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1997-08-25 EAW Response 5975 Mala Aveaue N.I P.O. Box Albertville, MN 5530 (612) 497-338 Fax: (612) 497-j21I FAX TRANSMISSION COVER SHEET TO (NAME): City Attorney, Engineer & Planner ORGANIZATION: Radwill & Couri S.E.H. NAC G.L. Hale RGU ~;;::z ~.J 08-25-97 10:00 AM ----.. FROM: DATE: EAW Cedar Creek Development & Golf Course - Response SUBJECT: None Pages to follow including cover sheet COMMENTS: I will be requiring your response on or before August 28th at Noon. You will have had the EAW in your .possession approximately 10 days. Meyer-Rohlin (Scott Dahlke) mailed them directly to you at my request. If you do not respond by the prescribed time line it will be assumed you do not have any comments! If you do not receive all of the pages, please call us. ll2l.d I2Il~~ .1..61> ~l9 3"I^~~3a'~ ~O ^~I~ W~ .1..l=12I1 NOW ~~-C7-~nH .. # OJ~lY1R 00 @ff 1TOO~~~[J0{]D1T1T~[L MEYER-ROHLIN,INC ENGINEERS-LAND SURVEYORS 1111 Hwy. 25N., Buffalo, Minn: 55313 ~<(,\) ~<::,C~ DATE 75- ,~-q, IJOB NO. 9ft?>"} ATTENTION RE:: - DItItF--r 6:Nftll.. ~.( BA-W Q. ~~\ ,,\\<'0 ,-... TO 6A~ ~ - ~7' ALJhl-A!' &.-r;y me ~~..,..i/~ WE ARE SENDING YOU $lAttached 0 Under separate cover via the following items: o Shop drawings o Copy of letter ~ o Prints o Change order o Plans o Samples o Specifications o COPIES DATE NO. DESCRIPTION I DIlA-p-r (;p'f 01-' e,q.vJ THESE ARE TRANSMITTED as checked below: o For approval o For your use o As requested o Approved as submitted o Approved as noted o Returned for corrections o Resubmit copies for approval o Submit_copies for distribution o Return_corrected prints o For review and comment 0 o FOR BIDS DUE 19 o PRINTS RETURNED AFTER LOAN TO US REMARKS l?~e ~~ W A-No ~ ftN '1 CCmIY1ew'~ -z;o MY J47T't!l'\I'f".rz:-J ~ MAP E; I w~fAoIO Mr::-ccc..-r~,.vtM' vJ:r:u... Be- A-cdcn iD f,P,..,'H- l:l1t.AP7". . J ec: PeTt! CAl'l.l..-Sc5rJ - S e-H. Lr:l. ST"~ - Ai wA- "'^~ ~ar. \2A.l)~ ~ \).~ :s- ew~€W 1>J:'Le"T COpy TO SIGNED: 5ft b~ II enclosures lira not .a s noted. kindly notify tI, l!t onCe. - '_ 4' Environmental Assessment Worksheet (EAW) NOTE TO PREPARERS This worksheet is to be completed by the Responsible Governmental Unit (RGV) or its agents. The project proposer must supply any reasonably accessible data necessary for the worksheet, but is not to complete the final worksheet itself. If a complete answer does not fit in the space allotted, attach additional sheets as necessary. For assistance with this worksheet contact the Minnesota Environmental Quality Board (EQB} at (612) 296-8253 or (toll-free) 1-800-652-9747 (ask operator for the EQB environmental review program) or consult ''EAW Guidelines," a booklet available from the EQB. NOTE TO REVIEWERS Comments must be submitted to the RGU (see ibm13) during the 3O-day comment period following notice of the EAW in the EQB Monitor. (Contact the RGU or the EQB to learn when the comment period ends.) Comments should address the accuracy and Completeness of the information, potential impacts that may warrant further investigation, and the need for an ms. If the EA W has been prepared for the seoping of an EIS (see item 4), comments should address the accuracy and completeness of the information and suggest issues for investigation in the EIS. 1. proJectntle Cedar Creek 2. Proposer Pilot Land Development Contact person D9nald Jensen Admess 13736 NE Johnson Street Ham Lake, MN 55304 612-757-4052 Contact person and title Address City of Albertville Garrison Hale City Administrator 5975 Main Ave. NE Albertville, MN 55301 612-497-3384 3. RGU Phone Phone 4. Reason for EAW Preparation o EIS seoping IE mandatory EAW 0 citizen petition 0 RGU discretion 0 Proposer volunteered If EAW or EIS is mandatory give EQB rule category number(s) 4410 .4300 Susp 19 5. Project location 1/4 SW 1/4 Section 35 County Wriqht Attach copies of each of the following to the EA W: a. a county map showing the genera1location of the project; b. copy(ies) of USGS 7.s minute, 1:24,000 scale map (photocopy is OK) indicating the project boundaries; C. a site plan showing all significant project and natural features. d. land use plan e wetland miti.g~tion..plan 6. Description Give a complete description of the proposed projeCt and ancillary facilities (attach additional sheets as necessary). Emphasize construction and operation methods and features that will cause physical manipulation of the environment or produce wastes. Indicate the timing and duration of construction activities. Township 121 Range 24 & NW!.t 2-120-24 City/Twp; Albertville See attached Provide a 50 or fewer word abstract for use in EQB Monitor notice: 1 7.' Project Magnltu~. Data Tot;ll Project Area (acres) 27.4 Number of Residential Units Unattached 1 70 or Length (miles) Attached 74 Commercial / Industrial / Institutional Building Area (gross floor space) Total . 8000 square feet; Indicate area of specific uses: Office aolf clubhouse Retail Warehouse Light Industrial maintenance building Other Commercial (specify) Building Height(s) hTO -1'\ tor y c III b h 01] S P 8. Permits and Approvals Required List all known local, state, and federal permits, approvals, and funding required: Unit of Government Type of Application Status Wright Soil & Water District Wetland Mitigation Permit To be acquired Dept. Natural Resources Wetland Mitigation Permit To be acquired Army Oorps of Engineers Wetland Mitigation Permit To be acquired MN Pollution Control Agency Gen. Stormwater DiSCharge Permit " MN Pollution Control Agency San~tary Sewer Extension Permit " Joint Powers Water Board Watermain Extension " MN Dept. of Health Watermain Extension " City of Albertville Pinal Plat " Wright County Pirial Plat " City o~ Albertville Street & utility Improve. Proj. " 9. Land Use Describe current and recent past land use and development on the site and on adjacent lands. Discuss the compatibility of the project with adjacent and nearby land uses; indicate whether any potential conflicts involve environmental matters. Identify any potential environmental hazard due to past land uses, such as soil contamination or abandoned storage tanks. Manufacturing Other Industrial Institutional Agricultural See attached 10. Cover Types Estimate the acreage of the site with each of the following cover types before and after development (before and after totals should be equal): ; Urban/Suburban Lawn Landscaping Impervious Surface Other (describe) 0 Agricultural Ditches 3.5 Golf Course Landscape 0 11. Fish, Wildlife, and Ecologically Senlltlve RNOurces. TOT A L = 2 7 1 . 4 a. Describ~ fish and wildlife resources on or near the site and discuss how they would be affected by the project. measures to be taken to minimize or avoid adverse impacts. Types 2 to 8 Wetlands Wooded/Forest Brush/Grassland Cropland Before 36.0 23.0 R 7 196 :2 After: 39.4' 19.0 ? 7: Before o 4.0 After 89.4 13.3 Q o 107.6 271.4 Describe any See attached b. Are there any state-listed endangered, threatened, or specia1-concem species; rare plant communities; colonial waterbird nesting colonies; native prairie or other rare habitat; or other sensitive ecological resources on or near the site? 0 Yes I8l No If yes, describe the resource and how it would be affected by the project. Indicate if a site survey of the resources was conducted. Describe measures to be taken to minimize or avoid adverse impacts. See attached 2 12. PhysIcal Impacts on Water Resourctl Will the project involve the physical or hydrolog\ .iteration (dredging, filling, stream diversion, outfall structure, diking, impoundment) of any surface water Oake, pond, wet1and, stream, drainage ditch)? 2 Yes 0 No If yes, identify the water resource to be affected and describe: the alteration, including the construction process; volumes of dredged or fill material; area affected; length of stream diversion; water surface area affected; timing and extent of fluctuations in water surface elevations; spoils disposal sites; and proposed mitigation measures to minimize impact~. See attached 13. Water Use 8. Will the project involve the installation or abandonment of any wells? Qg Yes 0 No For abandoned wells give the location and Unique well number. For new wells, or other previously unpermitted wells, give the location and purpose of the well and the Unique well number (if known). See attached b. Will the project require an appropriation of ground or surface water (including dewatering)? ex Yes 0 No If yes, indicate the source, quantity, duration, purpose of the appropriation, and DNR water appropriation permit number of any existing appropriation. Discuss the impact of the appropriation on ground water levels. . See attached C. Will the project require connection to a public water supply'Z Ga Yes 0 No If yes, identify the supply, the DNR water appropriation permit number of the supply, and the quantity to be used. See attached 14. Water-related Land Use Management Districts Does any part of the project site involve a shoreJand zoning district, a delineated lOO-year flood plain, or a state or federally designated wild or scenic river land use district? 0 Yes m No If yes, identify the district and discuss the compatibility of the project with the land use restrictions of the district. 15. Water Surface Use Will the project change the number or type of watercraft on any water body? 0 Yes tJ No If yes, indicate the current and projected watercraft usage and discuss any potential overcrowding or conf1i~ with other users or fish and wildlife resources. 16. Solis Approximate depth (in feet) to: Cround water: minimum 0 average 10-15 Bedrock: minimum N / A average N / A . Describe the soils on the site, giving SCS classifications, if known; (SCS interpretations and soil boring logs need not be attached.) Dundas and Ames Silt Loarns Hayden.Loarns Nessel Silt Loarns Glencoe Silty Clay Loarns Cordova and Webster Silty Clay Loarns 17. erosion and Sedimentation Give the acreage to be graded or excavated and the cubic yards of soil to be moved: acres 224.5; cubic yards 250,000 Describe any steep slopes or highly erodible soils and identify them on the site map. Describe the erosion and sedimentation measures to be used during,and after construction of the project. See attached 3 18. Wat.r OUallty '. Surface Water Runoff a: Compare the quantity and quality of site runoff before and after the project. Describe methods to be used to manage and/or treat runoff. See attached b. Identify the route{s) and receiving water bodies for runoff from the site. Estimate the impact of the runoff on the quality of the receiving waters. (If the runoff may affect a lak consult MEA W Guiddines" about whether a nutrient budget analysis is needed.) See attached 19. Water Quality. Wastewatllrs. a. Descri};le sources, quantities, and composition (except for normal domestic sewage) of all sanitary and industrial wastewaters produced or treated at the site. See attached b. Describe any waste treatment methods to be used and give estimates of composition after treatment, or if the project involv~ on-site sewage systems, discuss the suitability of the site conditions for such systems. Identify receiving waters (including ground water) and estimate the impact of the discharge on the quality of the receiving waters. (If the discharge may affect a lDke consult MEA W Guidelines" about whether a nutrient budget analysis is needed.) See attached c. If wastE!!; will be discharged into a sewer system or pretreatment system, identify the system and discuss the ability of the system to accept the volume and composition of the wastes. Identify any improvements which will be necessary. See attached 20. Ground Watllr - Potllntlal for Contamination a. Approximate depth (in feet) to ground water: 0 minimum; 1 0 -15 average. b. Describe any of the following site hazards to ground water and also identify them on the site map: sinkholes; shallow limestone formations/karst conditions; soils with high infiltration rates; abandoned or unused wells. Describe measures to avoid or minimize environmental problems due to any of these hazards. See attached C. Identify any toxic or hazardous materials to be used or present on the project site and identify measures to be used to prevent them from contaminating ground water. See attached 21. Solid Wastes; Hazardous Wasta; Storage Tanks 8. Describe the types, amounts, and compositions of solid or hazardous wastes to be generated, including animal manures, sludges and ashes. Identify the method and location of disposal. For projects generating municipal solid waste indicate If there will be a SOUl"Ce separation plan; list type(s) and how the project will be modified to allow recycling. . See attached b. Indicate the number, location, size, and use of any above or below ground tanks to be used for storage of petroleum products or other materials (except water). See attached 4 22. Tra!flc Parking spaces added -1 P Existing spaces (if project involves expant i) 0 Estimated total Average Dally Traffic (ADT) generated 2732 Estimated maximum peak hour traffic generated (if known) and its timing: ' For each affected road indicate the AUf and the directional distribution of traffic with and without the project. Provide an estimate of the impact on traffic congestion on the affected roads and describe any traffic improvements which will be necessary. The ADT estimate was achieved by assuming 10 trips per household per day: 244 lots x 10 trips + 12% = 2732.8 (use 2732) Parking, spaces noted above are proposed at the golf course clubhouse facility. 23. Vehlcl.,elated air emissions Provide an estimate of 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. (If the project involves 500 or 1110Te parking spaces, consult MEA W Guidelines" ;about whether a detailed air quality analysis is needed.) See attached 24. Stationary source air emissions Will the project involve any stationary sources of air emissions (such as boilers or exhaust stacks)? 0 Yes f]c No ' If yes, describe the sources, quantities, and composition of the emissions; the proposed air pollution control devices; the quantities and composition of the emissions after treatment; and the effects on air quality. 25. Will the project generate dust, odors, or noise during construction and/or operation? ~ Yes 0 No If yes, describe the, sources, characteristics, duration, and quantities or intensity, and any proposed measures to mitigate adverse impacts. Also identify the locations of sensitive receptors in the vicinity and estimate the impacts on these receptors. See attached 26. Are any of the following resources on or in proximity to the site: a. archeological, historical, or architectural resources? 0 Yes IXI No b. prime or unique farmlands? 0 Yes !Xl No C. designated .parks, recreation areas, or trails? 0 Yes KJ No d. scenic views and vistas? 0 Yes KJ No e. other unique resources? 0 Yes cra No If any items are answered Yes, describe the resource and identify any impacts on the resource due to the project. Describe any measures to be taken to minimize or avoid adverse ~pacts. 27. Will the project create adverse visual impacts? (Examples include: glare from intense lights; lights uisible in wilderness areas; and large visible plumes from cooling towers or exhaust stacks.) 0 Yes IE No If yes, explain. 28. Compatibility with plans Is the project subject to an adopted local ~mprehensive land use plan or any other applicable land use, water, or resource management plan of an local, regional, state, or federal agency? XXYes 0 No If yes, identify the applicable plan(s), discuss the compatibility of the project with the provisions of the plan(s), and explain how any conflicts between the project and the plan(s) will be resolved. If no, explain. The project is ,in conformance with the City Compreh~nsive Land ?se Plan, dated June 17, 1996. The land use designated for th1s property 1S ~ow density residential. There is no conflict between the pro~osed proJect and the City Comprehensive Plan. See attached map D for the Clty Land Use Plan. 5 29. Impact on Inf,astructure and PUbllc{ ylees Will new or expanded utilities, roads, infrastructure, or public services be required to serve the project? r:x Yes 0 No If yes, describe the new or additional infrastructure /services needed. (Any infrastructure that is a "C07I11eded action" with respect to t~ project must be assessed in this EA W; see "EA W Guidelines" frr details.) See attached 30. Related Developments; Cumulative Impacts a. Are future stages of this development planned or likely? 0 Yes RXNo If yes, briefly describe future stages, their timing, and plans for environmental review. b. Is this project a subsequent stage of an earlier project? 0 Yes I2!l No If yes, briefly describe the past development, its timing, and any past environmental review. C. Is other development anticipated on adjacent lands or outlots? IE Yes 0 No If yes, briefly describe the development and its relationship to the present project. d. If a,b, or c were marked Yes, discuss any cumulative environmental impacts resulting from this project and the other development. See attached 31. Other Potential Environmental Impacts If the project may cause any adverse environmental impacts which were not addressed by items 1 to 28, identify and discuss them here, along With any proposed mitigation. Impacts have been addressed 32. SUMMARY OF ISSUES (This section need not be completed if the EA W is being done for EIS seeping; instead, address re1er7ant issues in the draft SaJping Decision document which must accompany the EA W.) List any impacts and issues identified above that may require further investigation before the project is commenced. 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 con~itions. Further investigation of issues identified above before the project is commenced is rot deemed necessary. CERTIFICATIONS BY THE RGU (a1/3 certifications must be signed for EOB acceptance of the EAW forpublication of notice in the fOB Monitor) A. I hereby certify that the information contained in this document is accurate and complete to the best of my knowledge. Signature B. I hereby certify that the project described in this EA W is the complete project and there are no other projects, project stages, or project components, other than those described in this document, which are related to the project as "connected actions" or "phased actions," as defined, respectively, at Minn. Rules, pts. 4410.0200, subp. 9b and subp. 60. Signature C. I hereby certify that copies of the completed EA Ware being sent to all points on the official EQB EA W distribution list. Signature Title of signer Date 6 MiMcsou Environmcnt.a.l Quality Bout!. Revised lune 1990, 6. DESCRIPTION This Project consists of developing an 1 8-hole golf course and residential property on a 271 .4 acre parcel of property in the city of Albertville, Minnesota (the IIProject"). A portion of the golf course crosses the city corporate limits of Albertville and St. Michael (see map C). Cedar Creek Golf Course will be an 18-hole golf course. The golf course will be an 18-hole, par 71, regulation length golf course. The golf course will play from 5,000 yards from the front tees to 6,200 yards from the back tees. The golf course will include a full-length practice range with 20-25 tee stations and a large practice putting green. The golf course has been designed to include wetlands areas, ponds, sand bunkers and mounding that will provide scenic, challenging and memorable golf holes. Multiple tees, large irrigated tees, greens and fairways will insure a playable golf course that appeals to all levels of golfers. The golf course will feature golf holes that have variety in length and challenge. It is anticipated that because of its close proximity to the high school (1.5 miles) an improved golf program at the high school would be possible. . The clubhouse and parking lot will be centrally located on the golf course with access off County Road 118. The first and tenth tees, ninth and eighteenth greens, and the practice tee and practice green will all be in close proximity to the clubhouse/parking lot. , The residential development of the project is proposed as a Planned Unit Development (PUD) and strives to achieve a lot size of 15,000 square feet in the single family lots, which is consistent with the zoning of the property. A total of 159 lots are over 15,000 square feet; 11 lots are less than 1 5~000 square feet; and the average lot size is approximately 16,700 square feet. The PUD consists of 170 single family lots and 74 townhome units for a combined total of 244 dwelling units. A total of 113 dwelling units are provided with golf course frontage and another 47 dwelling units are provided with frontage to proposed park land. The City of Albertville is included in the Joint Powers Water Board System, along with the cities of Hanover and St. Michael. Domestic water and fire protection service will be provided to the Project by the Joint Powers Water Board System. : In 1993, Albertville upgraded its municipal wastewater treatment facility, and the wastewater from the Project will be treated at the upgraded facility through an extension of Albertville's sanitary sewer collection system. A sanitary sewer main line installed through the Project will be designed to accommodate the wastewater flow from adjacent properties that are expected to be developed in the future and for which sanitary sewer service will be required. It is estimated that approximately 200 acres to the south of the Project will ultimately be serviced with sanitary sewer from the main lines within the Project. The timing, extent, and type of residential development of the land area to the south of the Project is not known. However, the utilities within the project will be designed so that subsequent extensions to the south can be accomplished. Construction activities for developing the Project include typical earthwork operations as necessary for grading of streets, installation of piping for extension of the municipal water and sanitary sewer systems, and minor earthwork operations for the development. MPCA approved erosion control methods, such as silt fencing, will be used to mitigate potential erosion onto adjacent properties or into drainage ways or wetlands. The timing and duration of the construction is not established. The proposer desires to commence development of the area as expeditiously as possible. The rate of development of the Project is dependent upon timing of approvals as well as the rate at which housing is needed. 9. LAND USE The majority of the existing land use is agriculture, with portions of the property existing as wetlands. The estimated acreage of cover types before and after development are identified in the following section. Adjacent land uses include residential and agricultural. The City Approved Land Use Plan is attached as Map D. The proposed development is adjacent to a recently constructed residential development within the city of Albertville, Parkside Third Addition. The project is compatible with adjacent and nearby land uses which consists of recent residential expansions of the city of Albertville. Because adjacent land uses are consistent with the propoSed Project, no environmentally negative impacts are anticipated. The majority of the 200 acres to the south of the Project are also primarily agricultural with portions of the property existing as wetlands. Future residential development of the acreage to the south of the Project is compatible with adjacent and nearby land uses because it abuts the northerly boundary of the City of St. Michael which currently consists of agriculture and residential developments. Also, the Albertville-St. Michael High School is located east of the future residential development south of the Project. Thus, existing land uses are compatible with the Project and surrounding areas. The rate of future development is unknown. There are no known past land uses that would contribute to' present environmental concerns in the Project. 11. FISH, WILDLIFE. AND ECOLOGICALL Y SENSITIVE RESOURCES Attached is the DNR review of ecologically sensitive resources provided for the Project EAW. No known occurrences of rare species or natural features were found within a one mile radius of the Project. Therefore, no conflicts are anticipated for this Project, as the total boundary of the project is within the one mile radius. There are no fish resources on or near the site that could be affected by the Project. The existing land area of the Project will be developed to include only those areas that are currently used for agricultural purposes. Wetland areas impacted by the Project will be mitigated on site. The project proposes "wetland replacement" such that a total of approximately 1.0 acres of wetland credits will be banked by the project proposer. This area will be used for mitigation in future projects, if any. 12. PHYSICAL IMPACTS ON WA TER RESOURCES Physical or hydrologic alteration of surface waters outside the Project area will not occur. Development of the residential area within the Project will be consistent with the existing wetlands and wetland regulations. A combined total of 2,96 acres of the Type II wetland is proposed to be filled with material native to the Project. Minor relocation of portions of existing drainage ways within the Project area will be p~rformed to conform with overall platting and stormwater and water quality controls. Wetland replacement is proposed on the Project site which is in accordance with current wetland mitigation laws. See attached Map E for the Wetland Mitigation Plan. Stormwater detention/water quality ponds will be constructed that will control stormwater outflow rates and that will be designed in accordance with applicable stormwater quality criteria. The location and size of these facilities and the overall stormwater control for the Project will be discussed in the Water Quality-Surface Water Runoff section to the Environmental Assessment Worksheet. 13. WA TER USE a. A well is proposed to be installed as part of the golf course maintenance facilities. The well. would function as a secondary irrigation water source only when surface water sources do not provide adequate resources for the golf course irrigation system. The well is proposed to be a 4" cased well with sand screen point. A well permit has not been obtained; therefore, a unique well number is not known. The well is not proposed for domestic use. b. Appropriation of ground or surface waters is proposed to be used only as irrigation water for the maintenance of the golf course landscaping. An irrigation pond is proposed to be constructed that would receive surface water from water quality ponds associated with the Project as the main source of irrigation water. A well is proposed, as noted above, to function as a secondary source of irrigation water and would be used only when the supply of water in the irrigation pond is not m'aintained by surface flows. A total of 9.5 acres of water ponding is proposed as part of the project which will promote ground water recharge. Therefore the appropriation of ground and surface water for irrigation purposes should not adversely affect groundwater conditions. Appropriation of ground or surface waters is not anticipated during construction. The sole exception is if minimal dewatering of perched water is required for installation of the sanitary sewer collection system. The determination of whether any dewatering is even needed, or to the extent it may be needed, is dependent on whether water bearing seams are encountered during installation of the utilities. Dewatering during construction, if any, should not affect groundwater conditions, but will only affect perched water during the period of construction. c. The Project will receive water for domestic and fire protection purposes from the Joint Powers Water System for Albertville, St. Michael and Hanover. The DNR Water Appropriat~ is Permit Number for the supply 146359 and 455787. Estimated daily water consumption for the Project upon its completion is approximately 65,900 gallons per day using an average of 2.7 persons per residential unit and: a flow rate of 100 gallons per capita per day for water consumption. ' 17. EROSION AND SEDIMENTATION Grading of streets, lots, and golf course within the Project will be performed. Grading outside of street rights-of-way will be performed as necessary, in order to develop lots and building pad elevations consistent with drainage design criteria. The developer's intent is to perform as little grading as possible for the Project and to perform only that grading which is necessary for home construction, golf course design, and drainage purposes. Erosion control by the use of silt fences will be used to preclude erosion into downstream water ways or wetland areas. The Project does not contain steep slopes that will require additional erosion control measures. All erosion control during construction will be performed in accordance with the City, and MPCA's requirements that include the measures identified above. Detention/water quality ponds will be in place during and after construction that will serve as detention ponds for stormwater purposes as well as sedimentation basins for stormwater runoff prior to stormwater entering the existing wetlands and County Ditch No.9. The sedimentation basins and stormwater runoff will be further discussed in the following section. 18. WATER QUALITY - SURFACE WATER RUNOFF a & b. The quantity of runoff from the developed Project will not increase the rate of discharge to downstream water courses nor will the quality of stormwater be adversely affected. This estimate is based on standard runoff parameters for the soil cover conditions that presently exist on the property, and the soil cover conditions and impervious areas that are expected to exist at the time the Project is fully completed. The quality of stormwater runoff is expected to improve during and after construction due to the installation of detention/water quality ponds. The stormwater for a majority of the Project will ultimately discharge into County Ditch No. 9 (see Map "C") that is located on the east edge of the Project and flows to the south and empties into the Crow River. Stormwater from the Project will enter detention/water quality ponds prior to being discharged at controlled rates to County Ditch No.9. None of the storm water from the Project is discharged into lakes or protected streams of high water quality. The rate of stormwater discharge to County Ditch No. 9 will be controlled by the detention/water quality ponds that will store runoff during storm events and then release stormwater at controlled rates. Thus, the rate of flow of stormwater to County Ditch No. 9 will not be increased as a result of the Project. Stormwater from the Project enters the detention/water quality ponds through storm sewer piping and overland flow. The northerly portion of Cedar Creek (approximately 27 acres) adjacent to County Road 37 drains to the north through county and state highway ditches, as well as natural drainage ways to School lake. The majority of this area of Cedar Creek is proposed as outlots and designated for multi-family residential development by the City land Use Plan. Storm water discharge for this area will be addressed at the time of development of the outlots. The timing of thi~ potential development and how it may be staged is not known. Regarding stormwater quality, the Project will not degrade stormwater quality when compared to existing conditions. At the present time, a substantial percentage of the existing area is utilized for crops and agricultural purposes. As such, runoff from the existing agricultural property contains typical nutrients such as phosphorous and nitrogen that exist in fertilizers and agricultural waste. Runoff from the existing property also contains silt from erosion of crop land. Runoff from the completed Project may contain some nutrients from lawn fertilizers, such as those used on residential lawns and golf course landscaping, and contain some soil that may wash off streets into the storm sewer system. The, detention/water quality ponds in the Project will, however, provide a mechanism for sedimentation of soils and other foreign materials prior to the storm water flowing into County Ditch No.9. Thus, settleable solids should be reduced by construction of the Project. A ;majority of the stormwater from the Project will be routed through a number of ponds incorporated into the golf course design which will provide additional treatment and detention benefits. Therefore, the long term quality of stormwater runoff to County Ditch No.9 is expected to be improved. 19. WA TER QUALITY - WASTEWA TERS a. The residential area of the Project will generate approximately 65,900 gallons of domestic wastewater per day based on an average of 2.7 persons per residential living unit and a flow rate of 100 gallons per capita per day. The wastewater generated by the Project will not include any industrial contributions. The developable land to the south is expected to generate similar residential flows once developed. b. & c. Albertville upgraded and expanded its wastewater treatment facility in 1993. All necessary hearings were conducted and permits and approvals obtained from the MPCA for the upgrade and expansion of the Albertville wastewater treatment system. The wastewater treatment facility, as it currently exists, consists of a pond system that provides secondary treatment prior to tertiary treatment to remove phosphorous before discharge to Mud Lake. The organic treatment capability of the facility can be expanded by incorporation of air, if needed, into the pond treatment system. The existing wastewater treatment facility is designed to treat 315,000 gallons per day with a CBOD loading of 368 pounds per day. The wastewater treatment facility averages approximately 184,000 gallons per day (gpd), uS,ing available flow data, over a 12-month time period (April 1996 - April 1997). Higher than average flows occurred during May and June, averaging 200,000 gpd. ' Therefore, excess capacity of approximately 115,000 gpd currently exists throughout the year without any modification to the existing wastewater treatment facility. A proposed development immediately to the east, Center Oaks, is projected to generate approximately 27,000 gallons of wastewater per day, using an average 2.7 persons per residential living unit. The combined total of the two projects, Cedar Creek and Center Oaks is then 92,900 gallons which leaves a remaining capacity of 22,100 gallons. Thus, at the present time, the Albertville wastewater treatment facility has the capability to accept and treat all wastewater from the Project. The wastewater treatment facility is designed in such a manner that it can easily be modified to treat significantly higher flows and organic loadings. It is estimated that the wastewater treatment facility can be increased to treat an average daily flow of 1,373,000 gallons per day with a CBOD loading of 2,380 pounds per day, with modifications to meet higher standards. These designs are on file with the MPCA for the original treatment facility permit. Thus, Albertville's wastewater treatment facility has the capability to be easily modified for future wastewater flows and loadings from areas outside the Project. 20. GROUNDWA TER-POTENTIAL FOR CONTAMINA TlON b. The potential for groundwater contamination is not a concern. The property to be developed does not contain any known special geologic/land form features that would be of a special concern regarding potential groundwater contamination. Further, the development is residential and will be totally serviced by Albertville's municipal wastewater collection system. c. Because the Project is residential, no toxic or hazardous materials will be generated from the Project. 21. SOLID WASTE/ HAZARDOUS WASTE/ STORAGE TANKS a. Because the Project is a residential development, no hazardous wastes will be generated from the Project. Municipal waste will be generated from the Project and this waste will be collected and either disposed of or recycled in accordance with the contracts that the City of Albertville has for garbage pick-up and recycling. Construction of the Project will generate waste that is typical of residential home construction. Solid waste from these construction activities will be disposed of in accordance with applicable requirements. The exact location of disposal of construction materials is not known. b. Petroleum products may be stored in the golf course maintenance facility for the servicing of maintenance equipment. It is anticipated that product storage will be above ground and accessible to golf course maintenance workers only. During construction of the Project, it is expected that mobile fuel tanks will be on the property for the purpose of providing fuel for construction equipment. No permanent above- or below-ground tanks, other than noted above, are expected to exist after construction of the Project. 23. VEHICLE-RELA TED AIR EMISSIONS Based on the traffic data obtained from Question No. 22, and the fact that there is no reason to expect traffic congestion due to the Project, the Project will not cause any significant decrease in air quality due to vehicle-related air emissions. 25. DUST/ ODORS/ NOISE During construction of the Project, dust may be generated as a result of grading, utility installation and street construction. The significance of any dust will be minimal and can be mitigated by the use of water trucks, if needed, during construction of the streets. Once the streets are paved, dust should not be a factor. The City requires that the streets be paved prior to occupancy; therefore, dust generation' should not be an issue after street paving is complete. Further, park acreage and open areas are directly adjacent to the project and provide buffer areas during construction. Strong or potential odors will not exist during construction or after project completion. Noise generation will be typical of that for grading, utility installation, street construction, and home building. Major noise sources such as blasting will not occur. Especially sensitive receptors such as hospitals, etc., are not located in the vicinity of the Project. 29. IMPACT ON INFRASTRUCTURE AND PUBLIC SERVICES As stated in prior sections, sanitary sewer and water utilities will be extended to serve the Project. The sanitary sewer servicing the Project will be designed to accommodate acreage in Albertville that is located south of the Project. Both the water supply system and the wastewater treatment system have adequate capacity to accommodate the Project. 30. BELA TED DEVELOPMENTI CUMULA TIVE IMPACTS a. It is anticipated that the area to the south of the Project that is located in Albertville (approximately 200 acres) will someday be developed for residential use. The timing of this potential development and how it may be staged is not known. The potential for development of this area is being considered at this time so that utility extensions into the Project can be designed to accommodate future development. b. This Project is not a subsequent phase of an earlier project. c. Development of adjacent land along the southeast border, Center Oaks, is proposed to be a single-family residential development. Center Oaks is proposed as a Planned Unit pevelopment (PUD) and strives to achieve a lot size of 15,000 square feet for single family lots, which is consistent with the zoning of the property. A total of 108 lots are over 15,000 square feet; 5 lots are less than 15,000 square feet; and the average lot size is 16~ 739 square feet. As it is adjacent to the Cedar Creek Golf Course, Center Oaks will have 17 dwelling units with golf course frontage. Another 12 dwelling units are provided with frontage to proposed park land within the Center Oaks development. An outlot of the Center Oaks project is proposed to be incorporated into the golf course design as area for the fairway and green of Hole 12. Center Oaks is proposed to be developed by others and an EAW has been prepared and sent out for review in August 1997. Development of bordering land to the northeast, Fairfield, is proposed to be a single-family residential development. Fairfield is proposed with a minimum lot size of 15,000 square feet, which is consistent with the zoning of the property. The development is proposed to have both single-family residential units and multiple-family residential units. Utilities to serve the development are proposed to be extended from existing developments to the east. Phase I of the development is being constructed in 1997 (see map C). Three outlots are proposed on the north portion of Cedar Creek. The city land Use Plan has designated the area of the outlots to be used for multi-family residential development. Property adjacent to the north! of Cedar Creek, along County Road 37, is designated for industrial development. Multi-family development of the outlots of Cedar Creek will provide a transition zone from the industrial area to single-family residential development. The timing of this potential development and how it may be staged is not known. ' d. Future development of other areas will be required to meet all city standards in place at the time of development. Because the remaining area to the south in Albertville is relatively small, cumulative environmental impact of this Project and all future development to the south, even if full residential development occurs, is negligible. The existing utilities have the capacity to accommodate future development, and a major county highway runs adjacent to the property which may provide access. Future development in Albertville to the south of the Project will simply abut against the northerly city limits of St. Michael, which currently consists of residential development. WRIGHT COUNTY MINNESOTA _f. 0 1fOCInfCIt,._ ~ ~. ':S'T8CKHOLM ~ ~ ~O ::IE ~C:> ~ 4-~ .S-y-(6 >- t- Z :;) o u :i !'! ;:i R.24W. :i Je ;::; . ~ ~ q... ~ ~ ~ ""..~':'26"'."-::: -R.nw. R.2I.. CARVER R.n .. COUNTY MC LEOO MmLAND ATLAS COMPANY, INC. MILBANK, SOUTH DAKOTA @cop.r~t. 1990 by IlidI.oaI Ad.. "-7. In:. Map A I I " "'", i !" I o ..f''''r;'':' 0 IJ ,1\ II c:::~ .,\Li ST, MICHAEL MINNE~~:ADRANGLE '47 7.5 MINUTE SERIES _f/( _'.... .,,401'" "" "'c"',," ". "(~OPOGRAPHJC) r _ _ _ ~'. ~ ::.:....,.. . 2 090 000 fEET '" '",,"" ~ '\ _:.10- ~~.) R." . ! ..~,.,. j( . ~r~:~::~:'~",~"'~ i~~~1]'~" ~';I;~""" r .. _. If. ..... ~I (l> , I, ,.' .... '. j " _(" 'C::::: "'J(l> 36 ::<J '- : \:1 I c:: " 'b ,[ '. .:-------./. /,1 '-I'J~ ~or 0, f~,,?:r->V)95f ",' ~ ~v=-:~ - ~~~1 , t'_~ "7 _,,-<V> ]',--1--- _ '979,:, -./ rl~ ~T ""~I ,y/ ".L -- , (: _ V (' j/ I"',... j " ~OSI I" <9<:< - I' ge Disposal I '-. J """& '" 'I!' .. .. 1 <:::- ~---........5' ' .' : '" L 'K \ ,,~" ._-~-:;:"1-- " ... . "--:'P"'~ ... JI.ct- AibertYiUe..:1 . '. f .~....", I ;- .; ,.1 , 1~, ACl : . , : ; I ,.~ i!; I I . 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F""~: 7" , ~f_-- ~ '" ". "'" " 'if: ._~~~ 'C. ,: ,_~' .$": . .IfSll/ ~ ~.(>. .}()It.c~~'' ~;.:,'~. ~- .....q_.~;;y.. bfJ . . ::..1 . 0 - ..' ."-.J T. J') I ...0;;. . ) 0: ~H'" i : ' ", :" { ; !Md~ ~~~.~';:;'::ll. {. · p. -\ ., ~ .' . . \~. . . I ~ ~ \ \ .__ 0, ~ ~ ~"' :,., '(h. if r'j (, \ . ~. I TI' I I ' \ " :.-' ~'r.~.' ~.' ~ Ii . -, -' '," ' ~.l\f. . ~l') t~, ~ /~- ----, \ ___..,~,.", ,j_ \ '.,A %;... !dI j" '...., /____ b' ; '. III ,,:TP '~- ' -, /~" ~r .~ .. /"....... r.o t \ ~,lt.l. " " . . u . ~I " ~ -' '7c,1r- ", " I ~,.,.. 1\ . JI,Ii J I 1 ll\~"':~\< f&.\ \ '" ._'J ol oJ. ' "i'; /," d 'f ~ ~",~ \11 " ,.,.., / .- IU 1 i B ~......'~' \~ '__ / ~ bI .1' > I :;;: --, J~ ---- ~:3 ,r,~ b ~ -----j'! I I L I . .) O,,).9~J..,Q-4-I_ ,ilt.'I'I?.:1W .J.$ - - ~ - 1I 1- ~ ~ I.lJ ~ () PROPOSED LAND USE PLAN(adop~d17June1996) o ...[J fill ... kfJ,) . G Agricultural I Rural Low Density Residential Medium Density Residential High Density Residential Commercial ~ f271 W ~ td [j,;- ..' . ." Industrial Public & Semi-Public Park & Open Space Future Park & Open Space Lakes & Wetlands ..... Primary Street Alignments Shared Private Drives () ~ * ~ f- ~ G ~ If Cl! ~ J "l t!J !J <t .I ..J ~ /f ~ ~ ~I t f.l llJ . ~ IIIl1. . t ~ u: \II ~I <i il ~L , o 1000 2000 ~- SCALE IN FEET CITY MAY OF ALBERTVILLE 1996 COMPREHENSIVE PLAN DEVELOPMENT FRAMEWORK Map D r-r' ~ J < < ~ IbYI ~ < I1YI ~ 0 .. :b g z: ..... ~ JI ..... 0 Il= ~ / ~~ ~ J ~ / "}l'\j l'\j~ ,Q) . ~, ,tl ' : ~ ~ : v; ',~ ~ ,-':( : ::,..... : Q) . -':( tl . : .... (j '8! tl ' k Q..I'<) ,<J lI) , -c: ....., ~ '- -c: -c: '~ ~:::: :~ -.)~~ ' ~ lI) lI) :,~ -C:~~-;tl ~-c:-c::::: ~ ~--......c:"( tl tl Q) --.............................~ tl~~ 2......., ....., () () f.-... f.-... "'"" <t) <t> .... '-' . ().....:................ ::~~~: ,,,- ~~\:)- ~8 V) CI) V) , (() "- Q:)CJ~~I'<)t'() ~.,........ C)""-C) ;; ~O)O) ~ If)~ l'\j ~ : : -c: .:: ~ :c: () ,::J ....., , .... ~()Q) , Q) Q.. ~';:(J Q::Q)~ ~ E () '- G ,""" tl c: () Q)>::...... .... ~ Q) "( ~ ...... -- tl tl tl .... "-'''-'Q) C) () ::,. f.-...f.-..."( 6 226,27' "-' ~ ~ ~ :J -':( l... l... lI) () Q) tl Q.. Q..Q) .... CI)(J CI) -g..... Q) :J '-- '-- ~ ,::J V)....., Q\ l... ~ CJ...... ~...... ~tl ~C) '" ~ Q) -.-. Q) -- C:'........ \))~ -; '- ~ \:) ~ --.J::JII)CI) Q) ... ... c: :?Q)~() -Q.....,- ::JCI)C)-o.., (c) Q) Cl:l (J Q)Q) ~ l... I..... __'........ \:) g--.-.......... ::J... .... ~l'\jl.......... Q) \:) ~ c: ~ tl ;,;.3 --.J II) "-' lI) ~ ~ Q) ::,. ~,. ,. \:) Q) ~ (J c: ~ c: C) ....., () '-' () lI) lI) "( lI) l... Q) ~ CJ ~ ::t: ,. Total TownhaTJe Units........... Total hCJfT'es with golf view.... Total hCJfT'eS wi th 3 car garage potential........."......... Total Area in TownhaTJe ......... Average lot area per unit...... Notes: 28' wide road allows parki q one side. 30' wide entranvce allows open sight Ii with quest parking on we. t side. Landscape Guide Line: 2 trees per unit Fu I I Border edg, w/l0 shrubs per un it. Irrigation sys qn all turf areas. * N CD ..,. m CJl Note:Shaded Driveway & building area indicates possible 3 car garage optional. Cb ~-Q ~ 1>0 ~ OJ~1T1T"~f]i @ff 1JOO~~~[J0{] Dlf1r ~[L MEYER-ROHLIN,INC ENGINEERS-LAND SURVEYORS 1111 Hwy. 25 N., Buffalo, Minn: 55313 OATE: t$--u--, JOB NO. 9fZ-J ATTENTION TO Cz:-ry DF ~V'p(J..e{' Av,J ; b~N ~l; t Crl't ADM.,.,} RE: G~'C1NG Ce...m.rrPrvS /)~ Leo ~ It... 'Wt.IZ ~,; Cevr~o~ ~~ {11", WE ARE SENDING YOU 0 Attached 0 Under separate cover via the following items: o Shop drawings o Copy of letter o Prints o Change order o Plans o o Samples o Specifications COPIES DATE NO. DESCRIPTION / t:ir<B-('Jii/t;. ~"7"'~ 11 , . THESE ARE TRANSMITTED as checked below: o For approval o For your use o As requested o Approved as submitted o Approved as noted o Returned for corrections o Resubmit copies for approval o Submit_copies for distribution o Return_corrected prints o For review and comment 0 o FOR BIDS DUE 19 o PRINTS RETURNED AFTER lOAN TO US REMARKS .~~ . /,J ,,-.'> , tc Pe-Tc! ~~ Lee S~OLMAN ~~I.A/l...C boY -r-e.w.s.oW -- s e-t+ - rJM- - tu..o~ ~ P:J:.\.O-r- '0.. :.'?...... SIGNED: ~-~u ""--- COpy TO " enclOSUreS"lHd not as noted, kindly notdy us ~t once.