to preparers: This form is available at www.mnplan.state.mn.us. EAW Guidelines will be available in Spring 1999 at the web site. The Environmental Assessment Worksheet provides information about a project that may have the potential for significant environmental effects. The EAW is prepared by the Responsible Governmental Unit or its agents to determine whether an Environmental Impact Statement should be prepared. The project proposer must supply any reasonably accessible data for — but should not complete — the final worksheet. If a complete answer does not fit in the space allotted, attach additional sheets as necessary. The complete question as well as the answer must be included if the EAW is prepared electronically. Note to reviewers: Comments must be submitted to the RGU during the 30-day comment period following notice of the EAW in the EQB Monitor. Comments should address the accuracy and completeness of information, potential impacts that warrant further investigation and the need for an EIS. 1. Project title Albertville Business Park 2. Proposer Darkenwald Real Estate Contact person John Darkenwald Title President Address 7535 NE River Road City, state, ZIP Elk River, MN 55330 Phone 763-441-3700 Fax 763-441-3751 E-mail darkenwaldsriverbend@att.net 3. RGU City of Albertville Contact person Peter J. Carlson Title City Engineer Address SEH, Inc. City, state, ZIP 1220 25`h Avenue South P. O. Box 1717 St. Cloud, MN 55302-1717 Phone 320-229-4320 Fax 320-229-4301 E-mail pcarlson@sehinc.com 4. Reason for EAW preparation (check one) _EIS Scoping X Mandatory EAW _Citizen Petition — RGU discretion Proposer If EAW or EIS is mandatory give EQB rule category subpart number: Minnesota Rules Chapter 4410.4300, subpart 14B and subpart name: Industrial, Commercial and Institutional Facilities 5. Project location County: Wright City: Albertville NE '/a of the SW '/, and NW '% of Section 35 Township 121 Range 24 Page 1 of 19 Attach each of the following to the EAW: • County map showing the general location of the project (Exhibit 1) Location Map; • U.S. Geological Survey 7.5 minute, 1:24,000 scale map indicating project boundaries (Exhibit 2) USGS Map; • Site plan showing all significant project and natural features (Exhibit 3) Comprehensive Development Plan. 6. Description a. Provide a project summary of 50 words or less to be published in the EQB Monitor. Response. Darkenwald Real Estate proposes a mixed use development on approximately 111 acres of farmland located along the north side of I-94 and west of the Outlets at Albertville retail center in Albertville, Minnesota. The project will involve approximately 740,000 square feet of building including light industrial, office/ warehouse and commercial use. b. Give a complete description of the proposed project and related new construction. Attach additional sheets as necessary. Emphasize construction, operation methods and features that will cause physical manipulation of the environment or will produce wastes. Include modifications to existing equipment or industrial processes and significant demolition, removal or remodeling of existing structures. Indicate the timing and duration of construction activities. Response. The Albertville Business Park is located on a site of approximately 111 acres adjacent to and north of I-94, at the southeast quadrant of Kadler Avenue and 70`h Street in Albertville, Minnesota. The property is within Planning District Seven of the City of Albertville Comprehensive Plan and is currently guided and planned for commercial and industrial use. At the southeast corner of the project, 25 acres have recently been rezoned to Planned Unit Development (PUD) and designated as Phase 1 of the Albertville Business Park. The Phase 1 area has been platted as a subdivision with four buildable lots, one outlot encompassing an existing wetland and mitigation area, and public right of way for a road and public utilities. Construction of the Phase 1 subdivision began in the spring of 2002 and is anticipated to be completed this year. Construction of a retail multi -tenant building on Lot 1 of the subdivision is also under construction and is anticipated to be open in January 2003. The project will involve approximately 740,000 square feet of building including light industrial, office/ warehouse and commercial use. A concept site plan that illustrates potential development is included in Exhibit 3. Except as noted above, specific end users have not been identified for the majority of the site. Parcels will be identified ranging from 1.5 acres to 12 acres within the unplatted 86 acres during future phases as needed for the potential users and as allowed by code. Rezoning of the property will most likely be completed in phases at the time of the parcel developments, to be consistent with the proposed uses. The concept site plan identifies surface parking lots with approximately 3,750 stalls shown. Access, water main and sanitary sewer trunk piping have been provided to the site as part of the City of Albertville 2002 Northwest Commercial Park project completed this year. The City project included the construction of a public road connecting to County Road 19 through the Albertville Business Park, Phase 1 area. Water and sanitary sewer facilities have been constructed within the roadway right of way to the Albertville Business Park project to serve the Phase 1 development. The sanitary sewer flows into a new wastewater lift station in the Town Lakes subdivision east of County Road 19. The roadway and utility systems are planned to be extended through the remaining Albertville Business Park site as development progresses within the project. The roadway system will ultimately connect to 70`h Street on the north and Kadler Avenue on the west. The project will not have direct access to I-94 on the south. The site is currently undeveloped agricultural land that has been in production since before 1919. Except for the homestead, farm buildings and gravel driveway, the entire site is pervious. The property has access on the north to 70`h Street via the driveway. There are seven delineated wetlands within the site totaling approximately 19.2 acres. A copy of the Wetland Delineation Report by Pinnacle Page 2 of 19 Engineering, Inc. is attached in Appendix A for reference. The project proposes to fill a number of the smaller, lowest quality wetlands and provide wetland mitigation on -site by expanding the existing larger, higher quality wetlands at the required 2:1 ratio according to the Wetland Conservation Act and local requirements. The area of wetland fill proposed is approximately 1.5 acres. The plan identifies approximately 8 percent of the wetlands in the site to be filled and mitigated, as required. A complete sequential design process for wetland replacement will be prepared as part of the wetland impact and mitigation plan. In the predevelopment drainage conditions, the on -site wetlands are an integral part of the stormwater routing system. The on -site wetlands function as stormwater treatment for runoff from the MnDOT right of way on the south, and for runoff from Kadler Avenue and 70th Street. The post - construction drainage conditions will minimize impacts of the new development to the existing wetlands proposed to remain, and maintain the current discharge rates and the general stormwater routing of the existing site. Considering wetlands, right of way requirements and proposed storm pond area, approximately 75 acres of the I I I -acre site are developable. Proposed building coverage is anticipated to be 25 percent of the net developable area. Prior to grading in the area of the existing buildings, the homestead and farm buildings will be demolished. Construction of the proposed building pads and parking lots will include grading the majority of the site except for the wetlands and buffer areas to be preserved. Earthwork will involve moving existing material around on the site and removing material unsuitable for fill as required, in accordance with current regulations. Where applicable, proposed pond basins will be subcut in order to generate additional suitable material to use as fill elsewhere on site. Soils unsuitable for building, parking, and roadway areas will be used to fill the voids created by over -excavating the ponds, used as topsoil, or. removed from the site. All material placed in the public right of way shall be in accordance with City specifications. Currently, the site drains into numerous wetlands that are located within the site. Proposed improvements will direct the surface runoff into proposed stormwater treatment ponds during construction and after the facilities are operational. Erosion control measures will be implemented during construction to prevent sediment from exiting the site. As previously noted, the infrastructure in the Phase 1 development is complete and Lot 1 is currently under construction and scheduled to be open soon. Construction on the remaining lots within Phase 1 and on the remaining project area is not currently scheduled, and is anticipated to occur in phases over the next five years. c. Explain the project purpose; if the project will be carried out by a governmental unit, explain the need for the project and identify its beneficiaries. Response. The project is being proposed and carried out by a private developer (Darkenwald Real Estate). The purpose of the development is to provide additional light industrial, office/ warehouse and commercial facilities to meet the growing demands of the City of Albertville, surrounding communities, and regional demands. The project has been master planned with the City of Albertville. The water and sanitary sewer infrastructure connections from east of County Road 19 and south of Interstate 94 have been provided by the City of Albertville. d. Are future stages of this development including development on any outlots planned or likely to happen? _Yes X No If yes, briefly describe future stages, relationship to present project, timeline and plans for environmental review. e. Is this project a subsequent stage of an earlier project? Yes X No If yes, briefly describe the past development, timeline and any past environmental review. Page 3 of 19 7. Project magnitude data Total project acreage: f I I I acres Number of residential units: unattached N/A attached N/A maximum units per building N/A Commercial, industrial or institutional building area (gross floor space): 740,000 total square feet Indicate areas of specific uses (in square feet): (See below.) Office Manufacturing Retail Other industrial Warehouse Institutional Light industrial Agricultural Other commercial (specify): Specific uses and building square footages have not yet been identified for the majority of the site. The master plan includes a range of potential development types that are consistent with the comprehensive plan as shown on Exhibit 3. Final development plans will address market demands and will be in accordance with code requirements. Building height: Will vary between 18 feet and 35 feet If over 2 stories, compare to heights of nearby buildings: The majority of the buildings will be one story. Motel/ hotel and office buildings may be up to three stories, which is in compliance with the zoning ordinance for the B-3 and industrial zoning districts planned for the adjacent areas which allow buildings up to 35' in height. The existing Albertville outlet mall buildings located southeast of the project area are also up to 35 feet in height. 8. Permits and approvals required. List all known local, state and federal permits, approvals and financial assistance for the project. Include modifications of any existing permits, governmental review of plans and all direct and indirect forms of public financial assistance including bond guarantees, Tax Increment Financing and infrastructure. Unit of ,government Type of application Status US Army Corps of Engineers Section 404 Approval/ Waiver (Phase 1) Approved Section 404 Approval/ Waiver (Future phases) To be applied for Minnesota Department of Grading Permit (Phase 1) Approved Transportation (MnDOT) Grading Permit (Future phases) To be applied for Plat Approval (Phase 1) Approved Plat Approval (Future phases) To be applied for Minnesota Dept of Health (MDH) Well Closure Certificate(s) To be applied for Watermain Extension (Phase 1) Approved Watermain Extension (Future phases) To be applied for Minnesota Pollution Control Underground Storage Tank Notification To be applied for Agency (MPCA) NPDES Permit (Phase 1) Approved NPDES Permit (Future phases) To be applied for Sanitary Sewer Extension (Phase 1) Approved Sanitary Sewer Extension (Future phases) To be applied for City of Albertville Environmental Assessment Worksheet Under Review Traffic Impact Study Under Review Rezoning Approval/Planned Unit Dev. (Ph. 1) Approved Rezoning Approval/Planned Unit Dev. (Future)To be applied for Stormwater Management Plan (Phase 1) Approved Stormwater Management Plan (Future phases) To be applied for Preliminary and Final Plat (Phase 1) Approved Preliminary and Final Plat (Future phases) To be applied for Page 4 of 19 WCA Permit Application (Phase 1) Approved WCA Permit Application (Future phases) To be applied for Public Roadway and Utilities (Phase 1) Approved Public Roadway and Utilities (Future phases) To be applied for Development Agreement (Phase 1) Approved Development Agreement (Future phases) To be applied for Construction Permits (Phase 1) Approved Construction Permits (Future phases): Water Connection Permit To be applied for Sanitary Sewer Connection Permit To be applied for Building Demolition Permit To be applied for Building Permits To be applied for Utility Permits To be applied for 9. Land use. Describe current and recent past land use and development on the site and on adjacent lands. Discuss project compatibility with adjacent and nearby land uses. Indicate whether any potential conflicts involve environmental matters. Identify any potential environmental hazards due to past site uses, such as soil contamination or abandoned storage tanks, or proximity to nearby hazardous liquid or gas pipelines. Response. Current and Past Land Use: The site has been used for agricultural purposes since before 1920. The property is occupied by a farmstead consisting of one house and outbuildings including sheds, a garage, storage buildings, a barn and milk house, and grain silos. The house and several of the outbuildings were built in 1919, with additional construction of structures on the property occurring at later dates. A gravel driveway accesses the farmstead from 70`h Street. As previously noted, approximately 25 acres in the southeast corner of the 111-acre property have been recently platted as a commercial subdivision and infrastructure, roadways and utilities have been constructed. The remaining property consists of wetland areas and fields currently farmed with row crops. Past use includes agricultural crop production, a dairy cow milking operation and pig, cattle and chicken husbandry. The majority of the property is currently zoned A-1 for Agricultural Rural use. The property in the southeast corner of the site is zoned Planned Unit Development (PUD). The land adjacent to the PUD zoning is currently zoned I-1 Light Industrial. The City of Albertville Comprehensive Plan designates the proposed land use of commercial for a portion of the Phase 1 area in the southeast corner of the property, with the remainder of the site designated for industrial. A Phase One Environmental Site Assessment was performed by Liesch Associates, Inc. (see Appendix B) that identified no environmentally hazardous conditions on the property. Adjacent Land Use: Adjacent lands to the north and northwest of the site are within the City of Otsego and in the Otsego A-1 (Agricultural Rural Service Area) Zoning District, with a land use of agricultural production. The land southwest of the site, south of I-94 and west of Kadler Avenue is also within the City of Otsego limits and is zoned I-2, General Industrial District. Current zoning for adjacent properties in the City of Albertville east of the project includes PUD zoning on the southeast property that encompasses the Outlets at Albertville mall. 1- 1, Light Industrial zoning is east of the project, and encompasses wetlands/ undeveloped property that is planned to be platted as industrial lots in the future by the City of Albertville. A-1, Agricultural Rural zoning is north and northeast of the project currently in agricultural production. Interstate 94 runs along the south project boundary. The properties south of I-94 across from the project are zoned A-1, I-1 and R-5, Medium Density Multiple Family residential. The area southeast of the project south of I-94 is zoned PUD. Current land uses south of I-94 include residential areas consisting of single family homes and townhomes and commercial uses. (see Exhibit 6 for zoning map) Page 5 of 19 Compatibility with Adjacent and Nearby Land Uses: The site and vicinity is guided and planned for commercial and light industrial use. This project is in conformance with the planned use. 10. Cover types. Estimate the acreage of the site with each of the following cover types before and after development: Before After Types 1-8 wetlands 19.2 acres 19.2 acres Wooded/forest Brush/Grassland 0.3 acres 15.7 acres Cropland 90.8 acres 0.0 acres Lawn/landscaping 12.0 acres Impervious surfaces 0.7 acres 60.0 acres Other (describe) Stormwater Ponds 0.0 acres 4.1 acres TOTAL 111.0 acres 111.0 acres If Before and After totals are not equal, explain why: N/A 11. Fish, wildlife and ecologically sensitive resources a. Identify fish and wildlife resources and habitats on or near the site and describe how they would be affected by the project. Describe any measures to be taken to minimize or avoid impacts. Response. There are no fish resources on or within a half -mile of the site that could be affected by this Project. The site has been used for agricultural purposes; therefore, much of the natural wildlife habitat has been degraded due to the past crop production. A wetland delineation report prepared by Kjhohhaug Environmental Services Company dated January 21, 2000, identified nine wetlands on the site; however, at the request of the LGU, Pinnacle Engineering re -delineated the site on August 30, 2002 and determined that there was a hydrologic and/or vegetative connection between three of the basins identified by Kjolhaug Environmental. The three basins are connected to form a larger wetland complex, which is identified as Wetland 2 in the revised delineation. As a result, Wetlands 5 and 6 are no longer referenced in the report. The revised delineation determined that there are 19.2 acres of wetland on the entire site (Phases I & II) (see Appendix A). Impacts to Wetlands 7, 8, and 9 are associated with Phase I of this development and have received all the appropriate permits. Wetlands 1 through 4 are within the area encompassed by current and future phases of development. The majority of the Site is currently utilized as agricultural land with minimal amounts of wildlife habitat present. While agricultural land does represent a wildlife resource, it is a more seasonal and a less valuable resource than wetlands or woodland. All of the wetlands not yet permitted (1 through 4) are of medium -low quality. Although the conversion of agricultural land to industrial and commercial development will decrease the overall area available for wildlife habitat, there will be an increase in the acreage of habitable wetland available at the site, in addition to permanent areas of vegetation. The site wetlands are degraded by near monotypic stands of invasive reed canary grass observed in all of the basins. Only where open water is present does the dominant vegetation exhibit some species diversity and change from reed canary grass to cattails, broad-leaved arrowhead, and wool grass. The project includes increasing the acreage and quality of the large wetland (Wetland 1) by means of mitigation for any wetland impact areas. Aggressive management of the existing vegetation and the addition of high quality seeding and plantings should increase species diversity. b. Are any state -listed (endangered, threatened or special concern) species, rare plant communities or other sensitive ecological resources such as native prairie habitat, colonial waterbird nesting colonies or regionally rare plant communities on or near the site? _Yes X No If yes, describe the resource and how it would be affected by the project. Indicate if a site survey of the resources has been conducted and describe the results. If the DNR Natural Heritage and Nongame Research program has been contacted give the correspondence reference number: ERDB 20020932-0002 Page 6 of 19 Describe measures to minimize or avoid adverse impacts. Response. The Minnesota Department of Natural Resources — Heritage Program reviewed their data base for the Albertville Business Park property. Based on this review, there are no known occurrences of rare species or natural communities in the area searched. Therefore, the project will have no impact to state -listed species, rare plant communities or other sensitive ecological resources See response letter in Appendix C. 12. Physical impacts on water resources. Will the project involve the physical or hydrologic alteration — dredging, filling, stream diversion, outfall structure, diking, and impoundment — of any surface waters such as a lake, pond, wetland, stream or drainage ditch? —X Yes No If yes, identify water resource affected and give the DNR Protected Waters Inventory number(s) if the water resources affected are on the PWI: N/A. Describe alternatives considered and proposed mitigation measures to minimize impacts. Response. As noted in Response 1 la, a revised wetland delineation report prepared by Pinnacle Engineering dated September 26, 2002, identified seven wetlands on site totaling approximately 19.2 acres (see Appendix A). Impacts related to Wetlands 7, 8, and 9 are associated with Phase I of this development and have received the appropriate permits. A functions and values assessment prepared by Pinnacle Engineering is included in Appendix D. No DNR protected waters or wetlands are located at the Site. The concept plan calls for impacting portions of wetland 2 and all of wetland 3, which were classified as medium -low quality and exhibited monotypic stands of reed canary grass, for an impact total of approximately 1.24 acres (see Exhibit 7). Roadways, building placement, building density, and parking areas were arranged and rearranged to minimize wetland impacts. However, where wetland impacts are proposed, on -site mitigation at a ratio of over 2:1 (remove ratio) will be accomplished with a combination of new wetland credit and public value credit. On -site mitigation will include increasing the size and quality of Wetland 1 by adding an upland buffer around the wetland and improving the site drainage with stormwater ponds. The design of the project will include a storm water management plan that provides ponds to detain and treat the storm water prior to discharge into the remaining wetlands. The drainage patterns of the existing site will be maintained for the most part. Surficial runoff will be treated and routed to the existing and created wetlands to ensure hydration. Existing farm ditches may be preserved as natural drainage features or replaced with storm sewer piping to maintain drainage conditions. 13. Water use. Will the project involve installation or abandonment of any water wells, connection to or changes in any public water supply or appropriation of any ground or surface water (including dewatering)? X Yes No If yes, as applicable, give location and purpose of any new wells; public supply affected, changes to be made, and water quantities to be used; the source, duration, quantity and purpose of any appropriations; and unique well numbers and DNR appropriation permit numbers, if known. Identify any existing and new wells on the site map. If there are no wells known on site, explain methodology used to determine. Response. Water Wells There are two wells existing on the property that are not registered with the Minnesota Department of Health. One well is located near a tool shed and is currently active, providing water for the homestead Page 7 of 19 and farming operation. The second well is reportedly inactive. The existing well locations are shown on Exhibit 8, Existing Conditions. Both wells will be capped in accordance with Minnesota Department of Health regulations when they are abandoned at the time of development of the existing homestead site. Water Supply Changes Water supply piping improvements recently completed by the City are illustrated on Exhibit 4, Water Master Plan. A 12-inch diameter water main connects to the existing main on the mall property and extends along 67`h Street from CR 19 to the project. The public water main in County Road 19 crosses I-94 south of the mall, connecting to the City of Albertville public water supply system on the south side of the freeway. The new main within the project extends from 67`h Street along the Phase 1 project to the south across I-94 and connects to the City water supply system, and provides a looped service. The City of Albertville has confirmed that the looped potable water piping system accommodates the demands of the project. The remainder of the proposed public water piping within the Albertville Business Park project will be designed in coordination with the phasing of the project and identification of roadway alignments. Private water piping loops will be constructed on each of the lots by the individual developers to service the domestic and fire protection needs of the new buildings. The pipe will be designed to meet the demands as follows: Dewaterine Dewatering may be required at certain locations during excavation, particularly during the excavation of unsuitable soils from beneath the proposed building and pavement areas due to a possible perched water table beneath portions of the site. The water table may extend up to elevation 950 or higher in locations, as noted in the Preliminary Geotechnical Exploration dated June 25, 2001 by GME Consultants, Inc. (See Appendix E) Dewatering methods will be determined by the contractor and approved by the City of Albertville and the DNR as required, prior to construction. 14. Water -related land use management district. Does any part of the project involve a shoreland zoning district, a delineated 100-year flood plain, or a state or federally designated wild or scenic river land use district? Yes X No If yes, identify the district and discuss project compatibility with district land use restrictions. 15. Water surface use. Will the project change the number or type of watercraft on any water body? Yes X No If yes, indicate the current and projected watercraft usage and discuss any potential overcrowding or conflicts with other uses. 16. Erosion and sedimentation. Give the acreage to be graded or excavated and the cubic yards of soil to be moved: Response. Except for approximately 13 acres of wetland area and buffers that is proposed to be preserved, the remainder of the entire property encompassing as much as 95 acres of farmed land will be graded. Due to the type of soil on the site, large quantities of material are anticipated to be moved and redistributed during site development, roadway construction, wetland fills and soil corrections. Total earthwork quantities may be in the range of 150,000 cubic yards of excavation and import for fill. Describe any steep slopes or highly erodible soils and identify them on the site map. Describe any erosion and sedimentation control measures to be used during and after project construction. Response. Existing contours and a concept grading and drainage plan are illustrated on Exhibit 9, Grading and Erosion Control Plan. The site is characterized by gently sloping topography with slopes Page 8 of 19 generally less than 7% and a total change in elevation over the site of approximately 16 feet. The surface of the site is currently covered with crops and other vegetation characterized by transient grass species and vegetation typical of wetlands in the larger wetland areas. The project involves grading the site to result in maximum slopes of 5% in paved areas, but typically around 2%. The development will not result in any steep slopes. Best Management Practices (BMP's) will be designated during the permitting process for implementation during construction and as part of the final improvements. Minimum erosion control measures to be used during construction are shown on Exhibit 9. Proposed BMP's will minimize erosion and manage sedimentation as required by the City of Albertville and the National Pollution Discharge Elimination System (NPDES). During construction, erosion control measures will likely include silt fencing, hay bales, temporary rock construction entrances and temporary sediment basins that will minimize and slow down runoff. Permanent BMP's will include prompt sodding/ seeding of areas not planned for pavement. Swales and ditches will be designed, graded and surfaced to minimize sediment transportation into the proposed public stormwater treatment ponds. The public stormwater ponds will have the capacity to provide storage and sedimentation management for runoff from the entire fully developed site. A summary of the master drainage plan including potential stormwater pond contributing areas is attached in Appendix F. Drainage improvements for the Phase 1 project are currently under construction. 17. Water quality: surface water runoff a. Compare the quantity and quality of site runoff before and after the project. Describe permanent controls to manage or treat runoff. Describe any stormwater pollution prevention plans. Response. The site encompasses approximately I I I acres. Currently, the site is entirely pervious, except for the farmstead buildings and gravel driveway to the farmstead and open water areas in the existing wetlands. In the past, the quality of the runoff has depended upon the amount and type of chemicals used on the crops during agricultural production. In the winter, the runoff impacting the site includes a significant amount of salt from 1-94, which greatly reduces the water quality. In general, the runoff on the site is currently of poor quality and is directly discharged into the on -site wetlands for treatment via overland flow and ditches. See Exhibit SWMP 1, Existing Drainage in Appendix F, Drainage Report. Runoff from the proposed development will be defined by two separate contributing areas that generally follow the existing drainage area boundaries. The south area currently drains into Wetland 9, a large wetland in the southeast corner of the site. The north area encompasses the contributing area currently draining into Wetland 1 at the northwest corner of the site and the wetland ditch flowing from Wetland 1 to the east. The north area includes Wetland 4 drainage from the northeast corner of the site that also drains into the wetland ditch carrying outfall from Wetland 1. Proposed drainage areas and routing are illustrated in Appendix F, Drainage Report, on SWMP 2 Concept Drainage Plan. Stormwater from the proposed developments will be routed to on -site stormwater retention ponds that are designed to accommodate the fully developed site in accordance with National Urban Runoff Program (NURP) standards for treatment and detention as described below. The treated water will be discharged from the NURP ponds to recharge the on -site wetlands. Runoff ultimately leaving the site through this integrated system of ponds and wetlands will be of high quality and will not exceed the predevelopment rate of discharge. South Drainage Area The limits of the existing south drainage area will generally be maintained in the fully developed condition. A significant amount of off -site runoff is currently routed through the site along the south and southwest from the Interstate I-94 right of way. Stormwater runoff from developments to the south flows through existing culverts beneath I-94, and discharges into the MnDOT ditch on the north side of 1-94. These ditches and 1-94 then flow into several wetlands on the project site. The wetlands Page 9 of 19 generally discharge overflow through farm ditches in an easterly direction into Wetland 9, which discharges into a ditch on the property east of the project. The existing wetland basins on site are currently functioning as the stormwater basins for MnDOT and the drainage area south of I-94. In the proposed condition, Wetland 9 and the majority of Wetland 2 will be preserved. Flow from the 1-94 right of way on the west side of the project will continue to be discharged into Wetland 2. Overflow from Wetland 2 will be carried within a piping system into the Phase 1 storm pond north of 67'` Street which discharges into Wetland 9. Flow from the I-94 right of way on the east half of the project will be carried in a channel along the south project boundary that discharges through storm sewers into Wetland 9. The channel and storm sewer piping for the east off -site flows were built as part of the Albertville Business Park Phase 1 improvements. Runoff from the proposed parcels will be captured by surface drains and routed to several on -site NURP ponds through a subsurface piping system that will be designed as the project development occurs. Each NURP pond will be discharged via a system of storm sewers and ditches into Wetland 9 as with the constructed Phase 1 ponds. Treated runoff will continue to exit Wetland 9 over the east property boundary and into the existing ditch on the adjacent property. North Drainage Area Runoff overflow from significant off -site areas north and west of the site is routed across the north portion of the site. Higher ground to the west of Kadler Avenue naturally drains toward the site and is carried beneath the roadway via culverts. Additionally, existing wetlands north of 70'" Street are connected via culverts beneath the roadway and overflow into Wetland 1 and Wetland 4 on the site. Wetland 1 overflows via a ditch that flows to the east where the runoff exits the site. Wetland 4 discharges into a farm ditch that flows along the east property line to the south and into the Wetland 1 outlet ditch, carrying flow off -site to the east. A drainage report is included in Appendix F that details the existing and approximate proposed drainage conditions. Proposed development will result in approximately 60 acres of impervious area such as parking lots, roof areas and streets. Based on the rational method of calculation, existing and post -development runoff flow rates for the 100-year rainfall event are estimated to be 89 cfs and 62 cfs, respectively. Preconstruction runoff volume is approximately 103.9 acre-feet; the runoff volume anticipated after project completion is approximately 109.5 acre-feet. The project will significantly reduce the rate of runoff from the site while resulting in a minimal increase in volume of flow off the site. Each phase of development will include drainage design that provides for NURP requirements. b. Identify routes and receiving water bodies for runoff from the site; include major downstream water bodies as well as the immediate receiving waters. Estimate impact of the runoff on the quality of receiving waters. Response. The site is in the Otsego Creek Watershed. Runoff currently flows off -site from two points on the east project boundary identified as the Wetland 9 outfall ditch on the south, and the ditch carrying outfall from Wetland 1 and Wetland 4 on the north. Both outfalls discharge into the existing ditch system on the adjacent property east of the site. The runoff is carried through several existing wetlands and ditches on the adjacent property, then routed through the wetlands south of the outlet mall, ultimately discharging across County Road 19 via culverts and into School Lake east of County Road 19. School Lake overflows into Mud Lake to the east, which discharges into Otsego Creek, which then discharges into the Mississippi River. The city is currently designing a permanent outlet/rate control structure at the Mud Lake outlet into Otsego Creek. The treated runoff of the proposed development will continue to be routed through the ditch and wetland system into School Lake, and will be of improved quality compared to the existing condition. Page 10 of 19 18. Water quality: wastewaters a. Describe sources, composition and quantities of all sanitary, municipal and industrial wastewater produced or treated at the site. Response. Currently there is sanitary wastewater produced by the single family homestead on the site that is discharged into an on -site sanitary septic system and drainfield southeast of the existing house. As part of the new project development, the existing homestead and septic system will be abandoned and removed in accordance with regulations. The daily sanitary sewage discharge from the new development will include urban type wastewater. b. Describe waste treatment methods or pollution prevention efforts and give estimates of composition after treatment. Identify receiving waters, including major downstream water bodies, and estimate the discharge impact on the quality of receiving waters. If the project involves on -site sewage systems, discuss the suitability of site conditions for such systems. Response. The project will result in the discharge of urban -type wastewater from the proposed light industrial, office/warehouse and commercial uses. Light industrial facilities will provide pretreatment if required for a particular use or anticipated discharge in accordance with regulations. Effluent will be discharged into 8-inch and 10-inch diameter public gravity sanitary sewer pipes within the 671h Street and Keystone Avenue rights of way that will run through the project and flow through the sanitary trunk piping within City property located east of the site as shown on Exhibit 5, Sanitary Sewer Master Plan. The specific pipe sizing within the project limits will be identified as each phase is developed, and will consider the potential upstream discharge to be carried in the piping system. The sanitary sewer trunk will carry effluent east across County Road 19, continuing to the east to discharge into the Town Lakes Lift Station currently under construction. The lift station will discharge effluent into the existing public sanitary sewer piping system that currently carries flow to the wastewater treatment ponds owned and operated by the City of Albertville. Each of the proposed developments within the Albertville Business Park will discharge via a private sanitary sewer piping system into connections to the proposed public sanitary sewer trunk. Public sanitary sewer trunk piping is currently being constructed within the project area as noted on Exhibit 5. Individual private piping systems including any required pretreatment will be designed by the individual lot developers and approved by the City of Albertville prior to connection to the public sanitary trunk piping. c. If wastes will be discharged into a publicly owned treatment facility, identify the facility, describe any pretreatment provisions and discuss the facility's ability to handle the volume and composition of wastes, identifying any improvements necessary. Response. The project will discharge into the existing City of Albertville wastewater treatment ponds. The project is within the service area of the Towne Lakes lift station currently being constructed by the City of Albertville as part of a public improvements project. At this time, there are no known pretreatment requirements for the anticipated waste from this site. The City of Albertville has confirmed that the public piping system, lift station and treatment ponds have the capacity to accommodate the wastewater discharge from the fully developed I I I -acre Albertville Business Park site. d. If the project requires disposal of liquid animal manure, describe disposal technique and location and discuss capacity to handle the volume and composition of manure. Identify any improvements necessary. Describe any required setbacks for land disposal systems. Response. N/A Page 11 of 19 19. Geologic hazards and soil conditions a. Approximate depth (in feet) to ground water: 14 feet minimum (unknown average to bedrock: (unknown) minimum 200 feet average Confirm with well boring logs to be provided by the Well Monitoring Section of Dept of Health Describe any of the following geologic site hazards to ground water and also identify them on the site map: sinkholes, shallow limestone formations or karst conditions. Describe measures to avoid or minimize environmental problems due to any of these hazards. Response. Based on the preliminary geotechnical exploration conducted on the site there is no evidence of sinkholes, shallow limestone formations or karst conditions. Therefore, no measures will be required to mitigate these types of subsurface conditions. b. Describe the soils on the site, giving MRCS (SCS) classifications, if known. Discuss soil granularity and potential for groundwater contamination from wastes or chemicals spread or spilled onto the soils. Discuss any mitigation measures to prevent such contamination. As noted on Exhibit 11-Wright County Soils Map, the following soils are located on the property: Gc Glencoe silty clay loam This very poorly drained soil is found in depressions and drainageways in the upland. The surface soil is black silty clay loam about 21 inches thick, and the subsoil is very dark gray and olive -gray silty clay loam about 15 inches thick. Below is olive -gray clay loam or silty clay loam. The fertility and content of organic matter is high. The seasonal water table and moisture -supplying capacity are also high. Permeability is moderately slow; however, these soils can be effectively drained with tile. Unless drained, these soils are periodically ponded, and in wet years some areas are flooded the year round. In reaction the surface soil and subsoil range from slightly acid to mildly alkaline. These soils belong to building site group 10. H1B: Hayden loam H1B2: Hayden loam, moderately eroded The Hayden series are extensive on undulating to hilly areas in the upland. The plow layer is dark grayish -brown loam about 7 inches thick. (This layer loses 3-6 inches in the moderately eroded classification.) Just below is a somewhat lighter gray loam, about 3 inches thick, that grades to dark grayish -brown clay loam at a depth of about 20 inches. The underlying material is olive - brown loam or clay loam. Fertility is moderate, as the content of organic matter is low; nevertheless, these soils are productive (for crops) if well managed. Internal drainage is medium, and permeability is moderate. The slopes are mild, but the soil is subject to erosion and practices are needed for control of erosion. Hayden soils have a slightly acid surface layer and a slightly acid to strongly acid subsoil. These soils belong to building site group 4. Pm Peat and muck shallow over loam Peat consists of the organic remains of marsh grasses, sedges, and reeds in low, wet areas. Muck consists of well -decomposed, finely divided peat that has a higher mineral content than peat and also is more silty. This series is found in depressions and drainageways throughout the upland in layers 1 to 3.5 feet thick. All areas are too wet for crops unless artificially drained. Fertility is low, but crops on Peat and muck respond well if fertilizer is applied in large amounts. Most of the Peat and muck is slightly acid to slightly alkaline. These soils belong to building site group 10. Cw Cordova and Webster silty clay loams Cordova soils are deep and are poorly drained. They are mainly on nearly level, broad areas and in shallow drainageways in the uplands. The surface layer is black silty clay loam about 10 inches thick. Below is about 18 inches of very dark gray and olive -gray silty clay mottled with olive. The underlying material is olive and olive -gray clay loam. The water table is seasonally fairly high, and Runoff and internal drainage are slow, and permeability is moderately slow to slow. Page 12 of 19 Water moves slowly through these soils, but they can be effectively drained for crop production with tile. Cordova soils are neutral to slightly acid in the surface soil and slightly acid to strongly acid in the subsoil. These soils belong to building site group 9. Ma Marna silty clay loam The Marna series consists of deep, poorly drained soils on nearly level flats and in slightly depressed drainageways in the upland. The surface layer is black silty clay loam about 10 inches thick. Below is dark -gray silty clay mottled with olive gray and gray that is about 20 inches thick. The underlying material is olive -gray silty clay loam or clay loam. The fertility, content of organic matter, and moisture -supplying capacity are high. Runoff and internal drainage are slow, and permeability is moderately slow. Marna soils are neutral to medium acid in the surface soil and the subsoil. These soils belong to building site group 9. Du Dundas and Ames silt loams Dundas soils are deep, nearly level, and somewhat poorly drained soils located on small flats adjacent to drainageways in the upland. The plow layer is silt loam about 7 inches thick. The subsoil is dark grayish -brown and olive -gray silty clay that is mottled with olive and is about 28 inches thick. The underlying material is olive and olive -gray clay loam. These Dundas and Ames soils are fair to good for corps and good for pasture, but wetness is a problem. Runoff and internal drainage are slow, and permeability is moderately slow to slow. The surface layer of these soils is neutral to medium acid, and the subsoil is slightly acid to very strongly acid. These soils belong to building site group 10. The potential for releases of pollutants to groundwater for this site is considered to be low based on the high clay content and low permeability of the majority of the developable area of the site. There will be no storage or handling of significant volumes of chemicals or other hazardous materials as part of the potential commercial/retail/restaurant, office, warehouse and service operations. Potential light industrial uses may generate hazardous waste as part of operations, and will be designed to meet all applicable local and state regulations regarding environmental control. Prior to commencing operations, procedures will be in place to address and mitigate any release of hazardous or other waste material into the environment. In the event that there is a release, the responsible property owner will be required to properly address and mitigate the release. Darkenwald Real Estate has a clause in its construction specification packages requiring contractors to be in compliance with all applicable environmental regulations. 20. Solid wastes, hazardous wastes, storage tanks a. Describe types, amounts and compositions of solid or hazardous wastes, including solid animal manure, sludge and ash, produced during construction and operation. Identify method and location of disposal. For projects generating municipal solid waste, indicate if there is a source separation plan; describe how the project will be modified for recycling. If hazardous waste is generated, indicate if there is a hazardous waste minimization plan and routine hazardous waste reduction assessments. Response. At this time, there will be no known sludge, animal waste or ash generated during construction or operation on the site. Solid wastes will be generated as part of the construction process such as wood pallets, scrap wood, metal and plastic materials and empty containers. The contractor will be responsible for providing temporary on -site storage of the solid waste and arranging for periodic collection and disposal of the waste in accordance with federal, state and local requirements. The limited hazardous wastes that may be generated during construction will be handled, stored and disposed of as required by law. Page 13 of 19 A Phase 1 Environmental Site Assessment (ESA) was completed for the property by Liesch Associates. The ESA identified several potential environmental items that may require future environmental compliance as follows: • Five above -ground storage tanks were observed on the property. Three of the tanks are active and hold petroleum products. No staining or leakage was observed in the vicinity of the tanks. Soil sampling and/or well sampling will be completed as required to identify any subsurface contamination and required remediation as part of abandonment / demolition activities of the site development. • Chemicals currently stored on site included oil, gasoline, diesel fuel, fuel oil, painting supplies, car batteries and miscellaneous cleaning supplies and household hazardous wastes. Chemicals stored on the property will be properly disposed of at the time of abandonment/ demolition of the existing homestead and farm operation. • One pole -mounted transformer was observed on the Property that is owned and maintained by Wright Hennepin Electric Cooperative. No staining or leakage was observed near the transformer. • The buildings contain various pieces of farm equipment, a generator and an air compressor containing petroleum products. At the time of site development, the equipment will be removed and the area will be checked for subsurface leakage and assessed for compliance requirements. • Materials in the home were identified as potentially containing asbestos. As part of the building demolition, a complete demolition survey will be completed including an asbestos and lead paint survey and assessment of hazardous materials located on the property. All materials identified in the survey will be removed and disposed of in accordance with regulations. • Two abandoned cars, abandoned farm equipment, piles of wood debris and pieces of corrugated metal sheeting as well as piles of 55-gallon drums were found on the site. The property east of the site contains a dump that does not appear to be impacting the project. The site assessment noted above will include identifying locations for soil samples to be taken in the vicinity of the abandoned drums and other items to identify possible soil contamination, mitigation measures and disposal requirements prior to site development. • A septic system is located east of the homestead. The tank and drainfield will be abandoned and removed in accordance with regulations during the site development. During operation of the new facilities, municipal solid waste will be generated. Individual property owners will arrange for collection/ disposal service consistent with all applicable environmental regulations and requirements. A limited amount of hazardous waste is anticipated during operation of the office and retail facilities such as used florescent light bulbs and cleaning supplies. Light industrial facilities may generate certain hazardous wastes during operations. It will be the responsibility of the individual property owners to perform any recycling or hazardous waste minimization/ waste reduction planning and implementation required to meet applicable environmental regulations. b. Identify any toxic or hazardous materials to be used or present at the site and identify measures to be used to prevent them from contaminating groundwater. If the use of toxic or hazardous materials will lead to a regulated waste, discharge or emission, discuss any alternatives considered to minimize or eliminate the waste, discharge or emission. Response. During construction, limited amounts of hazardous materials typically used on this type of construction project are anticipated to be used. The Contractor will be responsible to ensure that applicable environmental regulations and requirements for the use, storage, handling and disposal of any such materials are met. Page 14 of 19 The hazardous materials used during the operation of the facilities as noted in (a) above will be stored, handled and disposed of in accordance with requirements to prevent leaking that would contaminate groundwater. Each individual property owner and facility operator generating hazardous wastes will be responsible for maintaining a program to minimize hazardous waste generation, recycle wastes where possible and provide for disposal in compliance with applicable environmental regulations and local requirements. c. Indicate the number, location, size and use of any above or below ground tanks to store petroleum products or other materials, except water. Describe any emergency response containment plans. Response. As noted in Response No. 20a., there are a number of existing above ground storage tanks currently located on the property. As part of the abandonment and demolition of the homestead and farming operation, the area around the tanks will be assessed for possible existing contamination and, if required, remediation measures will be identified. During construction, there may be small quantities of fuel stored above ground onsite. The contractor will be responsible for fuel storage that is in compliance with state and local regulations. There may be above or below ground storage tanks required for operation of potential facilities within the project. The applicable facilities will be required to develop an emergency response containment plan as required by regulations prior to delivery and storage of fuel onsite. 21. Traffic. BY S E H Parking spaces added xx Existing spaces (if project involves expansion) xx Estimated total average daily traffic generated xx Estimated maximum peak hour traffic generated (if known) xx and time of occurrence xx Provide an estimate of the impact on traffic congestion on affected roads and describe any traffic improvements necessary. If the project is within the Twin Cities metropolitan area, discuss its impact on the regional transportation system. Response. By S E H 22. Vehicle -related air emissions. Estimate the effect of the project's traffic generation on air quality, including carbon monoxide levels. Discuss the effect of traffic improvements or other mitigation measures on air quality impacts. Note: If the project involves 500 or more parking spaces, consult EAW Guidelines about whether a detailed air quality analysis is needed. Response. By S E H 23. Stationary source air emissions. Describe the type, sources, quantities and compositions of any emissions from stationary sources of air emissions such as boilers, exhaust stacks or fugitive dust sources. Include any hazardous air pollutants (consult EA Guidelines for a listing) and any greenhouse gases (such as carbon dioxide, methane, nitrous oxide) and ozone -depleting chemicals (chloro-fluorocarbons, hydrofluorocarbons, perfluorocarbons or sulfur hexafluoride). Also describe any proposed pollution prevention techniques and proposed air pollution control devices. Describe the impacts on air quality. Response. Operation of the facilities will not generate significant amounts of fugitive dust. The paved areas will be swept regularly to minimize the potential for dust in accordance with local ordinances and environmental regulations. For facilities that may operate petroleum storage tanks, Volitile Organic Compounds (VOC's) are anticipated to be emitted to the air during the periodic delivery and transfer of the petroleum products Page 15 of 19 into the underground storage tanks. These facilities will follow all local, state and federal regulations for management and recovery of emissions. Facilities with air emissions containing hazardous air pollutants, greenhouse gases or ozone -depleting chemicals will be required as part of permitting to implement a program that provides all pollution prevention techniques, measures and devices required by current environmental regulations. Facilities will meet all current requirements regarding impacts on air quality. 24. Odors, noise and dust. Will the project generate odors, noise or dust during construction or during operation? X Yes No If yes, describe sources, characteristics, duration, quantities or intensity and any proposed measures to mitigate adverse impacts. Also identify locations of nearby sensitive receptors and estimate impacts on them. Discuss potential impacts on human health or quality of life. (Note: fugitive dust generated by operations may be discussed at item 23 instead of here.) Response: Odors Construction and operation of the proposed development will not generate significant odors. Noise I-94, which parallels the south boundary of the site, will continue to be the most noticeable noise generator before and after construction. Construction will generate low levels of noise from equipment and vehicles. It is anticipated that construction activities will occur periodically over the next five to ten years as the project is developed in phases. Construction noise will be controlled by using equipment which is property muffled. The noise sensitive receptors to the site are three rural residences immediately across 70'' Street north of the project; these receptors will be impacted for the most part by the construction noise associated with the development of the northernmost portions of the project. To limit impacts on nearby receptors, construction activites will be limited to work hours authorized by the city. Operation of the facilities is not anticipated to generate significant noise. Traffic resulting from the operation of the facilities will generate a level of noise typical of a business park. S E H to provide text for any traffic related noise impacts. Dust Dust will be generated during construction by earthmoving equipment and by vehicles driving over unpaved surfaces. The majority of the dust generating operations will occur at the beginning of the construction period for several months. As the building floors are constructed and the vehicular drive areas are paved, the amount of dust will be reduced to an insignificant amount. During construction, and particularly during the earthmoving operations, dust control activities will be implemented by the contractor to include watering the unpaved areas and stockpiles during dry and windy conditions, limiting the amount of exposed soils, and revegetating/ repaving the areas as soon as practicable. Operation of the facilities will not generate significant dust, as noted in Response 23. 25. Nearby resources. Are any of the following resources on or in proximity to the site? Archaeological, historical or architectural resources? _Yes X No Prime or unique farmlands or land within an agricultural preserve? _Yes X No Designated parks, recreation areas or trails? _X Yes _No Scenic views and vistas? Yes X No Other unique resources? X Yes _No Page 16 of 19 If yes, describe the resource and identify any project -related impacts on the resource. Describe any measures to minimize or avoid adverse impacts. Response. The State Historic Preservation Office (SHPO) was contacted and provided a letter response stating that there are no properties listed on the National or State Registers of Historic Places, and no known or suspected archaeological properties in the area that will be affected by this project. Refer to letter in Appendix C. The City of Albertville Comprehensive Park and Trail System Plan designates a proposed trail through the project, that is anticipated to follow the proposed public road alignment and connect the future development east of the project to a proposed trail along the south side of 701' Street. The final alignment of the trail will be determined during site planning and development. The Developer may be required to design and construct the trail within the project as part of the Park Dedication requirements of the City. The project site includes significant wetland resources as identified in Response Nos. 11 and 12. As noted, the majority of the existing, higher quality wetland areas will be preserved and new wetland creation areas will be constructed to provide the required mitigation on -site per the Wetland Conservation Act. 26. Visual impacts. Will the project create adverse visual impacts during construction or operation? Such as glare from intense lights, lights visible in wilderness areas and large visible plumes from cooling towers or exhaust stacks? _Yes X No If yes, explain. Response. There will be typical visual impacts during construction including minor vehicle exhaust plumes and safety lighting. However, the visual impacts will be insignificant and are not considered to be adverse. 27. Compatibility with plans and land use regulations. Is the project subject to an adopted local comprehensive plan, land use plan or regulation, or other applicable land use, water, or resource management plan of a local, regional, state or federal agency? X Yes No. If yes, describe the plan, discuss its compatibility with the project and explain how any conflicts will be resolved. If no, explain. Response. The project is subject to the following plans and regulations and will be planned and designed to meet the all applicable requirements: Comprehensive Plan for the City of Albertville Provisions of the Zoning Ordinance City of Albertville Comprehensive Park & Trail System Plan City of Albertville Wetland Conservation Act Application Best Management Practices Handbook Wright County Soil and Water Conservation District 28. Impact on infrastructure and public services. Will new or expanded utilities, roads, other infrastructure or public services be required to serve the project? X Yes No. If yes, describe the new or additional infrastructure or services needed. (Note: any infrastructure that is a connected action with respect to the project must be assessed in the EAW; see EA Guidelines for details.) Response. Roadways Page 17 of 19 As previously noted, the project is served by 67a` Street, a public roadway system that connects to County Road 19 and extends through the City property east of the site, providing access to the proposed lots in the Albertville Business Park. 67`h Street will extend through the site as part of future phases and will connect to 70`' Street on the north and Kadler Avenue on the west. A storm sewer system will be constructed as part of the phased roadway improvements to capture drainage and pipe it to on -site ponds for treatment and retention. The Phase 1 roadway and storm sewer system has been completed and discharges to a new storm pond. Utilities Water and sanitary sewer piping systems and a sanitary lift station have been constructed to the Phase 1 project and will be extended to serve the demands of this site as noted in Responses 13 and 18. Gas, electric, communications and cable utilities are located in the vicinity of the project and have been brought to the site to serve the development. Police and Fire Protection Services The Albertville Business Park development will require additional police and fire services, which the City of Albertville has planned for. 29. Cumulative impacts. Minnesota Rule part 4410.1700, subpart 7, item B requires that the RGU consider the "cumulative potential effects of related or anticipated future projects" when determining the need for an environmental impact statement. Identify any past, present or reasonably foreseeable future projects that may interact with the project described in this EAW in such a way as to cause cumulative impacts. Describe the nature of the cumulative impacts and summarize any other available information relevant to determining whether there is potential for significant environmental effects due to cumulative impacts (or discuss each cumulative impact under appropriate item(s) elsewhere on this form). Response. S E H— Are there cumulative impacts to drainage or traffic related to the City project that you would like to address here? 30. Other potential environmental impacts. If the project may cause any adverse environmental impacts not addressed by items 1 to 28, identify and discuss them here, along with any proposed mitigation. Response. No additional impacts 31. Summary of issues. Do not complete this section if the EA is being done for EIS scoping; instead, address relevant issues in the draft Scoping Decision document, which must accompany the EAW List any impacts and issues identified above that may require further investigation before the project is begun. Discuss any alternatives or mitigative measures that have been or may be considered for these impacts and issues, including those that have been or may be ordered as permit conditions. Response. The following impacts and issues need to be addressed as the development program and layout are defined: • Final roadway alignments and lot layout will be established with the future phasing. • Specific wetland impacts will be identified during the development process for each phase of development. A wetland permit application will be submitted to identify wetland impacts anticipated. • Individual lot developments will be permitted separately, and will be required to meet the conditions and stipulations of the proposed Planned Unit Development zoning. RGU CERTIFICATION. The Environmental Quality Board will only accept SIGNED Environmental Assessment Worksheets for public notice in the EQB Monitor. I hereby certify that: • The information contained in this document is accurate and complete to the best of my knowledge. Page 18 of 19 The EAW describes the complete project; there are no other projects, stages or components other than those described in this document, which are related to the project as connected actions or phased actions, as defined at Minnesota Rules, parts 4410.0200, subparts 9b and 60, respectively. Copies of this EAW are being sent to the entire EQB distribution list. Signature Date Title Environmental Assessment Worksheet was prepared by the staff of the Environmental Quality Board at Minnesota Planning. For additional information, worksheets or for EAW Guidelines, contact: Environmental Quality Board, 658 Cedar St., St. Paul, MN 55155, 651-296-8253, or www.nuiplan.state.nm.us Page 19 of 19 m 0 r O O C Y 0 i E a n n ! \ " RIX '°"�""• ti s z° uu ea. pnU Dn• �a #1N• imwa�,., � a ALBERTVILLE BUSINESS PARK SITE LOCATION MAP SHEET # EXHIBIT 1 2001239M �o 8 RI N z° ale an abdr Dr.• mmam mt Mb #Wo' Hwafteak m ALBERTALLE BUSINESS PARK 1EXHIBIT 2 USGS MAP PRMCT % 2001239M a RU(-K—Wa. LTD. LOT 8 6.7 AQ� 74 sf, Z CON 0 00 mo TOTAL I SC" #4 FEET TOTAL . I ........ .. . M i wililmimil U'll IPI!ll EXHIBIT 3 I� L. M99 NA '631ao1-MIN -001# a'!!^s •'ap aioa! 19 'ON '011 31VO 03x33HO E411—EE6 (Z96) :x.d ay-1 NMvaO tL80—EE8 228 :auoyd Np o)osauum to 0)o)5 ay) )o sMo! 03wis30 NA lulqIN ay) aPun pasuaAo NA..'m oeN wo(Q! oypuo u!w anp A. p6n o aw NA 47-MU pmdaadsor otd s!yi )oy) A11a60a104 I O3A3Aa(S NV ld 831SVV4 w65:ZL0oZ 831VM LorOW VIOS3NNIA '31-IVU8381V Z 3S`dHd—>i8Vd SS3Nisne L/L 311IA18381V r rn II � J � / X / W Lam[ �—T rho ki Xx/ x I � i46- `76 �lxaL_I . L_� I�F_ II I� TQ � 1--� I i 1 _ / ti0 Q l I LLJ N I,I _ rn-ri77m� [� /�//lllllllllllll �I Ir-1—I� C� L-1_ILLJ� �1 ti /o LLJ / / / /i//' l 7771 477T ' II 0 , 0c�y/ _ __ -------,_� __---- -- CD --------------- --------------- ------------------------- 4" Q II,IIw � r `♦ / I' r� I 4� 7 w / 1 / r LLP tO U_ FI F ICN -- I W o--------J / �---------� L LI ,' cs ®-- — — — —— Y F--'----_----_ re 6MpaanODa 6yxa\ZO—£t—ZI\H3S\saaylOwOa3\sbuiMoJO\A-6£Z—t00Z\alols3 !oab p!omuaNjo0\:0 Lud8b:1 £OOZ '90 uof i0£SS NW `allinjiagjV 6 WE[ 'O•d - aN anuand uTuW 6969 3'�T 3C1j'f Sf599 Np 'Maolauu}p -001# agnS -•a0 aioa}3 anis 0119 'ON '011 31VO 03M931U c9n—es6 zs6 ::ad ZteO—C96 z96 :auogd a.cz Olswdmx Nmraa Np •a„uolauulH � •o3osauwN to sioiS a41 to S-01 03NOIS30 Np 'hIQQlH ayl spun pacwal. d0 o Np Itp n(l 'gi wo I loyl Duo uo!spuold pang Rw npun ,o aw 03A3nans NN I 0 V .(q pemda,tl sow uqd slw low FI!l,aa 6ga04 I 7 NVId 831S` V4 w6£zLOU 213M3S J,AVI1NdS # 13rOad VIOS3NNIW '311VUM381b Z 3SVHd—>IaVd SS3Nisne l/l 31IIAid38ld # 133HS L, I it / m _ X LAJ /r LJ w sAo l -- 0-I- Q0 L I ��s -7'1 i —I _----J I— -- �T u --—------- �,a,i_ �J ---�- --------------�-- i I , I J I a' Boa e e o J / i• •'•/ / � \ \' ; � � �'�� r � J w 4n, I 71 0 , rwi �I_I�;L - 7�iTTI1TITI TI7- F T_1-1 T 1- 1fI III I I.I - ----- --- - --� ci I, �IF1� �I /`��z - - — L — — — � W o-- —I ��----J / /----------� L LIJLJ '�� LLB 1 — Q 6mp•1ano0aJ- 6yxa\ZO-£L-ZL\H3S\s1ay;Owoa3\S6ulmoa0\w-6£Z-LOOZ\aIo}s3 loab pIomu91100\:O wd8b:L £OOZ '90 uof I0£SS NW `alhnuaqrV 6 x0g 'O'd - aI anuand UIEW 6969 3��13q� f qvk Pvr yyy� FX' 6YCSC 'NM 'aiuolauvlW •ealY a11M15 •'tee ala+IJ an18 al le-xe.•+«w:4e..w�w.ap�n-ett-mnww wa"wf+alYaa.w."Aa OE£SS NW '113Aitl N13 'OVOtl tl3Altl '3'N SESL ZO., " maN , NVId 1N3W33NVId3d / L3VdWl QNv u3M yOp i °'"-`°°"! "�I'""° 1 b' 1 S 3 1 b' � �J warzlooz xIga Ym,�. O �� ®� Q!1 VIoHd IW 'jTIVl11S3N j Y9q�l/j Z 35VHd-H2IVd S53NIS/18 ]iIIA I MIQSIW p w w o ♦— � W z ¢ ¢ a ``I o m z U ¢ o: w _J ~ > O z W d N D W _j p z F W W W o ¢ 3 O O ¢ O O IJ uj z w d a $ 4P• . i M e LLJY N t - � U w � N i O �W U o U O 1. W 00 e Lci r.• 10 .ae 33's - I i 0 1 —I Q o� Of O i ... 0 (fff - co I , /Y F. : s tJ ' J W O W �, O . N r , - Ql / r i/ Of CN i /. Q ID �Q , _ 0 U O o6- O Q. lfi N - i r� p U $aj gm om mII�� n VlU NU �U �m v� NQQ �Q NQ NQ NQ 01 88 ON p On Vp^ h lid „d r:d ''fo ot+i Q N< NU 41< NU 14/IU NU I/IU Oa HW mH VO Mn N� N p0 .rd �p Co mcni rvm vH poi pW � a 3Z ma r 'ON '011 31'0 .60-M ---------- - ---- - ----------------------------- Ord WV"Q --o -.V.r pq., n ------------ r 11 Z11 >nki SNOISIA38 041 W-HH 113/dH III ]VUd 1,!3AId 3 N i s 3 -1 v 3 � C11 BE z 8 s tt s hi £3 t I -Z Tr np ihs g 4,;�2 21�F N - 3.. os 2 zo 9L c IV-)d IVNI-A 3tva , mczlooz - I-3MVd V.LOS3NNIK Tt-ML839-1V >18Vd SS3Nisne 31IM838-IV C1199 NX 'quolauul►1 •0011 a7ln5 •'i0 alula -111 0119 'ON '011 Rv0 03N33113 ww"s)mnn-1111. r /15 \ 9911-698 ass :xeg nee'-69s 096 .auoyd a•1•'t o7stsnrlx NMtlaO NM 'hluMauuIN •olosauu!n 10 010)S 041 10 srol 03NOIS30 NA 'aulVV1N I 41 h41 11!1/ep RVeN4 I s! ayl �apun pasua.( o l►1 NN 'aldaN \�.// wo 11047 Duo uo!sp.jadns harp dw .apunun .o ow 03A3AanS MI '4inln0 ,(p pajodaid soM uod I 7 NVId a31S` V4 V46CZLOOZ 2i3M3S AIbJVIINVS N 13YONd VIOS3NNlw '311VU?3381V Z 3SdHd->IaVd S�S/3NISf18 L/L 3�IlAi0381 V N 133HS r m_ x W --- I Lq� -�- °°p I � � I =uII_j Li—i�;LJ_ 17_5 TT IT T n I- T-1-1 7F T T7 I.................................:�I -..... r I ---------- - ..1.. - -- I I . ...... I I I I I / / a� / / I • \� w � -� I I ' w cal ` ;7 � —fil- lLLro II ::3� 04 J p 0-----I -- -----/ 4-----------� L DuDll \ L-� LLB —�— — J o tom- _ y a 6mp•JanooaJ- 6yxa\ZO-£t-Zl\H3S\spay4Owo.l3\s6uimoJa\W-6CZ-t00Z\a}0Is3 10ab pl0mua,4j0p\:q wd8b t £OOZ '90 uor £f£49 NM 'o31ag8uuJW •001# o11-S -•a0 Of-;3 --to OT19 'ON '311 31tl0 03N031D moa•gspnnH-X1.rrrr £9I1-££6 (ZZ :x-a all ors�ennx rl�va0 Ze60-££6 Z96 :ouogd NN 's3fuga¢a1H � .010"uum 1D -101S 041 10 S/.0t 03NDIS30 NN 'WIWI _ a41 �apun w i.p n jo o NN nd off wo p puo uo!s -ld 11 10 Rw — A o aw MkManS q Damde,e. som uold sry1 3041 1/ll+00 �(Vao4 1 hLJ L I Lam- I NV ld 831SVV4 NI6CZLOOZ 831VM r 1�3roae VIOS3NNIW '3111AIN381V Z 3S`dHd•�7->QJVd SS3Nisne L/L 3 111AIa38 lIb' 1 r 133HS Fn F— %� Lli x o I y� -r- T- 1/� —I— -I `�i I -71 r W l p I / . L 7-1 i I —J � ,/off/% I Iw i � I — Iw 1_ i x All - -�>1 I Q I� -7 o c I F T1-7 �, - 44 I� I ----� — Q /• llll I I I I I I I I I- I---i i��i� C � ------ / �IIIII-Li -LIJJ L_Lu� 71 Lij LLJ 1 / 0- 9L --� --� - - -;-- CD/ r -- - - -----.......... - -••--- ---• rc // N cr 179 F_ o L-- —� w (D w C14/ / / :u n r l tJ / z I W 6mpaan00aa 6yxa\ZO-£l-Zl\H3S\sJag4OwOaH\s6uimoJ0\w-6CZ-t00Z\alo}s3 1098 pl0mua>IJDO\:0 uwdgb l i00Z '90 u0r �OMYS 'FF'gOo,nvlF •OOZY +t15 +O iO ICY-ECB IR611�4 / `' "NN .iVo, uv,F �j j Q OCCSS NN 'N3AIV Ala 'OVOU U3AIM -3•N SCSI "�"w`0w"�"`"-"`•'m`�""'^ ' NVU 1N3WdOl3A30 3AISN3N3NdWW MM 1 MM`d /�1� S 3 � d 3 2� ■ l V/ v, u e>li e p rLos3w)j '34_gg3N V a 3svHd->+avd_ss3Nlsna C ..ugauafN •OOZY atl 5 •'+0 '+� 'XN 'aan u. ii-EF e.oww•r,: m.n .: .wn rn wraMwm aAa Deese NW 'sanla Hia 'avoa a3nro a•N ses[ V I S 3 � V 3 U Ndld ONIOtl2p ld3ONO3 1 ��a/� 1�\yo `/ /�A `/ V1053NNIN '3TNLLM3Bri `�` Y Z 3SVH 11VUNd SS3NiS(18 3l1IA12l381V —._ 3 s110 LLJ ci r77 o I1 1I LU . N - Z I �J \ �, > '� • /' E/ •i is 77 W , .._ ....................... �o r aUJ •J4 O S T I 2 , `4 , r , _ M O co 0'Z9=3�3 I X; I, ' -.I F p----Q f I P a Lo • Z f / _o In Yo I 1. NON 11 r ( II W �'•� � W i� �aao w°Ih'wi Q 134 din Sm zYr: i�w Rmi g2�2a »>Y VVV I In ' �. / J=w ZFFU x xWW>1 min papN ✓y. II.....0 Zro ZiO� zc�� yy11 WW 3 Z pO yNYCLL �mw QU �UZwQ WZVIw �omu n Z� �zx�0 a jNo X �v .I. � (0,.. 0 o;J 'E'w� owi �z+w�a a�m� 0•i9 co, i W W zap uiw°d zt6z :k wi in "do'a co s '.yzCD � a '� .YU ` ! .•(I = Wes• o CjU�o gzm oz- `jF WZ£i } ... ' w JU.wO-F V10_ p . N / COwo ¢o z5" zxxao mgzaas ao. o-•-�.... -� olx-a°'I�iw��z 'ooc°a� r X `d V ' U L I - I / ' a� W SzwN =pwtn0 wz 4m�o3 WU¢owa oaoaz : - :.. ..... ....... _ „ (naSx ok' Kam<a ¢ W sin?o0ao arcavoi YJ-ira?ia''Sz�S m a i, E`MEE e� btM NW 'H3AIH A13 'OVOU H3AI" •*3*N SM c i s 3 1 V I s NOLaNOD ONLSD[3 Ilva plemue%AIeV YLOS3NNIV'3T M39W Z 35VHd—>I2JVd SS3NISn8 Ti - - - - - - - - - - - T. A 0 ISE Fax z 1 6 Dr.. some OW mnn taut.. m a SHUT # ALBERTYILLE BUSINESS PARK 1EXHIBIT 10 OFF -SITE DRAINAGE ROUTING MAP 1 2001239'M s N RL K - COMMEM30D \V z H19 �N� Dr.. ,,,,w SHEET � ALBERTVILLE BUSINESS PARK (EXHIBIT 11 ema #In. jmo tombk M SOILS MAP PROJECT# 2001239M