The URL can be used to link to this page

2000-07 EAW Balfany Residential Devlp C! I n 0 1 u 1 Environmental Assessment Worksheet Balfany Residential Development Portions of Section 36, T121 N, R24W Albertville, Minnesota July, 2000 Responsible Governmental Unit City of Albertville 5975- Main Avenue NE P.O Box 9 Albertville, MN 55301-0009 Phone (763) 497-3384 i.:iJ ~° r~~'1"='Y~-` ~ v Yi-':~'1=' Fax (763) 497-3210 Project Proposer Contractor Property Developers Company Quadrant Building 7100 Northland Circle, Suite 108 Brooklyn Park, MN 55428 ~ ~ Phone (763) 971-0477 ~~~~~ FAX (763) 971-0576 Consultant to Project Proposer ';_`t ~~, J Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, Minnesota 55344 Phone (952) 937-5150 FAX (952) 937-5822 ENVIRONMENTAL ASSESSMENT WORKSHEET Balfany Residential Development Proposer Contractors Property Developers Company Mr. Homer Tompkins The Quadrant Building 7100 Northland Circle, Suite 108 Brooklyn Park, MN 55428 Phone (763) 971-0477 Fax (763) 971-0576 RGU City of Albertville Ms. Linda Goeb 5975 Main Avenue NE P.O. Box 9 Albertville, MN 55301-0009 Phone (763) 497-3384 Fax (763) 497-3210 Consultant to Project Proposer Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Phone (952) 937-5150 Fax (952) 937-5822 CONTENTS Page Balfany Residential EAW .......................................................................................................................1 Exhibits and Appendices LIST OF EXHIBITS Exhibit USGS Topography and Site Location ...................................................................................................1 Preliminary Site Plan ..............................................................................................................................Z 1997 Aerial Photography and Adjacent Land Use ...............................................................................3 Existing Land Cover ...............................................................................................................................4 Existing Conditions ................................................................................................................................5 Aerial Photography and National Wetlands Inventory Mapping ........................................................6 Preliminary Grading, Drainage, and Erosion Control Plan .................................................................7 Shoreland Analysis ................................................................................................................................8 Entry View ...............................................................................................................................................9 Typical "Traditional Neighborhood Design" Lot ...............................................................................10 Typical Standard Subdivision Lot .......................................................................................................11 Shoreland Conservation Easement -Typical Lot .............................................................................12 LIST OF APPENDICES Appendix DNR Natural Heritage Database Search .............................................................................................. A Minnesota Geological Survey Well Logs ............................................................................................ B State Historic Preservation Office Correspondence .......................................................................... C July, 2000 0 0 BALFANY RESIDENTIAL DEVELOPMENT Note to Preparers: The Environmental Assessment Worksheet provides information about a project that may have potential for significant environmental effects. The EAW is prepared by the Responsible Governmental Unit (RGU) or its agents to determine whether an Environmental Impact Statement (EIS) 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. Comments on this EAW must be received by the City of Albertville by 4:30 p.m. on September 6, 2000. 1. Project Title ~i 2. Proposer: Contact person Title: Address: IJI ENVIRONMENTAL ASSESSMENT WORKSHEET (EAW) Phone: Fax: Email: Balfany Residential Development Contractor Property Developers Co. Mr. Homer Tompkins President Quadrant Building 7100 Northland Circle, Suite 108 Brooklyn Park, MN 55428 (763) 971-0477 (763)971-0576 htompki ns(a~schererbros.com 3. RGU: City of Albertville Contact person: Ms. Linda Goeb Title: City Administrator Address: City of Albertville P.O Box 9 Albertville, MN 55301-0009 Phone: (763) 497-3384 Fax: (763) 497-3210 Email: Igoebri~matrixnet.com 4. Reason for EAW Preparation ^ EIS Scoping ~ Mandatory EAW ^ Citizen Petition ^RGU Discretion ^ Proposer Volunteered If EAW or EIS is mandatory give EQB rule category subpart numbers(s) 4410.4300, Subp. 19 and subpart name(s) Residential Development ' 5. Project Location County: Wright County ' City: Albertville, Minnesota, Twp: portions of the NE '/4, SE'/4, NW Y4 and the SW '/4 of Section 36, T121 N, R24W Attach copies of each of the following to the EAW: • County map showing the general location of the project; • U.S. Geological Survey 7.5 minute, 1:24,000 scale map indicating project boundaries (photocopy acceptable); • Site plan showing all significant project and natural features. 6. Description ' a. Provide a project summary of 50 words or less to be published in the EQB Monitor. Contractor Property Developers Company (CPDC) is proposing construction of 150 single-family ' residential lots on 85 acres located between School and Mud Lakes in Albertville, Minnesota. The site currently includes cropland, woodland, wetland, and grassland. Development plans include wetland impact and mitigation, woodland preservation, and seven lake access lots. ' Page 1 Balfany Residential Development EAW July 18, 2000 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. Indicate modifications to existing equipment or ' industrial processes and significant demolition, removal, or remodeling of existing structures. Indicate the timing and duration of construction activities. CPDC is proposing construction of 150 single-family residential lots on approximately 85 acres ' located in the NW'/<, and SW'/4 of the SW'/4 of the NE'/4 and in the E'/z of the SW'/4, and in the NW '/< of the NW '/4 of the SE'/< in Section 36, T121 N, R24W, Albertville, Wright County, Minnesota (Exhibit 1). ' Land use surrounding the site consists of tilled agricultural fields to the northeast and northwest, two natural environment lakes border the property on the west (School Lake) and east (Mud Lake), and a sewage treatment facility is located just east of Mud Lake. County Road 37 and Interstate 94 are located south of the property. The proposed project includes 150 single-family lots, seven lakefront outlots, and is proposed as a common sense approach to traditional neighborhood development, creating community through the use of traditional urban design principles and architecture (Exhibit 2). The project proposer retained Mr. Marc Putman of Putman Planning and Design to create a "TND" (Traditional Neighborhood Development) design that features narrower streets, variable setbacks, and abundant public open space amenities. This approach seeks to achieve a walkable, neighborly feel to the development by placing houses, rather than garages, closer to the street, building sidewalks, creating tree-lined boulevards, and providing park spaces within close walking distances to everyone. The open space/park system promotes the Lakeshore ' resource by providing public parks along the lakes that allow everyone equal opportunity to enjoy them. Project construction will convert approximately 51 acres of agricultural fields, 13.5 acres of woodland, and 7.5 acres grassland to residential lots, streets, homes, stormwater ponding, replacement wetland, lake access lots. The project will require shoreland overlay district variances for riparian lot density and structural setbacks from the Ordinary High Water Levels (OHWLs) of School and Mud Lakes. A shoreland conservation easement will encompass the Lakeshore wetland habitat and will be planted with native tree and shrub species with the intention of improving the Lakeshore habitat. Most areas of the site will be mass graded in phases during construction. ' Custom grading will be considered for some of the lots near tree preservation and wetland avoidance areas. Construction dewatering will be conducted on an as-needed and permitted basis to install sanitary sewer, municipal water, and storm sewer. The project will entail about 0.74 acre of wetland fill and 0.64 acre of wetland excavation. Approximately 84 percent of the wetland excavation is designed to be self-mitigating. Proposed onsite wetland replacement will meet ' regulatory requirements. Best Management Practices (BMPs) will be implemented during and after construction to protect water quality and reduce the potential for soil erosion and sedimentation. Based on conversations with the current owner, the former farmstead was abandoned and the fields ' have been fallow for the past six to eight years. Demolition activities will include removal of the silo, building foundations and the large metal shed. The farmstead debris leftover from the previous landowners will be removed and disposed of properly. ' It is anticipated that potential environmental impacts associated with development will be limited to short-term impacts related to construction, and will not result in any long-term significant environmental impacts. Construction activities are expected to begin in late summer of 2000 and be completed in late 2002 or 2003. However, the ultimate development schedule will depend on market ' conditions. 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. The purpose of the Balfany Residential Development is to meet the demand for single-family residential lots with open space amenities in the City of Albertville, and to perpetuate the City's ' reputation as a livable community. CPDC, a private developer, will carry out the project. Westwood Professional Services, Inc. Page 2 • Balfany Residential Development EAW July 18, 2000 d. Are future stages of this development planned or likely? Q Yes ^ No If yes, briefly describe future stages, relationship to the present project, timeline, and plans for ' environmental review. Future stages of development may be proposed in conjunction with this project. The project proposer is considering potential for 885 residential units on 375 acres. The Balfany Residential ' Development includes 150 single-family homes on 85 acres. Additional phases may include 659 single-family homes and 225 townhomes on 280 acres. Combined, the "Towne Lakes Residential Development" would occupy nearly all of Section 36, T121 N, R24W in Albertville and portions of Sections 30 and 31, T120N, R23W in Otsego, Minnesota. The potential and timing for future ' development is uncertain and is contingent upon acquisition of the adjacent properties by the proposer. Therefore, potential future stages are not considered connected or phased actions under Minnesota Rules Part 4410.0200, Subparts 9b and 60, respectively. If future development applications are not filed until at least three years after construction of this project has begun, future stages will be addressed under a separate environmental review process as set forth under Minnesota Rules Part 4410.4300 Subpart 1. If future development is separated from this project by less than three years, this environmental review process will be amended before future ' development proceeds. e. Is this project a subsequent stage of an earlier project? ^ Yes D No If yes, briefly describe the past development, timeline, and any past environmental review. 7. Project Magnitude Data ' Total Project Acreage: 85 Number of Residential Units: Unattached 150 ,Attached 0 ,Maximum Units Per Building 1 Commercial, Industrial, or Institutional Building Area (gross floor space) Total Square Feet: Indicate area of specific uses (in square feet): Office N/A Manufacturing N/A RetaiUCommercial N/A Other Industrial N!A Warehouse N/A Institutional N/A ' Light Industrial/Warehouse N/A Agricultural N/A Other Commercial (specify) N/A Building Height(s) max = 35 ft. If over 2 stories, compare to heights of nearby buildings N/A ' 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. n n Unit of Government Type of Application Status City of Albertville EAW Negative Declaration To be applied for City of Albertville Rezoning Application submitted City of Albertville Preliminary Plat Approval Application submitted City of Albertville Shoreland Ordinance Variance Application submitted City of Albertville Final Plat Approval To be applied for City of Albertville Site Plan Approval To be applied for City of Albertville Grading Permit To be applied for City of Albertville Building Permit To be applied for City of Albertville Municipal Water Connection Permit To be applied for City of Albertville Sanitary Sewer Connection Permit To be applied for City of Albertville WCA Certification of Wetland Replacement To be applied for MN DNR Division of Waters DNR Protected Waters Permit To be applied for MN DNR Division of Waters DNR Water Appropriation Permit To be applied for MN DNR Bureau of Real Estate Mgmt. DNR Utility Crossing License To be applied for Westwood Professional Services, Inc. Page 3 • ' Balfany Residential Development EAW C u July 18, 2000 Unit of Government Type of Application Status MN Department of Health Water Main Extension Approval To be applied for MN Pollution Control Agency NPDES/General Stormwater Permit To be applied for MN Pollution Control Agency Sanitary Sewer Extension Approval To be applied for U.S. Army Corps of Engineers GP/LOP-98-MN To be applied for All required permits and approvals will be obtained. Any necessary permits or approvals that are not listed in the table above were unintentionally omitted. 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, or proximity to nearby hazardous liquid or gas pipelines. Land Use ' Based 1997 aerial photography, land use surrounding the site includes tilled agricultural fields, two lakes, and a sewage treatment facility (See Exhibit 3). Approximately 51 acres, or 60 percent, of the site was used for growing agricultural crops. The three fields range from 2.5 to 43 acres in size, and have been fallow for several growing seasons. Westwood Professional Services, Inc. conducted a field visit on April 7, 2000 to determine woodland quality and species composition. Several woodland areas were evaluated throughout the site. The highest quality woodland area is located in the northwestern portion of the property. Trees in this area were identified and located using land surveying methods. Current design plans have been tailored to preserve a large portion of this woodland. Several additional woodlands were evaluated and found to be in poor condition. Many areas contained dead or dying trees, invasive species such as buckthorn and prickly ash, and low species diversity. r 1 Adjoining Land Use Compatibility The predominant existing land use in the project area is agricultural. The City of Albertville Comprehensive Plan Update (Dec. 1996), Planning District Eight, which includes the development site and surrounding areas, proposes land use to include low density residential, commercial, park and open space, and public/semi-public uses (Official Land Use Plan, Aug. 1999). The proposed project is consistent with the low density residential land use shown on the Official Land Use Plan. The City of Albertville Comprehensive Plan defines fow density residential as "less than five units per acre" and the proposed project has a gross density of 1.76 units per acre. No land use conflicts are anticipated. Potential Environmental Contamination The City of Albertville requested that an ASTM Phase 1 Environmental Site Assessment (ESA) be conducted to identify any recognized environmental conditions present at the site. Tetra Tech EM, Inc. completed a Phase I ESA for the property in June, 2000 and observed the following conditions during their site review: • A vacant farmstead with extensive debris, including over 50 tires, four washers, seven refrigerators, one dishwasher, one dryer, two oil burners, paint cans, and oil cans; • Two above-ground storage tanks (ASTs) and two pole-mounted transformers; • Snowmobile parts, automobile parts, and a boat; • Two 55-gallon drums and a number of smaller drums, most of which appeared empty. Tetra Tech also noted the possibility of a well and septic system on the site, although no registered domestic wells exist on the site and no known well abandonment records exist for the property. Possible sources of contamination from the debris include leaks from the ASTs, freon from the refrigerators, household chemicals and cleaners, and unknown chemicals or petroleum products associated with the drums observed near School Lake, boat, and vehicle parts. Based on conversations with the current owner, the farmstead was abandoned six to eight years ago. Due to the drums observed on the site and the presence of stained soil in the vicinity of the ASTs, Summit Envirosolutions, Inc. is currently conducting a Phase II ESA to further assess the potential for Westwood Professional Services, Inc. Page 4 • ' Balfany Residential Development EAW 7 C L July 18, 2000 environmental contamination. The drums, debris, and ASTs will be disposed of properly before the property is developed. No other conflicts involving environmental matters are anticipated in conjunction with adjacent or nearby land uses. 10. Cover Types: Estimate the acreage of the site with each of the following cover types before and after development: Estimated Pre- and Post-development Land Cover Land Cover Before (acres) After (acres) Grassland/Open Space 7.5 0.0 Wetlands Types 1 through 8 10.6 10.6 Woodland 16.0 2.5 Tilled Agricultural Fields 50.9 0.0 Homes/Streets/Impervious Surface 0.0 20.3 Lawn/Landscaping/Park 0.0 49.4 Stormwater Ponding 0.0 2.2 TOTAL 85.0 85.0 See Exhibit 4 for distribution of land cover types If Before and After totals are not equal, explain why: Before and after totals are equal. 11. Fish, Wildlife, and Ecologically Sensitive Resources a. Identify fish and wildlife resources on or near the site and discuss how they would be affected by the project. Describe any measures to be taken to minimize or avoid impacts. Wildlife habitat in the project area is directly related to vegetative cover. Because approximately 60 ' percent of the site (51 acres) has been used for production of annually tilled agricultural crops, perennial wildlife habitat has been limited to the portion of the site that exists in wetland (10.55 acres), grassland (7.5) and woodland (16 acres) (see Exhibit 4). During an April 7th field visit, Westwood Professional Services, Inc. observed ring-necked pheasants, downy woodpeckers, rabbits, Canada geese, various duck and bird species, seven white-tailed deer, and one beaver. School and Mud Lakes provide habitat for waterfowl, furbearers, and shallow-water fish. Project construction will convert approximately 51 acres of agricultural fields, 13.5 acres of woodland, and 7.5 acres grassland to residential lots, streets, homes, Stormwater ponding, replacement wetland, and lake access lots. The preserved wetland and woodland will provide potential habitat for small mammals and those songbirds that are disturbance tolerant, but are less ' likely to be used significantly by larger mammals such as white-tailed deer, which occupy larger home ranges and require more contiguous habitat. However, deer may continue to travel through the conservation easement in the backyards of riparian lots. Some local decline in wildlife abundance is expected to result from the project; however, the project is not expected to result in a ' regionally significant decline in wildlife abundance or species diversity. Measures to minimize the amount of species loss includes preservation of 2.5 acres of oak woodland located in the northwestern portion of the site, avoidance of 9.17 acres of wetland, and creation of 2.2 acres of ponding. These activities are expected to nominally mitigate adverse effects on some small wildlife. However, populations of species that depend more on cropland or grassland, such as ring-necked pheasants, will be displaced. Migratory birds are expected to ' respond to the development by locating alternative nesting sites upon their return from wintering habitats. Non-migratory species with small home ranges such as small mammals will experience more adverse effects. These species, which include meadow voles and shrews, will compete with ' 1 Westwood Professional Services, Inc. Page 5 Balfany Residential Development EAW July 18, 2000 other individuals of the same species to claim territories in neighboring habitats or succumb to mortality during project construction. ' 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 D 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 2000862. Describe measures to minimize or avoid adverse impacts. ' The Minnesota DNR Natural Heritage Program conducted a database search to determine if any records exist for occurrences of rare or endangered plants, animals, or communities on or within ' one mile of the site. The results of this search are contained in Appendix A. The DNR database search indicated there are no known occurrences of rare species or natural communities within a one-mile radius of the site. Acounty-by-county survey of rare natural features has been completed for Wright County, and therefore the information provided by the DNR is quite thorough. 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 water such as a lake, pond, wetland, stream or drainage ditch? D Yes ^ No If yes, identify the water resource affected and give the DNR Protected Waters Inventory number(s) if the water resources affected are on the PWI. Describe alternatives considered and proposed mitigation measures to minimize impacts. The project will involve the physical and/or hydrologic alteration of surface waters including lakes and wetlands. The project will entail 0.64 acre of wetland excavation, 84 percent of which will be designed to ' be self-mitigating, and 0.74 acre of wetland fill. Wetlands on the Balfany parcel were delineated by two separate companies over the course of three years. Svoboda Ecological Resources (Svoboda) conducted a wetland delineation on the 85-acre parcel located between Mud and School Lakes (Balfany} on May 8th and 9th, 1997. Svoboda located and flagged six jurisdictional wetlands (Basins 1, 2, 2-a, and ' 3-5) within this parcel and completed a delineation report entitled Northwest Mud Lake Albertville, Minnesota: Wetland Classification, Identification, and Delineation Report, November 24, 1997. Westwood Professional Services reviewed this fieldwork and delineated an additional wetland (Basin 6) on November 8th, 1999. Wetland Delineation ' Wetlands were delineated using the methods found in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, Waterways Experiment Station, 1987). This manual is currently followed to delineate wetlands regulated under the Minnesota Wetland Conservation Act of 1991 and Section 404 of the Federal Clean Water Act. A sampling transect was established in a representative ' transition zone of each identified wetland. Transects consisted of one sampling point in upland and one point in wetland. Soils, vegetation, and hydrology information were recorded for each point on data forms. Wetlands were classified according to Wetlands of the United States (U.S. Fish and Wildlife Service Circular 39; Shaw and Fredine, 1971) and Wet/ands and Deepwater Habitats of the United States (FWS/OBS Publication 79/31; Cowardin et. al. 1979). ' Prior to visiting the site and delineating wetlands in the field, both Svoboda Ecological Resources and Westwood reviewed National Wetlands Inventory (NWI) mapping, aerial photographs, the Soil Survey of Wright County, Minnesota (USDA, 1968), and DNR Protected Waters Inventory Mapping (Minnesota DNR, 1984). ' Wetland boundaries were staked using wooden lath and pink "wetland delineation" pin flags, and located using professional land surveying methods. The locations of wetlands are shown on Exhibit 5. Westwood Professional Services, Inc. Page 6 • Balfany Residential Development EAW July 18, 2000 ' Wetland Mapping The Soil Survey shows the site includes Hayden loam, 2-6 percent slopes; Hayden loam, 6-12 percent ' slopes; and Hayden loam, 12-18 percent slopes. These soils are primarily located on the elevated portions of the property. Hydric soils mapped on the site include Beach material, sandy; Dundas and Ames silt loams, Glencoe silty clay loam; Marsh; and Peat and muck, shallow over sand (Hydric Soils of Minnesota, list revised December, 1995). NWI mapping for the site depicts the majority of the wetland acreage to be associated with School and Mud Lakes. The NWI (St. Michael and Big Lake Quadrangles) mapped wetland Types 1, 3, 5, and 7 on the Balfany site (Exhibit 5). The Protected Waters and Wetlands Inventory for Wright County (Minnesota DNR, 1987) shows the property includes two DNR Protected Waters, School Lake (86-25P) and Mud Lake (86-26P). The DNR has set the Ordinary High Water Level (OHWL) for these lakes at 947.3 feet above mean sea level (msl). Wetland Descriptions Svoboda Ecological Resources and Westwood Professional Services delineated and flagged 7 wetlands that encompass approximately 459,672 square feet (10.55 acres) within the 85-acre property. The wetland delineations were combined for the purposes of this project. Svoboda Ecological Resources and Westwood Professional Services delineated wetlands based upon the: (1) predominance of hydrophytic vegetation, (2) presence of hydric soils, and (3) evidence of wetland hydrology. The delineated basins are described below and shown on Exhibit 5. Basin 1 is a portion of School Lake (DNR Protected Water 86-25P) and encompasses approximately 64,571 square feet (1.48 acres). This wetland was delineated by Svoboda Ecological Resources as a Type 1 Seasonally flooded basin (PEM1 F, palustrine emergent persistent, semi-permanently flooded) wetland. Vegetation on the upland side of the basin includes Kentucky blue grass, box elder, red cedar and some prickly ash and dandelion. Vegetation within the wetland includes primarily reed canary grass and cattail. Soils on the wetland side exhibited hydric characteristics such as low-chroma and mottles. Free water was observed in the wetland auger hole at 8 inches below grade but was not observed in the upland auger hole location at greater than 30 inches below grade. ' The west side of Basin 1 was delineated by Westwood Professional Services as a large Type 5 shallow open water wetland (PUBH, Palustrine unconsolidated bottom, permanently flooded) with a Type 1/3 (PEMA/PEMC, Seasonally flooded basin/Shallow marsh) fringe. Portions of this wetland extend off-site ' to the southeast. Basin 1 has a DNR- established OHWL of 947.3. Vegetation on the upland side of the basin includes common dandelion, common plantain, smooth brome, and Canada thistle. Vegetation within the wetland includes primarily reed canary grass. The wetland to upland transition was distinguished in the vegetation by an increasing percentage of common dandelion, common plantain, and Canada thistle. Soils on both sides of the wetland line exhibited hydric soil characteristics. Basin 2 is a portion of Mud Lake (DNR Protected Water 86-26P) and encompasses approximately 311,286 square feet (7.15 acres). Svoboda Ecological Resources delineated this wetland as a Type 1 Seasonally flooded basin (PEM1F, palustrine emergent persistent, semi-permanently flooded) wetland. Vegetation on the upland side of the basin includes goldenrod, reed canary grass, white ash, Kentucky bluegrass, dandelion, and catchweed bedstraw. Vegetation within the wetland includes primarily reed canary grass, cattail, and willow. Soils on both sides of the wetland boundary exhibited hydric characteristics such as low-chroma. Free water was observed in the wetland auger hole at 15 inches below grade but was not observed in the upland auger hole location at greater than 23 inches below grade. The east side of Basin 2 was delineated by Westwood Professional Services and was identified as a large Type 5 Shallow open water wetland (PUBH, Palustrine unconsolidated bottom, permanently flooded) with a Type 1!3 Seasonally flooded basin/Shallow marsh fringe. Portions of this wetland extend off-site to the south and southwest. Basin 2has aDNR-established OHWL of 947.3. Vegetation on the upland side of the basin includes smooth brome, bull thistle, reed canary grass, Canada thistle, and goldenrod. Vegetation within the wetland includes primarily reed canary grass and sedge. The wetland Westwood Professional Services, Inc. Page 7 • Balfany Residential Development EAW July 18, 2000 ' to upland transition was distinguished in the vegetation by an increasing percentage of smooth brome, Canada thistle, and goldenrod. Soils on both sides of the wetland line exhibited hydric soil characteristics. ' Basin 2-a was delineated by Svoboda Ecological Resources. This basin probably used to be part of Mud Lake (DNR Protected Water 86-26P) but has been separated by a compacted road berm. This wetland encompasses approximately 12,894 square feet (0.30 acre). Vegetation on the upland side of the basin includes Canada goldenrod, white avens, catchweed bedstraw, Allegheny blackberry, buckthorn, and black cherry. Vegetation within the wetland includes primarily reed canary grass and American elm. Soils on both sides of the wetland boundary exhibited hydric characteristics such as low-chroma and mottles. Free water was observed in the wetland auger hole at 16 inches and at a depth of 25 inches below grade in the upland auger hole. Basin 3 encompasses approximately 36,996 square feet (0.85 acre) on the property and was classified by Svoboda Ecological Resources as a Type 2/3 Wet meadow (PEMB, Palustrine emergent, saturated)/Shallow marsh (PEMC, Palustrine emergent, seasonally flooded) wetland. Vegetation on the upland side of the basin is dominated by Kentucky bluegrass, dandelion, sedge, and Canada goldenrod. Vegetation within the wetland consisted of reed canary grass, tussock sedge, a second sedge species, and sweetflag. Soils on both sides of the wetland boundary exhibited hydric soil characteristics such as low-chroma and oxidized rhizospheres and mottling. Free water was observed at the surface in the wetland auger hole location but was not observed to a depth of 22 inches in the upland auger hole location. Basin 4 encompasses approximately 11,375 square feet (0.26 acre) on the property and was classified by Svoboda Ecological Resources as a Type 2 Wet meadow (PEMB, Palustrine emergent, saturated) wetland. Vegetation on the upland side of the basin is dominated by Kentucky bluegrass and smooth ' brome. Vegetation within the wetland is dominated entirely by reed canary grass. Soils at the wetland sample plot exhibited hydric soil characteristics such as low-chroma and mottles. Free water was measured in the wetland auger hole at 6 inches below grade and at 18 inches below grade in the upland auger hole. Basin 5 encompasses approximately 18,232 square feet (0.42 acre) on the property and was classified by Svoboda Ecological Resources as a Type 2 Wet meadow (PEMB, Palustrine emergent, saturated) wetland. This entire wetland has been disturbed by cultivation; however, it retains the characteristics of ' a jurisdictional wetland. Vegetation on the upland side of the basin is dominated by an unidentified crop and vegetation within the wetland was dominated by water smartweed and the unidentified crop plant. The water smartweed persisted in the wetland boundary and was not observed in the surrounding upland area. Soils at the wetland sample plot exhibited hydric soil characteristics such as low-chroma and oxidized rhizospheres. Free water was not observed in the wetland auger hole, however, oxidized rhizospheres observed to 14 inches below grade indicated wetland hydrology. Signs of wetland ' hydrology were not observed in the upland auger hole location. Basin 6 encompasses approximately 4,318 square feet (0.10 acre) on the property and was classified by Westwood Professional Services as a Type 2 Wet meadow (PEMB, Palustrine emergent, saturated) wetland. Vegetation on the upland side of the basin includes soybean, Canada thistle red clover, common plantain, reed canary grass, and foxtail grass. Vegetation within the wetland includes primarily reed canary grass and smartweed. The wetland to upland transition was distinguished in the vegetation by an increasing percentage of soybean and red clover, common plantain, and foxtail grass. Soils on both sides of the wetland line exhibited hydric soil characteristics such as low-chroma. Proposed Wetland Modifications The proposed project involves approximately 31,775 square feet (0.73 acre) of WCA jurisdictional wetland fill, 549 square feet of DNR and Corps regulated ditch fill, and 27,988 square feet (0.64 acre) of wetland excavation. Approximately 84 percent (0.54/0.64 acres) of the wetland excavation is designed to be self-mitigating Wetland fill and excavation for stormwater ponding will be replaced at a ratio exceeding 1 to 1 with approximately 68,331 square feet (1.57 acres) of wetland creation (New Wetland Credit} and self mitigating wetland excavation, and approximately 70,465 square feet of Public Value Credit (93,953 square feet x 75°10) will be provided to exceed the 2 to 1 wetland replacement required Westwood Professional Services, Inc. Page 8 • ' , Balfany Residential Development EAW ',_ J n [] 0 0 i~ fl July 18, 2000 under the Minnesota Wetland Conservation Act. Proposed wetland impacts are summarized by wetland basin and type in the following table. Summary of Wetland Impacts by Basin and Wetland Type Wetland ID Wetland Type Proposed Fill Proposed Excavation Impacted Sq. Ft Acres. Sq. Ft. Acres Basin 3 Type 2/3 13,337 0.31 23,670 0.54 Basin 4 Type 2 6,973 0.16 0 0.00 Basin 5 Type 2 11,465 0.26 0 0.00 Basin 6 Type 2 0 0.00 4,318 0.10 DNR Ditch N/A 549 0.01 0 0.00 Total 32,324 0.74 27,988 0.64 Sequencing The project has been designed to avoid wetland alterations to the extent possible given the physical constraints of the property; however, total avoidance of wetland is not considered practicable on this site. Complete wetland avoidance is not practical due to: (1) the clustering of wetlands in the Northwest portion of the property, (2) tree preservation efforts (3) grade changes on the northwest portion of the site, and (4) the need for stormwater ponding for water quality treatment. Consideration was given to multiple design alternatives including a No Build Alternative before the project proposer settled on the Preliminary Site Plan shown on Exhibit 2. Only the No Build Alternative would totally avoid wetlands. However, the No Build Alternative is not considered practicable because: (1) the site is guided for residential development and would eventually be converted to residential use even if this project were not proposed at this time, and (2) the No Build Alternative would not fulfill the purpose of the project. Wetland impacts were avoided and minimized to the extent practicable in the proposed project design. Avoidance of wetland Basins 3 and 6 is not practicable because of the need for stormwater ponding for rate control in this portion of the site. In order to collect water from adjacent roads and impervious surface, the pond has to be constructed 10 feet below existing grades to create a hydrologic gradient towards the pond. In addition, building the pond near existing grades would prevent home construction near the pond due to a City rule that requires basements to be a minimum of 4 feet above the normal water level of adjacent stormwater ponds. Since excavating the stormwater pond in this location would effectively drain hydrology away from Basin 3, the developer is proposing to lower Basin 3 by excavating the basin to the normal water level of the proposed stormwater pond. This action is essentially a "self-mitigating" impact since the wetland acreage will be recreated approximately 10 feet below its current elevation. Because of the size and shape required for dead storage in the northwest stormwater pond, Basin 6 is also unavoidable. If Basins 4 and 5 were completely avoided, these relatively small, Type 2 wetland basins could be converted to mowed bluegrass lawn if preserved in a residential setting. Replacement of these basins is expected to better perpetuate their wetland functions and values into the future. Wetland Replacement Detailed wetland replacement plans have not yet been prepared for this project; however, preliminary wetland mitigation is shown on Exhibit 2. This document discusses the approach that will be taken to design the wetland mitigation area and describes the product expected to result from implementation of the preliminary design. Wetland permit applications and wetland replacement designs will be subject to the approval of the U.S. Army Corps of Engineers and the City of Albertville. These agencies administer Section 404 of the Federal Clean Water Act and the Minnesota Wetland Conservation Act, respectively, in the project area. Wetland applications and designs will undergo additional review and comment by the Minnesota DNR, Minnesota Board of Water and Soil Resources, and the Wright County Soil and Water Conservation District. ' Under the Minnesota Wetland Conservation Act (WCA), 110,090 square feet (2.53 acres) of wetland replacement credit is required, and 60,312 square feet (1.38 acres) is required to meet Corps requirements. The calculations include 23,670 square feet of "self-mitigating" wetland excavation. The proposed wetland replacement calculations follow: Westwood Professional Services, Inc. Page 9 • ' Balfany Residential Development EAW J ~I~ I~~ i~ u r July 18, 2000 Wetland Replacement Required (Square Feet) Minnesota Wetland Conservation Act 31,775 wetland fill 23,670 Type 3 excavation - 400 minus deminimis 55,045 x 2 2 to 1 replacement 110,090 minimum required U.S. Army Corps of Engineers 31,775 wetland fill 27,988 wetland excavation +549 DNR ditch fill 60,312 total impact x 1 1 to 1 replacement 60,312 minimum required Under the WCA, approximately 110,090 square feet (2.53 acres) of wetland replacement will be required to compensate for the 31,775 square feet of proposed wetland fill and 23,670 square feet of excavation within Type 3 wetland. The replacement factors in a 400 square-foot "deminimis" exemption provided by the WCA for wetland fill of Types 1 though 8 within 1,000 feet of a DNR Protected Water, Wetland, or Watercourse. At least half of the replacement credit (55,045 square feet; 1.26 acres) needs to be in the form of New Wetland Credit to satisfy WCA requirements. Up to half of the wetland replacement may come from Pubic Value Credit (PVC), which may be applied toward the second half of the 2 to 1 replacement. PVC is calculated by multiplying available stormwater ponding and upland buffer acreage by 0.75. Since the project will be providing 93,953 square feet of stormwater ponding, 75 percent may be applied towards PVC (70,465 square feet; 1.62 acres). The Corps will require 60,312 square feet (1.38 acres) of New Wetland Credit wetland replacement to compensate for 31,775 square feet of wetland fill, 27,988 square feet of wetland excavation, and 549 square feet of DNR ditch fill. Under Section 404, wetland replacement may be required for all physical effects on wetlands because the Corps does not recognize the deminimis exemption and considers wetland excavation for stormwater ponding to be a regulated activity. Based on this information, the developer has assumed that the Corps will require 1 to 1 replacement for all wetland/ditch fill (32,324 square feet) and excavation (27,988 square feet). The project design will exceed both the WCA and Corps requirements by providing 23,670 square feet (0.54 acre) of "self-mitigating" wetland excavation, 44,661 square feet (1.03 acres) of NWC, and 70,465 square feet (1.62 acres) of PVC derived from stormwater ponding. A Wetland Replacement Plan will be prepared to show proposed contours and cross-sections for the proposed replacement wetland. Proposed wetland edges will feature irregular contours with slopes no steeper than 5:1. Salvaged soil from onsite excavation will be spread in the basin bottom at depths of 6 to 12 inches to produce the finished grade and provide a fertile substrate for vegetation establishment. Native grasses and wildflowers will be seeded on disturbed areas above the water levels and around the periphery of the constructed wetlands to improve wildlife habitat and visual value. Once excavated, wetland Basin 3 will be seeded with asedge-meadow mix to encourage the establishment of high quality wetland vegetation. DNR Protected Waters Issues The project proposer anticipates needing a DNR Protected Waters Permit for: (1) seven proposed community access docks to Mud and School Lakes, and (2) a road crossing below the DNR OHWL of these waterbodies at the entrance of the Balfany Residential Development. Mud and School Lakes are DNR Protected Waters and therefore a DNR permit is required for work below the Ordinary High Water Level established by the DNR as 947.3 feet msl. The locations of the proposed community docks and road crossing are shown on the Preliminary Grading, Drainage, and Erosion Control Plan (see Exhibit 7). According to Larry Kramka, Area Hydrologist, DNR regulations state that a permit is required for docks that have five or more boat slips on DNR Protected Waters. The road crossing on the south end of the site is necessary for access to the property from 62nd Street Northeast. This road crossing will result in approximately 549 square feet of fill within a ditch located below the OHWL of both Mud and School Lakes. The wetland replacement plan will offset the loss of 549 square feet of DNR jurisdictional ditch fill. Because a farm road and associated culvert currently exist in this location, a limited amount of fill is ' anticipated below the OHWL to widen this farm road crossing. The DNR Bureau of Real Estate Management will require that the project proposer obtain a Utility Crossing License prior to extending City water and sewer that will accompany the road crossing. Westwood Professional Services, Inc. Page 10 • ' Balfany Residential Development EAW ' Best Management Practices July 18, 2000 ' The project construction plans will implement the goals, policies, and strategies included in the City of Albertville Zoning Ordinance (Section 4908.63) to protect water and wetland quality by utilizing Best Management Practices (BMPs). Silt fence will be used to curtail soil erosion, minimize water quality impacts, and protect existing wetland functions and values during and after project construction. Silt fence will be installed at the proposed grading limits or each construction phase prior to the initiation of earthwork and will be maintained until viable ground cover is established on exposed soils. Grading on the property will be "phased" to reduce soil erosion and sedimentation. To minimize erosion hazards and encourage slope stabilization, all graded surfaces will be seeded as soon as practical and no later than 72 hours after completion of grading. Erosion control blankets will be used to stabilize steep slopes if necessary following final grading. Wetland Replacement and Enhancement Monitoring Program ' Under the Wetland Conservation Act, replacement wetlands will be monitored for a maximum of five years after creation. As-built conditions of constructed wetlands will be compared to the plans and specifications during the first growing season following completion of construction. The replacement wetlands will be examined periodically between April and October each year and the depth of standing water or depth to free water in an unlined bore hole will be measured at specific locations in each replacement wetland basin during each visit. Color photographs of the vegetation within the wetland creation areas will be taken during each growing season from fixed photo-reference points. Monitoring reports will include a description of the condition and composition of the vegetation within the wetland replacement area. When it can be shown that wetland replacement construction has been successful, the project proposer may request that the remainder of the five-year monitoring requirement be waived. ' 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)? ~ 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 the site, explain methodology used to determine. ' The proposed project may involve the abandonment of water wells associated with the abandoned farmstead. However, the Geologic Atlas of Dakota County, Minnesota (Minnesota Geological Survey, 1990) and Minnesota Geological Survey registered well records, indicated that there are no known registered water wells within the property boundaries. The nearest registered wells are located north ' and southwest of the property. The Transaction Screen Report, discussed in further detail under Item 20b, will verify the presence of unregistered wells. Any wells identified within the property boundaries will be sealed and abandoned in accordance with the Minnesota Department of Health requirements. ' The nearest private registered well (Unique Well #00437596) is located north of the site, is 200 feet deep, and has a static water elevation of 30 feet below grade. The record for this well is provided in Appendix B. ' The Joint Powers Water Board (JPWB) will serve future residents of the site. The JPWB currently serves Albertville, St. Michael, and Hanover, with three 1.3 million gallon capacity municipal wells, which pump 1,000 gallons per minute. The City of Albefirille Comprehensive Plan Update (Dec. 1996) proposed a ' third well, now in place, and a fourth is currently under construction. The JPWB public water supply DNR Permit number is 79-3116. The demand per day will be typical of developments of this sort. It is expected that the quantity of water used will be proportional to the sanitary wastewater produced. Assuming consumption is approximately 110 percent of wastewater generation rate (see Item 18a), the ' estimated water demand is 45,210 gallons per day on an average daily basis. The JPWB continues to plan for an adequate water supply to serve this and other future developments. The JPWB system expansions include a water treatment plant, an additional elevated reserve a booster pump at the Westwood Professional Services, Inc. Page 11 ' Balfany Residential Development EAW July 18, 2000 ' ground storage facility, and additional wells to accommodate unanticipated demands, and consequently, no adverse effects on the municipal water supply are anticipated. ' It is anticipated that a Minnesota DNR Water Appropriation Permit will be necessary to conduct construction dewatering and install sanitary sewer, municipal water, and storm sewer. It is anticipated that this dewatering will be accomplished using a manifold well system rather than dewatering from an excavated trench. This will reduce the amount of silt and sediment in the extracted water. The well ' system will discharge into one of the lakes or constructed stormwater ponds. The scale of development underway at any one time and duration of dewatering will dictate whether the water appropriation will exceed the 10,000 gallons per day or 1,000,000 gallons per year threshold that will trigger the need for a DNR Water Appropriation Permit. If it becomes apparent that construction dewatering will not exceed 50 million gallons in total and a duration of one year from the start of pumping, the project proposer will apply for coverage under the DNR General Permit 97-0005 for Temporary Water Appropriations. The quantity and duration of dewatering is unknown at this time, but dewatering activities are expected to be temporary. 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 ^ No If yes, identify the district and discuss project compatibility with district land use restrictions. ' Shorelands ' The entire project area falls within the Natural Environment shoreland Overlay Districts of School and Mud Lakes (DNR Protected Waters 86-25P and 86-26P). The shoreland Districts extend 1,000 feet from the OHWL of the lakes and carries restrictions on residential lot density, building height, impervious surface ratios, and setbacks from the waterbodies. The project will require setback and density ' variances from the Albertville shoreland Ordinance. The Natural Environment shoreland Classification that applies to these lakes is the most restrictive shoreland classification available. Minnesota Rules Part 6120.3000, Subp. 1a.A., states that Natural Environment lakes "are generally small, often shallow with limited capacities for assimilating the impacts of development and recreational use. They often have adjacent lands with substantial constraints for development such as high water tables, exposed bedrock, and unsuitable soils." ' To define the shoreland Districts and evaluate the development with respect to shoreland regulations, OHWL locations were determined in the field by land surveyors. Methods and definitions set forth in the Minnesota DNR Cluster/PUD Evaluation Sheet, Minnesota Rules Part 6120.2500 through 6120.3900 (Management of Shorelands), and the City of Albertville shoreland Ordinance were used to complete the shoreland analysis for this Planned Unit Development (PUD). The shoreland was divided into 320-foot tiers, and the analysis was based on a minimum lot size of 40,000 square feet for Tier 1 and 20,000 square feet for the Tiers 2 and 3, as specified in the City of Albertville Ordinance. The project meets the definition of a Residential PUD. As shown on Exhibit 8, the tiers were adjusted to conform to the lot ' areas contained within them. Lots split by tier boundaries that were offset from the OHWL were determined to be inside or outside the tier based on the location of the building pad. The shoreland does not include any slopes that meet the statutory definition of a bluff. Wetlands and the DNR ' Protected Watercourse were excluded from the suitable area. The Natural Environment shoreland Classification requires a minimum structural setback of 150 feet from the OHWL of School and Mud Lakes. The project proposer has used a PUD traditional ' neighborhood development design that will require a variance to reduce the structural setback from the OHWL from 150 to 45 feet. The project proposer has agreed to establish a "shoreland conservation easement" that will extend 20 feet from the OHWL or to the delineated wetland boundary, whichever is greater. Project plans will provide for vegetative plantings around the periphery of Mud and School ' Lakes to enhance vegetative quality and wildlife habitat. Much of this area is currently tilled for Westwood Professional Services, Inc. Page 12 • Balfany Residential Development EAW r u r l u 0 July 18, 2000 agricultural crops. Native shoreland tree and shrub species such as red maple, black ash, swamp white oak, red-osier dogwood, highbush cranberry, and pussy willow will be planted within the established shoreland conservation easement. As shown in the following tables and on Exhibit 8, the proposed development includes 150 single-family lots within the shoreland Districts. The shoreland Ordinance allows 105 residential units in this area when density multipliers are not considered. The project design provides one of two conditions required (i.e., > 50% open space and increased structural setbacks from OHWLs) for use of density increase multipliers. Although the project design includes 63 percent open space, structural setbacks from OHWLs are less than the 150 feet required under the shoreland Ordinance. The project proposer has requested a variance to apply density increase multipliers, which would allow 200 residential units in the project area. Although the project density falls below that which would be allowed if density multipliers are considered, a variance will be required to allow the density of 97 single family units within Tier 1, which exceeds the 69 units that would be allowed if density multipliers were considered. The density of Tiers 2 and 3 falls below the density allowed when density transfer is considered. Residential PUD Analysis 1 2 3 4 5 6" 7 8 9 Tier Suitable' Area (sq. ft.) Required Lot Size (sq. ft.) Allowable Base Density Density 2 Increase Multiplier __ Allowable Density w/ Multiplier _ Density Proposed Cumulative Density Allowed w/ Density Multiplier Cumulative Density Proposed 1 1,858,358 40,000 46 1.5 69 97 69 97 2 925,999 20,000 46 2.0 92 39 161 136 3 268,596 20,000 13 3.0 39 14 200 150 Total 3,052,954 105 200 150 Suitable area does not include wetlands, bluffs, lake access lots, or any area below the OHWL. See the table below for details. In accordance with Subpart F of the Cluster/PUD evaluation sheet, at least 50 percent of the shoreland is open space. Because the project includes at least 50% open space within the shoreland, which is one of two requirements for the application of density multipliers. Summary of Suitable Area Unsuitable Area (square feet Net Tier Total Area (sq. ft.) Wetlands Bluffs Lake Access Lots Suitable Area (sq. ft.) 1 2,370,291 342,009 0 169,924 1,858,358 2 1,015,775 89,776 0 0 925,999 3 296,369 27,773 0 0 268,596 Total 3,682,435 459,558 0 169,924 3,052,953 Open Space Calculation Impervious Net Open Space (square feet) z Total Percent Tier Area of Lots (sq. ft.) No of Lots Lot Area ~ (sq. ft.) Parks and Outlots Plus Yards 2 Minus Wetlands Net Open Space Net Open Space s 1 1,148,717 97 326,700 540,739 822,020 342,009 1,020,750 54.9 2 399,548 39 128,700 508,253 270,848 89,776 689,325 74.4 3 197,658 14 46,200 90,518 151,458 27,773 214,203 79.7 Total 1,745,923 150 501,600 1,139,510 1,244,326 459,558 1,924,278 63.0 ' 'The impervious lot area represents the area occupied by the home, garage, and driveway. This area was subtracted from the lot area to calculate the yard area, or open space within lots. For each lot, it was assumed the home and garage would occupy 2,200 square feet, the driveway would occupy 700 square feet, and a potential deck or patio would occupy 400 square feet, for a total of 3,300 square feet of non-open space per lot. ' z Net open space does not include wetlands, bluffs, houses, driveways, road right-of-ways, or paved trails. a Total Net Open Space equals 63 percent of the Total Net Suitable Area (3,052,954 square feet). Therefore, the project includes at least 50% open space within the shoreland. Westwood Professional Services, Inc. Page 13 • Balfany Residential Development EAW Proiect Proposer's Request for Shoreland Variances July 18, 2000 The project will require variances for: (1) decreased structural setback from the OHWL (required: 150 feet; proposed: 45 feet), and (2) shoreland density, including density increase multipliers and density transfer from Tiers 2 and 3 to Tier 1. Granting of such variances requires that the project proposer demonstrate that strict enforcement of the ordinance "would cause undue hardship because of circumstances unique to the individual property under consideration" (Minnesota Statutes 462.357, Subd. 6 (2)). The project proposer has requested variances and indicated that, because a variety of unique circumstances that exist on site, a strict application of the ordinance will create an undue hardship. The developer has proposed significant mitigation efforts to offset the impacts of development and improve the project over typical development practices. Based on these considerations, the project proposer believes the project design will be in keeping with the spirit and intent of the ordinance. Hardship Circumstances The project proposer has submitted that the following circumstances create an undue hardship in their ability to effectively develop the property under strict application of the Shoreland Ordinance: • The NSP powerline and easement that runs through the heart of the property {Exhibit 5) limits the use and design flexibility on a large portion of the site. Specifically with regard to the Shoreland Ordinance, it limits the development of Tier 2 lots. The project proposer believes the spatial ' constraints associated with the NSP easement justify allowing more flexibility in the creation and size of Tier 1 lots. • Protecting the significant stand of high quality mature trees on the site (Exhibits 4 and 7) limits the development of Tier 2 and 3 lots. The project proposer diligently redesigned the plat to preserve this natural resource, and believes this voluntary woodland preservation justifies granting flexibility in the creation and size of Tier 1 lots. ' The configuration of the property, particularly given the other limiting factors mentioned, creates a hardship if a strict interpretation of the ordinance is applied. Using a standard PUD approach, coupled with the allowable density transfers under the ordinance, the property would support development of about 200 lots. However, the shape of the land, with its extensive shoreline and varying widths between the two lakes, limits the ability to achieve that density under the ordinance. When coupled with the NSP powerline and the proposed tree preservation limitations, it is not possible to design the project for transfer of density from Tier 1 to Tiers 2 and 3. The project design uses traditional neighborhood design/smart growth principles and proposes development of 150 lots. • Strict application of the ordinance will inhibit the ability to achieve the goals for this property as stated in the City of Albertville Comprehensive Plan. Specifically, the project proposer would not be able to deliver a unique, high quality development. Rather, the result would be a fairly typical suburban approach without the focus on public open space, shoreland protection, and natural amenities (see Exhibits 9 through 12). ' Mitigation /Enhancement Measures: The project proposer has offered the following evidence that the design will mitigate impacts and be in keeping with the spirit and intent of the Shoreland Ordinance: • The design includes ded~cat~on of a shoreland conservation easement averaging 29-feet-wide along the entire lakeshore. Native tree and shrub plantings in this area, much of which is currently tilled, will enhance wildlife habitat and decrease the visual impact of development on the natural environment lakeshore. Under a typical development scenario, lots could be converted entirely to manicured turf, creating a "sea of lawn of grass" and resulting in potential for significant lawn ' chemical runoff into the lakes. The project proposer's approach will maintain and improve the natural lakeshore edge, which will provide a filter strip to improve water quality (see Exhibits 9 through 12). Westwood Professional Services, Inc. Page 14 • Balfany Residential Development EAW u n Juty 18, 2000 • The traditional neighborhood/smart growth design will yield roughly the same total acreage of impervious surface (streets, houses, drives, patios) as a typical development plan that complies with ordinance requirements. The proposed design features narrower streets and adjusted setbacks to minimize impervious surface. • The proposed design features 20 acres of dedicated park and open space, which will include trails and recreational amenities such as playfields and a gazebo. Atypical development with a 10 percent parkland dedication would yield less than nine acres of park and open space with no amenities. The design also provides numerous access points to the lakes in the form of lakeside public parks. • Although the proposed plan features somewhat smaller lots along the Lakeshore than a strict application of the ordinance would allow, the smaller lots are offset by the dedication of parkland along the Lakeshore. The developer proposes to save and weave trails through the most mature woodland that exists on the site, and dedicate it as park/open space. The project proposer's traditional neighborhood design proposes to create tree-lined streets with significant plantings in boulevard areas. Floodplains and High Water Elevations The City of Albertville does not participate in U.S. Department of Housing and Urban Development (HUD) National Flood Insurance Rate Map Program (FIRM). Therefore, the Federal Emergency Management Agency (FEMA) has not established flood elevations and flood limits for Mud and School Lakes. Since floodplain regulations are not applicable to the site, the project proposer will be required to comply with Section 4905.22 of the City Zoning Ordinance. This section indicates that in lake areas where floodplain mapping and controls do not exist, the elevation of the lowest floor (basement) must be placed a minimum of three feet above the highest known water elevation or the OHWL, whichever is greater. Mr. Larry Kramka, DNR Area Hydrologist, was contacted regarding the highest recorded elevations of Mud and School Lakes. According to Mr. Kramka, the highest recorded water elevation for these lakes does not exceed the DNR established OHWL of 947.3 feet. Therefore, basement elevations for homes adjacent to the lakes will require a minimum floor elevation of 950.3. 15. Water Surface Use Will the project change the number or type of watercraft on any water body? D Yes O No If yes, indicate the current and projected watercraft usage and discuss any potential overcrowding or conflicts with other uses. The Balfany Residential Development will change the number and potentially the type of watercraft used on Mud and School Lakes. Proposed usage will be similar to the current minimal watercraft use a majority of which is non-motorized. According to Mr. Kramka, there is no DNR designated limit to motorized watercraft horsepower on these Natural Environment Lakes. The project design proposes seven communal docks. Six of these docks may be fitted with 14 potential private boat slips (a total of 84), the seventh dock will be designed as a scenic overlook or pedestrian boardwalk. The DNR requires a permit for a dock when the dock contains five or more watercraft slips. If the Balfany docks exceed five or more slips (per dock}, the activity will require a DNR permit. For a PUD, the DNR will not allow the number of boat slips to exceed the base density in the first tier of the development. The project may require a variance to allow additional boat slips, which currently exceeds the allowed base density in the first tier. Potential watercraft conflicts regarding overcrowding or usage are not anticipated. 16. Erosion and Sedimentation Give the acreage to be graded or excavated and the cubic yards of soil to be moved: Acres: It is anticipated that about 73.3 acres of the 85-acre site will be graded. Cubic Yards: On-site grading: ± 250,000 cubic yards (Note: The anticipated cubic yards of grading is a preliminary estimate that is subject to change). Westwood Professional Services, Inc. Page 15 • Balfany Residential Development EAW July 18, 2000 i 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. According to the Soil Survey of Wright County, Minnesota (USDA, 1968) and two-foot contour mapping, there are no slopes greater than 12 percent on the site. No soils on the project site are mapped as highly erodible land (HEL) according to the USDA NRCS Highly Erodible Soil Map Unit List for Wright County, Minnesota (1998}. Hayden loam with 6 to 12 percent slopes (HIC2) is moderately eroded and occupies an area less than 2 acres on previously tilled land. Existing topography ranges from about 948 feet mean seal level (msl) near School Lake to 972 feet msl in the northwestern portion of the site. The proposed topography of the residential development area will have gradual slopes, but will be elevated above existing site conditions by the placement of fill. Slopes around the excavated stormwater ponds will be 3:1 or more gradual (Exhibit 7}. Because the project will involve disturbance of more than five acres of land, application for coverage under the NPDES General Permit for Construction Activities will be submitted to the Minnesota Pollution Control Agency prior to initiating earthwork on the site. This permit requires that Best Management Practices (BMPs) be used to control erosion and that all erosion controls be inspected after each rainfall exceeding 0.1 inch of precipitation. Erosion control practices to be considered for use on the site include: 1. Construction of temporary sediment basins in the locations proposed for stormwater ponding, and ' development of these basins for permanent use following construction. 2. Silt fence installed at the construction limits prior to the initiation of earthwork and maintained until all exposed soil is stabilized. 3. Installation of a rock construction entrance. 4. Periodic cleaning of adjacent city streets. 5. Energy dissipation, such as riprap, installed at storm sewer outfalls. 6. Use of cover crops, native seed mixes, sod, and landscaping to stabilize exposed surface soils after final grading. Erosion control plans will need to be reviewed and accepted by the City of Albertville prior to project construction. Because the above BMPs will be implemented, the potential adverse effects from construction-related sediment and erosion on water quality will be minimized to the extent practical. Because the site exhibits minimal topographic relief, it is anticipated that potential adverse erosion and sedimentation impacts will be limited primarily to short-term effects. 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. An increase in the rate of runoff from the site is not anticipated as a result of this project. However, the total quantity of site runoff will increase due to the addition of approximately 20.3 acres of impervious surface as a result of the project. This increase will be mitigated by three onsite stormwater ponds, which will be constructed to protect water quality and limit the discharge rate from the site (Exhibits 2 and 7). These discharge rates will be maintained at or below existing levels. Existing site runoff likely contains pesticides, herbicides, and fertilizer residues due to the presence of agricultural fields and agricultural practices. Post-development runoff is expected to be typical of residential development. Runoff after development will likely show a decrease in the amount of pesticide, herbicide, and fertilizer residues along with an increased amount of phosphates and other typical components of residential runoff from impervious surfaces. The three stormwater ponds proposed will provide treatment of runoff before it discharges to Mud Lake and School Lake. Best Management Practices will be employed during construction to reduce erosion and sediment loading of stormwater runoff. The proposed ponding system will be designed to reduce peak runoff rates and meet all requirements of the City of Albertville Comprehensive Plan (September, 1995). stormwater ponds Westwood Professional Services, Inc. Page 16 ' Balfany Residential Development EAW u fl July 18, 2000 will be designed to reduce the amount of nutrient loadings entering Mud and School Lakes and maintain the 100-year HWL (High Water Level) at or below existing conditions. 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 runoff on the quality of receiving waters. Project development will create 2.2 acres of stormwater ponding. stormwater runoff from all impervious surfaces will be routed into one of three onsite detention basins. These basins will be designed according to NURP (Nationwide Urban Runoff Program) guidelines and designed to handle a 100-year storm event prior to discharging to Mud Lake and School Lake. The south and east basins will discharge to Mud Lake, while the northwest basin will discharge to School Lake. The proposed routes for stormwater runoff will provide rate control and water quality treatment. In a 100-year event, stormwater will be retained in the basins and discharged at or below existing levels. Only negligible post-development downstream water quality effects are anticipated. 18. Water Quality: Wastewaters a. Describe sources, composition and quantities of all sanitary, municipal and industrial wastewater produced or treated at the site. Only normal domestic sewage wastewater production is expected. Sanitary wastewater production has been estimated based on the methods outlined in the Service Availability Charge (SAC) Procedures Manual {Metropolitan Council Environmental Services, 2000). One SAC unit is defined as 274 gallons of maximum potential daily wastewater flow volume. The volume of wastewater production for residential lots was calculated using one SAC unit per dwelling. Based on these methods, Metropolitan Council guidelines indicate that this type of development is expected to generate a maximum of 41,100 gallons of wastewater per day as shown in the following table. Gallons/Day Wastewater Proposed Use SAC Rate Units SAC Units SAC Unit (gallons/day) Single Family Residential 1/Unit 150 150 274 41,100 Total 41,100 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. No onsite waste treatment is proposed. All wastewater will be discharged to the City of Albertville sanitary sewer system. The 1993 NPDES Permit that was issued to Albertville Wastewater Treatment Plant (WWTP) for the Mud Lake discharge included monitoring requirements for several parameters for Mud Lake. The performance of the Albertville WWTP has resulted in the continual improvement of water quality in Mud Lake, despite a continuing increase in phosphorus concentrations from runoff and other surface waters. The importance of phosphorus in riverine water quality is receiving a great deal of attention. It is understood qualitatively (but not quantitatively) that the cumulative increments of many municipal and industrial discharges are or will have impacts on water quality of the Mississippi River and, ultimately the Gulf of Mexico. In recent years, municipalities in the area of the Crow River basin have received effluent phosphorus limits of one milligram per liter (mg/L), and in several instances, have voluntarily presumed that such effluent limits are prerequisite to obtaining NPDES Permits. Albertville is one of these municipalities, and it has elected to construct a biological phosphorus removal system to this end. The one mg/L concentration is among the lowest in the Upper Mississippi basin, with the exception of Bemidji and Melrose. Westwood Professional Services, Inc. Page 17 • ' Balfany Residential Development EAW I~ ~I n July 18, 2000 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, identify any improvements necessary. Wastewater will be connected into the existing City system at a manhole on the north side of I-94 just upstream from the Albertville WWTP. Prior to that connection point, a 10-inch sanitary trunk line will intersect the 6-inch force main coming from the lift station. The estimated maximum potential daily wastewater flow of 41,100 gallons per day is well below the 315,000 gallons per day capacity of the Albertville WWTP. According to the Albertville WWTP Expansion EAW (February, 2000) and the 1995 Comprehensive Plan, the Albertville WWTP has a treatment capacity of 315,000 gallons per day and has adopted expansion improvements to accommodate a treatment capacity of 925,000 gallons per day for growth expected within its service area beyond the year 2010. It is not anticipated that this project will create any additional need for improvements to the sanitary trunk sewer system or the Albertville WWTP. 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. The project will not include facilities that generate liquid animal manure requiring disposal. 19. Geologic Hazards and Soil Conditions a. Approximate depth (in feet) to ground water: 3.9 ft. minimum 9.4 ft. average (Based upon Braun Intertec piezometers) Braun Intertec Corporation performed a geotechnical evaluation for the site during 1999. Twenty soil borings were reviewed for groundwater elevation indicators. Although surficiaf static groundwater levels were not observed in a majority of the soil borings, wet soils were observed in almost all of the borings. Of the twenty soil borings reviewed, water was encountered in only one of the borings, 12 feet below grade, which corresponds to an elevation of 950 feet. According to Braun, the soils on the site are generally find-grained and tend to release water slowly. Five piezometers were installed to collect additional data on groundwater levels during the month of October. Piezometers were located on surface elevations ranging from 948.9 to 966.3 feet msl. Measured groundwater elevations ranged from 3.9 to 13.9 feet below grade. to bedrock: 100 ft. minimum 150 ft. average Surface elevations across the site range from about 948 to 972 feet msl. The highest slopes are located in the northwest portion of the site and generally decline from the northwest to the southeast. Depth to bedrock ranges from 100 to 200 feet, with an average depth of approximately 150 feet. 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. Known geologic hazards in the form of sinkholes, faults, shallow limestone formations, and karst topography are not present on the subject site. Westwood Professional Services, Inc. Page 18 • Balfany Residential Development EAW fl n July 18, 2000 b. Describe the soils on the site, giving NRCS (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. Map Symbol Soil Name Hydric' Prime Farmland z Ba Beach materials, sandy No No Du Dundas and Ames silt loams, 0-3% slopes Yes No Gc Glencoe silty clay loam, depressions and drainageways Yes Yes s HIB Hayden loam, 2-6% slopes No No HI62 Hayden loam, 2-6% slopes, moderately eroded No No HIC Hayden loam, 6-12% slopes No No HIC2 Hayden loam, 6-12% slopes, moderately eroded No No Mh Marsh Yes No Pm Peat and muck, shallow over loam Yes No 'Based on the NRCS list of Hydric Soils of Minnesota (1995). z Based on the NRCS list of Prime Farmlands in Wright County, Minnesota (1998). s Prime where drained According to the Soi/Survey of Wright County, Minnesota (USDA 1968) the site is located on the Hayden-Dundas-Peat Association, which consists of deep, medium and moderately fine textured soils on gently rolling uplands. The mineral soils in this association formed under a hardwood forest in loamy glacial till with a high lime content that supports species such as oaks, basswood, black walnut, and red and white pine. Soils in this association are mostly deep loamy and silt loamy with a subsoil of clay loam and silty clay. Hayden soils are located on the slopes and are well drained. Dundas soils are found on flats and are poorly drained. The finer textured Dundas subsoil restricts the movement of water. Peaty soils are found in the depressional areas underlain by silty material. ' A majority of the site is located on Hayden loam with 2 to 6 percent slopes that are moderately eroded (HI62}. Hayden loamy are deep (up to 30 feet}, nearly level to very steep, and well drained. The solum consists of loam from 1 to 10 inches and clay loam from 10 to 30 inches below the surface. They are underlain by limy or clay loam glacial till at a depth of 30 to 36 inches. Hayden ' soils have slightly acidic surface layers and a slight to strong acidic subsoil. Runoff is medium to rapid, depending on the steepness of the slope, internal drainage is medium, and permeability is moderate (0.3 to 2.0 inches per hour). Depth to water table levels are generally 10 feet and greater. ' A majority of the site is comprised of Hayden Loam, which has medium to rapid runoff with moderate permeability. The potential for groundwater contamination is estimated to be moderate. Although shallow groundwater is highly susceptible to contamination, moderately permeable soils ' with finer textures will slow or restrict the movement of water, which extends the time needed for chemicals to breakdown before reaching the water table. 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. ' Solid waste generation will be typical of residential development. It is not anticipated that the proposed residential development will generate significant amounts of wastes that would be considered "hazardous." A 1993 study by the City of Los Angeles (AB 939 Plan Commercial Generator Strategies) found a correlative factor of 1.0 ton of waste disposed per year for each ' single-family residential unit (based on 1990 data). Assuming 1 ton of solid waste generation per year per home, the project is expected to generate 150 tons of solid waste per year after full development. Westwood Professional Services, Inc. Page 19 • ' Balfany Residential Development EAW July 18, 2000 Types of solid waste generation expected and the relative percentage of each type (by weight) are estimated in the following table. Waste Type Percentage Waste Type Percentage Paper 31 Plastics 7 Other Organics' 22 Metals 5 Yard Wastes 19 Glass 5 Other Waste 2 10 Special Wastes' 1 Total 100 Other Organics include such items as food wastes, textiles/clothes, wood, and rubber products. z Other Wastes include items such as inert solids and household hazardous wastes. s Special Wastes include items such as ash, asbestos, and oversized bulky wastes. The City of Albertville does not require recycling, but does have a biweekly curbside recycling program for cardboard, newspaper, glass, aluminum, plastic, mixed mail, and magazines. Participation in recycling program by future residents of the site will be expected to reduce costs for solid waste trucking and disposal. Disposal of non-recycled waste in the project area is contracted with various licensed haulers who truck the waste to an approved sanitary landfill. b. Identify any toxic 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. ' The City of Albertville requested an ASTM Transaction Screen to identify any recognized environmental conditions present at the site. As mentioned in item 9, several areas with high concentrations of farmstead refuse and debris were observed. Recommendations for removal and treatment of these items following MPCA and other additional local, state, or federal regulations will be noted in the Transaction Screen Report. ' Toxic or hazardous materials, other than vehicle fuels and household cleaners, are not anticipated being used on the project site. c. Indicate the number, location, size, and use of any aboveground or belowground tanks to store petroleum products or other materials, except water. Describe any emergency response containment plans. No above or below ground petroleum storage tanks are proposed for installation in conjunction with the proposed project, and no storage tanks are known to currently exist on the site. 21. Traffic ' Parking spaces added: None Existing spaces (if project involves expansion}: None ' Estimated total Average Daily Traffic (ADT) generated: 1,436 trips/day Estimated maximum peak hour traffic generated (if known) and its timing: 152 trips, 5:00-6:00 pm ' Provide an estimate of the impact on traffic congestion on affected roads and describe any traffic improvements that will be necessary. If the project is within the Twin Cities metropolitan area, discuss its ' impact on the regional transportation system. Daily and peak hour trip generation for the site was calculated using the 6th Edition of Trip Generation (Institute of Transportation Engineers, 1997). As shown in the following table, total daily trip generation Westwood Professional Services, Inc. Page 20 • ' Balfany Residential Development EAW u n n n 0 CI ~II ~I July 18, 2000 after full development is estimated at 1,436 trips. PM peak hour trip generation is estimated at 152 trips. Traffic generated by the project development will be distributed southeast to CSAH 37 via 62nd Street NE. From CSAH 37, approximately 70 percent of the traffic is expected to access Interstate 94 via the east and westbound entrance ramps, and the remainder of the traffic is expected to be distributed among CSAH 37, CSAH 35, CSAH 19, and County Road 118. Trip Generation for Balfany Residential Development Unit Number Daily PM Peak Hour Daily Trip PM Peak Hour Use of Units Trips/Unit Trips/Unit Generation Trip Generation Single Family Residential Dwelling 150 9.57 1.01 1,436 152 The current lane configurations and traffic control devices of the surrounding roadway network can accommodate the amount of traffic that will be generated by this project. Consequently, the project is not expected to result in significant impacts on the regional transportation system. 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 "SAW Guidelines "about whether a detailed air quality analysis is needed. The increased traffic will generate a corresponding increase in carbon monoxide levels and other vehicle-related air emissions. As noted under Item 21, development in the project area is not expected to have a significant negative impact on regional traffic operations and therefore is expected to have a negligible impact on air quality. No baseline air quality monitoring or predictive air quality modeling has been scheduled at this time, and no measures to mitigate air quality impacts have been considered. Because the project will not entail the addition of 2,000 or more parking stalls, it will not require an Indirect Source Permit for air emissions. 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 EAW 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. No stationary source air emissions are anticipated as a result of this project. 24. Odors, Noise and Dust Will the project generate odors, noise or dust during construction or during operation? D Yes ^ No If yes, describe the 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 in item 23 instead of here). It is anticipated that noise levels will increase locally during construction of the Balfany Residential Development. The noise levels on and adjacent to the site will vary considerably depending on the pieces of equipment being operated simultaneously, the percent of time in operation, and the distance from the equipment to the receptors. It is anticipated that most construction activities will be confined Westwood Professional Services, Inc. Page 21 • Balfany Residential Development EAW r n 7 1 July 18, 2000 to the hours between 7:00 am and 7:00 pm and that a number of machines could potentially be operating simultaneously. Noise generation estimates for various types of equipment that may be used on the site are given in the following table. Typical Construction Equipment Noise Levels Machine Type Manufacturer Model Noise Level (dBA) at 200' Noise Level (dBA) at 400' Noise Level (dBA) at 800' Crane' American 7260 70 64 58 Crane' American 5299 58 52 46 Backhoe' Link Belt 4000 80 74 68 Backhoe' John Deere 609A 73 67 61 Front Loader' Caterpillar 980 72 66 60 Front Loader' Caterpillar 966 69 63 57 Scraper' Caterpillar 660 80 74 68 Scraper' Caterpillar 641 B 73 67 61 Truck z Unspecified Unknown 79 73 67 Jack Hammer z Unspecified Unknown 76 70 64 'Data originated from a Federal Highway Administration study published in 1973. z Data originated from the Traffic Noise and Vibration Manual, Illinois Department of Transportation, 1977. No known sensitive noise receptors are in the vicinity of this development. The nearest population is a commercial area located to the south of 1-94, south of the site. However, limiting the daily duration of a majority of the construction activity to 7:00 am and 7:00 pm will help minimize objectionable effects of noise generated by construction activity. i I~~ I~ The construction process is also expected to generate some dust. It is not anticipated that fugitive dust will be generated in objectionable quantities. Consideration will be given to suppression of airborne dust by application of water if significant fugitive dust generation occurs during site grading. It is not anticipated that construction or operation of the Balfany Residential Development will generate significant odors. 25. Nearby Resources Are any of the following resources on or in proximity to the site? Archeological, historical, or architectural resources? D Yes ^ No A cultural review was requested from the State Historic Preservation Office (SHPO) in advance of EAW publication to expedite the review process. The Balfany Residential Development was assigned SHPO Number 2000-2168, correspondence from SHPO is included in Appendix C. The SHPO reviewed in- house information and concluded there is a high probability that unreported archaeological properties might be present within the project area. Based on a conversation with Scott Anfinson (SHPO archaeologist) on May 10th, the findings are based on comparing USGS topographic maps with state historical records. The findings are not conclusive, and Ms. Christina Harrison of Archaeological Research Services is currently conducting a cultural resources reconnaissance survey to determine whether archaeological properties exist on the site. Because the project will require a Section 404 Permit (GP/LP-98-MN) from the U.S. Army Corps of Engineers, which constitutes Federal involvement, SHPO's finding will need to address the requirements of Section 106 of the National Historic Preservation Act. Prime or unique farmlands? ~ Yes ^ No Prime farmlands consist of land that has the best combination of physical and chemical characteristics for producing food, feed, forage, and oilseed crops. According to the U.S. Natural Resources Conservation Service, prime farmlands have "an adequate and dependable water supply from precipitation, a favorable temperature and growing season, acceptable acidity or alkalinity, acceptable salt and sodium content and few or no rocks." This does not mean all soils listed as prime farmland produce exceptionally high crop yields Westwood Professional Services, Inc. Page 22 • Balfany Residential Development EAW July 18, 2000 According to the List of Prime Farmlands of Wright County, Minnesota (USDA NRCS, 1998), the site contains one soil considered prime only when drained (see Item 19b). Approximately 8 acres of Glencoe silty clay loam (Gc) is located along the western shoreline of Mud Lake. A majority of this area has been farmed. Because the site is guided for residential use, no clear alternatives to conversion of prime farmland are readily identifiable. Designated parks, recreation areas, or trails? ~ Yes D No Scenic views and vistas? ~ Yes D No Other unique resources? O Yes D 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 impacts. 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 Q No If yes, explain. No adverse visual impacts are anticipated as a result of the Balfany Residential Development. 27. Compatibility with Plans and Land Use Regulations Is the project subject to an adopted local comprehensive plan, land use plan or regulation, or any other applicable land use, water, or resource management plan of a local, regional, state, or federal agency? ~ Yes D No If yes, describe the plan, discuss the compatibility with the project and explain how any conflicts will be resolved. If no, explain. The project falls under the City of Albertville Comprehensive Plan Update (Dec. 1996), which guides the project area for low-density residential development (Official Land Use Plan, Aug. 1999). The proposed project is consistent with the low-density residential land use shown on the Official Land Use Plan. The City of Albertville Comprehensive Plan defines low density residential as "less than five units per acre" and the proposed project has a gross density of 1.76 units per acre. According to the City of Albertville Official Zoning Map (June 1999), the project area is zoned for Low- density Single Family residential development (R-1 A). The R-1A Zoning District provides for large lot single family detached dwelling units, and the project is not compatible with this zoning. The R-1A Zoning District requires a minimum lot size of 15,000 square feet. The project area also falls within the Natural Environment shoreland Overlay District of School and Mud Lakes (see Item 14). The minimum lot sizes in this district are 40,000 and 20,000 square feet for riparian and non-riparian lots, respectively. Because the project is not compatible with these zoning districts, the project proposer has requested that the site be rezoned to PUD (Planned Unit Development) to allow more flexibility for residential development and open space planning. The project will require variances for the shoreland structural setback, the residential density of the riparian tier, and possibly the number of docks. The project proposal includes a shoreland conservation easement with native tree and shrub plantings (see Item 6b), woodland preservation, roughly 20 acres of public parks and open space, and approximately 63 percent cumulative open space as mitigation for the rezoning and variance requests. 28. Impact on Infrastructure and Public Services Will new or expanded utilities, roads, other infrastructure or public services be required to serve the project? D Yes D 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 this EAW,- see "EAW Guidelines " for details.) Westwood Professional Services, Inc. Page 23 • Balfany Residential Development EAW July 18, 2000 Certain public infrastructure improvements will need to be constructed in association with this project. These include sanitary and storm sewer, municipal water service, electrical and telephone lines, municipal streets, and trails. Road improvement activities will be necessary along the southern ' property line where 62nd Street intersects the entrance road. Only a portion of 62nd Street is paved from County Road 37 to the corner of Maclver Street. The gravel portion of 62nd Street {from Maclver to the project entrance) will be paved up to the project entrance and classified as a rural section road. It is not anticipated that the improved portion of 62nd Street will be widened. Impacts and mitigation ' associated with these improvements are directly tied to the Balfany Residential Development and are discussed throughout this document. 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 in this form). As indicated under Item 6d, future stages of development may be proposed in conjunction with this ' project. The project proposer is considering potential for 885 residential units on 375 acres. The Balfany Residential Development includes 150 single-family homes on 85 acres. Additional phases may include 659 single-family homes and 225 townhomes on 280 acres. The potential and timing for future development is uncertain and is contingent upon acquisition of the adjacent properties by the proposer. ' If future development applications are not filed until at least three years after construction of this project has begun, future stages will be addressed under a separate environmental review process as set forth under Minnesota Rules Part 4410.4300 Subpart 1. If future development is separated from this project by less than three years, this environmental review process will be amended before future development proceeds. The City of Albertville Offrcia! Land Use Plan (Aug. 1999) shows that most of the shoreland around School and Mud Lakes is guided for low density residential development, with land along CSAH 19, west of the project site, guided for commercial development. Although the timing and nature of future development in the project vicinity cannot be precisely predicted at this time, it is expected to convert additional undeveloped land to residential and commercial uses. The land that will be converted is predominately cropland, with smaller amounts of woodland, grassland, and wetland. 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. ' Other adverse environmental impacts are not anticipated as a result of the proposed project. 31. SUMMARY OF ISSUES Do not complete this section if the EAW 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 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 conditions. Item 11. Fish, Wildlife, and Ecologically Sensitive Resources Wildlife habitat in the project area is directly related to vegetative cover. Project construction will convert approximately 51 acres of agricultural fields, 13.5 acres of woodland, and 7.5 acres grassland to Westwood Professional Services, Inc. Page 24 • ' Balfany Residential Development EAW July 18, 2000 residential lots, streets, homes, stormwater ponding, replacement wetland, and lake access lots. Some local decline in wildlife abundance is expected to result from the project; however, the project is not expected to result in a regionally significant decline in wildlife abundance or species diversity. Measures to minimize the amount of species loss includes preservation of 2.5 acres of oak woodland {ocated in the northwestern portion of the site, avoidance of 9.17 acres of wetland, and creation of 2.2 acres of ponding. These activities are expected to nominally mitigate adverse effects on some small wildlife. ' Item 12. Physical Impacts on Water Resources The proposed project involves approximately 0.73 acre of WCA jurisdictional wetland fill, 549 square feet of DNR and Corps regulated ditch fill, and 0.64 acre of wetland excavation. Approximately 84 percent (0.54/0.64 acres) of the wetland excavation is designed to be self-mitigating. Wetland fill and excavation for stormwater ponding will be replaced at a ratio exceeding 1 to 1. ' The project design will exceed WCA and Corps requirements, with 0.54 acre of "self-mitigating" wetland excavation, 1.03 acres of NWC, and 1.62 acres of PVC derived from stormwater ponding. A Wetland Replacement Plan will be prepared to show proposed contours and cross-sections for the proposed replacement wetland. The project proposer will apply for wetland approvals from the City of Albertville, ' the U.S. Army Corps of Engineers, and the Minnesota DNR. Item 13. Water Use ' It is anticipated that a Minnesota DNR Water Appropriation Permit will be necessary to conduct construction dewatering and install sanitary sewer, municipal water, and storm sewer. It is anticipated that this dewatering will be accomplished using a manifold well system rather than dewatering from an excavated trench. This will reduce the amount of silt and sediment in the extracted water. The well system will discharge into one of the lakes or constructed stormwater ponds. The scale of development underway at any one time and duration of dewatering will dictate whether the water appropriation will exceed the 10,000 gallons per day or 1,000,000 gallons per year threshold that will trigger the need for a t DNR Water Appropriation Permit. Item 14. Water-related Land Use Management District ' The entire project area falls within the Natural Environment Shoreland Overlay Districts of School and Mud Lakes (DNR Protected Waters 86-25P and 86-26P). The Shoreland Districts extend 1,000 feet from the OHWL of the lakes and carries restrictions on residential lot density, building height, impervious ' surface ratios, and setbacks from the waterbodies. The project will require setback and density variances from the Albertville Shoreland Ordinance. The Natural Environment Shoreland Classification requires a minimum structural setback of 150 feet ' from the OHWL of School and Mud Lakes. The project proposer has used a PUD traditional neighborhood development design that will require a variance to reduce the structural setback from the OHWL from 150 to 45 feet. The project proposer has agreed to establish a "shoreland conservation ' easement" that will extend 20 feet from the OHWL or to the delineated wetland boundary, whichever is greater. The proposed development includes 150 single-family lots within the Shoreland Districts. The Shoreland Ordinance allows 105 residential units in this area when open space is not considered. The project design provides one of two conditions required (i.e., > 50% open space and increased structural setbacks from OHWLs) for use of density increase multipliers. Although the project design includes 63 percent open space, structural setbacks from OHWLs are less than the 150 feet required under the Shoreland Ordinance. The project proposer has requested a variance to apply density increase multipliers, which would allow 200 residential units in the project area. Although the project density falls below that which would be allowed if density multipliers are considered, a variance will be required to allow the density of 97 single family units within Tier 1, which exceeds the 69 units that would be ' allowed if density multipliers were considered. The density of Tiers 2 and 3 falls below the density allowed when density transfer is considered. " Westwood Professional Services, Inc. Page 25 • ' Balfany Residential Development EAW July 18, 2000 ' The project will require variances for: (1) decreased structural setback from the OHWL (required: 150 feet; proposed: 45 feet), and (2) shoreland density, including density increase multipliers and density transfer from Tiers 2 and 3 to Tier 1. Granting of such variances requires that the project proposer ' demonstrate that strict enforcement of the ordinance "would cause undue hardship because of circumstances unique to the individual property under consideration" (Minnesota Statutes 462.357, Subd. 6 (2)). The project proposer has requested variances and indicated that, because a variety of unique circumstances that exist on site, a strict application of the ordinance will create an undue ' hardship. The project proposer has further indicated that significant mitigation efforts proposed will offset the impacts of development and will be an improvement over typical development practices. Based on these considerations, the project proposer believes the project design will be in keeping with the spirit and intent of the ordinance. ' 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. • 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 acrions, 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 Ms. Linda Goeb, City Administrator The 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 Street, St. Paul, MN 55155, (651) 296-8253, or www.mnplan.state.mn.us C J 7 Westwood Professional Services, Inc. Page 26 • ~~•--~ ~ i~ _.__ a~,t ~ r Ill ~r f f l f ' _' / , I 1, '1 ~ r ~ -- _ _ I _. ~ -' ~ ~, ~ `_~ ~ t ,~j ~~ . -~. ` , ~~ ~ ~ ,F ~ ~ J r ~ ' '"'r '~ j r. :~. • r^' .I) y .~ ~ l •~~ ``~ n -- - J a „ , Ohl ~, ~ - ;__ , ~ , .g _,., ~ r i ~ ~ ~--;.__ - _ ,, li ~ r r ~ ~ 1 ~ I .._ -w. ,_.. .~ t_ --`~ v~ ALEt~R'I'VILLt ,'~ ~,.,_CnRP ~ i3~' ------ ~ ~ ~ y ~ -. -,, r~ ~. `v~ =~ '-~:.•- Proaect.Site;. i 1.~-r 'A~,~' .9 . --~.. ,~~ -. --- ,~.. _ n. ___ ,, q ~>>_ .- , _._ } .; .y { i ~ -~ t 1 r ~. ~ z 1 Fi'Ava~.,~. '~~ i9 ~ i .. 1 -_, ~~ } 4 -_ ' ~~ti~ ~; ,, ____ • t Sew g~ l ~~ ~.~ ; . 961 ~ _ . ~ '~~ ~ ~ `-.. ~ "^•'-..,,,, ' ~ ~~ ~ ; •,::~> ~~~-'''`y ~ t Albert .~ :~ `~ ~ ~~ ,f: ,, .. ~ - em 967 "~ ~,~~ ' +~ __ ~. ,. ~ '> T ~ L . '~- .,. ~, ~ r- -- -' --. ~ ~. .~ ~ `~-970 ~ r'f % ~ ~ G'_ ~~, --, ~)I b,~ ~. > ,r, ~ , ; lle .~~ ~ ~~ .. _ ''~ f ~ -..~ ~ ~ 1 1 ~ ~ ~._ { ~ ~ ~ ~~~ 60 / ~ _ ~r % I > 1 ` I~ '` ~`~ t '(, f ~y ~ ~ , 1, ` ~ t ~ ~ ~ ,r~ _ ~z' ~ ~ ~ ~ , '!;;~ f ~~~ 11_ ~ ~ .. ~ .fit} ~ ~ 976 ---~.. ~ ~ ` ~ ~ t _/ Source: USGS DRG (1991) MNDOT MnBase Map (1998) ~ ~ ~ `1~ ~,~~~~~~«~^~u^^Q~~~^~ July, 2000 T1~ ~„~.9~,,,,,~~.,,,„,~~,~ x Balfany Residential Development City of Albertville, Wright County, Minnesota 0 1500 3000 Feet USGS Topography and Site Location EXHIBIT 1 r 3 artery ~ • Ur rvnrt sng1 a ~ I. , ~~ ,~ WETLAND FILL ~ ~ft~ 1 WETLAND MITIGATION ! ~~ ,, ~ ;, -~ .~-- ,~~ f / h_~ ~ ~_ ~ :~ WOODLAND ~ f' ~'' ~/ ~, v - ~ PRESERVATION `~ ~ > ° ~ ~~ WETLAND MITIGATION ~,,, - MUD LAKE ~ WETLAND EXCAVATION ~ ` o"wt 9423 / ` ` ~'s ::: ~ ~ I WETLAND FILL -- --.. '~ ~ `- POND h~ (NWL=948.5, HWL=951.1) ~ o ~ °I ~,, . ~ ~~ f u --~ ~ ~ ~~ a - .- _-- .,,.~ ~`~ .• I ~K'; `~ POND ~ i " ~ NWL=948.0, HWL=950.9) \ ~t ~~` ,~ - - ~- \ ~ ~~ SCHOOL LAKE , OHWL 9423 '~ ~ I j "` PUBLIC DOCK W/ ~ ' i ~ POTENTIAL PRIVATE ll SLIPS (TYP.) ' 'til NsR e°seme"r t \Y Dac. No. 6078 LAND OFFICE/ - \ PUBLIC DOCK W/ FUTURE ~OTENTIAL / J~ ~ POTENTIAL PRIVATE COMMUfYfTY BLDG. ~' ~_ f SUPS (TYP.) 7 ,, ' ~~ ~.- POTENTIAL POOL ~ ' ,f / POND ~ //, .i/ ~ (NWL=948.0, HWL=949.3) ~~ I OVERLOOK DOCK ', ( ~~ WETLAND MITIGATION f a.;;f II / ~. i s ~ ~~ ~ ~- ~ ~N iERSTq 1E HIGHWAY N0. 94 -~~. rJ. _ 1 ~ °2000 Westwood Professional Services, Inc. ,`. w.mraoa ROt.wanm a,vias xic May, 2000 ,~,,.,,~..~,9,~,~ N Balfany Residential Development City of Albertville, Wright County, Minnesota Preliminary Site P/an o• 250• 500• X50• ,ooo• EXHIBIT 2 0 u n n i CI 0 u J _; a 11,E y ~ K. :: , ~ ~-- "" `, _, r ^~S. k •. .s .t ... ~,- e, ~-. r~ ~ a ~ ~ ~ , h .; ,: .~ ~wi~~ ..~ , ~~ _ . ~r. r 4 ,. .- .~ i~; Y: ~ ~ ~ « ~ ~ ~ ,. ~„~ ~ i _ ~ y F~ ~ * { G Y"' ~ ~.:. - ~"~ r . • # •1} ~ ~ 7 E. 4 ~ r ~ £j ~ I~ ~. •F ~ t~ d ~ r °c •.f ~ •i K ~ ''~ • s ~ SY r, , T //'~~., ~~ ~.: "u, t Aw ` Y:.. ~ (~ti .y l.~' m 1\ .~y. ~ tC~ 1 ~ I#k~t ~, ^~'54~ J ', .. '.!' ' v, ~.~ ~.. f. R` rt r ~. i a,. ` ~ 9 • ~1~q, :. ,; '~ ~ ~ ~ } ~.x • a ai. ~?, +x.., 3 ~} J t' ~, ~-~ ,7 '~ ,'~ , ' s ~ ,} +tA y +.,, ~ +i~k} ~ "c ,~.; ~. t+V.~'r.>r -gam. . :Y. ~nterState g4 • ; 62nd Street /~ ~ ;~ E .,E~` j , ~ '^.. . ,. "rig ~~ ~~_"^- ~ , z s ';•.. ~ ~D'~. i!3~ ~F. - :cyan ;yy~F J ~' - ~i, ~-. „ } y~4$ . `'~. ~~ '~ ,, ~. .' >a ., .. .. i ~,~,, {(~ `. ~ t'. "fir ~ \,., "~.3V t ~f ~ r 1sYr ~ .... .'~'. +tibiKwr ~ ! fi-`..",....!' fit.-.. ., ~• ,~"\ «.~~ e.: +i~ Source' Met Council UUC2 (1597) ~e ~ ~wa>ta,aod Pmlasmmul Servkas. ~rw. July, 2000 9j m,..s:~,,,3,,,,..n„~.,,» Balfany Residential Development N City of Albertville, Wright County, Minnesota 1997 Aerial Photo rah and Ad'acent Land Use o soo ,zoo Feet 9 P Y ~ EXHIBIT 3 ~:. 1 •~ ~;`~^_s~ ~ Y 11 ~ tl a = ,` ~ 1y { ~ s. 4 ~+ ,« ~~.~ R x, t ,~~ ~ i ,, 1 ., ,~~ ., ~ ', .... .. ~ , ..._ . .~ _ --~. ,: ~._., ~~ . .. , + .. 5 Source: Met Council DOO (1997), W PS t2uuQ) July, 2000 ~~~~~~oroa9,~„~~~rv~.~~~. Balfany Residential Development N City of Albertville, Wright County, Minnesota Existing Land Cover o 500 ,ooo Feet EXHIBIT 4 r ~ ~, - ~ _ ~.. F :- ~- _ . _ . _ alr _. ~ _ -_- I ~ o° BASIN.. 4 `~\.. ~.~ , ,"~ ~~ -A~ F.. ";~ ,.: _ ~.r, AREA-11,37.5 S ~ FT. w~a _~;~ ,. ~ _, .o ~ ~ ~~ _ _ ~ ~_ ` ~.. BASIN 2-A ~ a%~i t _ w _- TYPE 2, PEMB ~ ri; ~~ ~ "- AREA 12,.894 Q. FT.-J ~' BASIN ,3~ ®-°° ~ ~ ~ " BASIN 2 (SVOBODA) ~~ i _ _ ~ '~ ~TlE'P~,'~'3; PEMB. TYPE 1, PEM1F ={~ ~ ~~ pp ~~ / . ~ AREA=311,286 SQ. FT. :, . f ~,~- A3~~- 36, 9.56 ~ /' _ Svoboda & Associates L-- _.%r` '~`~~ 7'~ ~~ ~ Delineation s~ ~ ~~ "~ >,::, ~ (~ :~ ~-BASI[~ 6 ~ ;`~ ~ `~ BASIN 5 DNR Protected Water TYPE'.2 REMB ~~ ~~ =~ TYPE 2, PEMB ~°° g6-26 ,~i(-"~ ~. ~. AREA4 31:8 SQ. ~~F7~~~~~~ AREA=18,232 SQ:~ FT. - _ ~. -- 4 t ~ ,.. ~ ~~ -.! ~ ~ __ F c B SIN 1 SVOBODA) s i r ~\~ ~., ~~ M TY E 1, PEM1F ~ , \ ,. ~~~" 4 A EA=64,571 SQ. FT. ~~~, ~~~ ,~ ~~ ~~ ~~~ ~ MUD LAKE ~' ~ ~ ~~ OHWL=947.3 ~~ r~ ~ \~~~, - DNR Protected Water ~a_ ' ~~w~ \ \ _ .~ _ 86-25 ~ ~ ~ ~ -~ - ~i _/ ~ ~/ _ ' NSP Easanen~ p y ~ \ -///j Noc. No. 60~BW \ SCHOOL LAKE ~ OH WL= 9 47.3 ~~~ ~ ~HWI =~-~/ `" ~ ~ t °2000 Westwood Professional Services, Inc. ,`. yy~N,~q~„~~,~",, May, 2000 ,m,,,,,m„~,9,,,,,m N Balfany Residential Development City of Albertville, Wright County, Minnesota Existing Conditions o' soo• aoa' soo' ,zoo' EXHIBIT 5 r ~~y I ~~ s ~ ~Yi., ~ tit i t ~. ~~4 .~ ~~ ;rF ~~ ~ F ~_ ~ ~i ~r ~ . ~~~ yv~ ~ k ice` ~ '~ ° r & ~ ,~ t ~~ ~~'. mil` r ~}h 1. ~ ~ S {~ .{' ' ~+: t ! 1. } •~ ~' ~ n ,.~.'." : T~' }7?' Y . `,-: -...,. '' ~'"~ ~ = 4 ~ r J `` ~3 _ ____ _~"' ' ~~ sh~ k ~~ ~ /I _- ~ S a~ ~ Y ~----. ___. ,~~ r t'.. `~ :~ . T ' /~ ~ 1 h 1, y~,~ ~ f4,.... { ` "'' ~~. Y ~ . ~-. ~ 4~j. ,`;: + i 7 , ~ ~ \ ~ ~ ~ ' //M.~fr' - , ~i. . ~ r yam. ` 1 f [ ~ r ~~~ «.. _ X ~~ .~ - - .. .. 'rte .. '. J • - ~ +' ~, x ^~ _. . , __ti._.~. ~ __.. vl- ~jliy~~~. do-. ~ ~. ~' 'tiy ~ ~. - r,. ~. Circular 39 V1/~~ta~r. ~~`~~ ~~ ~~"" ~` ~ ~~`'' ~ ~,~-~~~~~ 1 = Seasonal) od ~~yd ~- •'~ r ~, . ;-• c "~ " or ,_. ,., ~ , ~ ~. ~ ~ Sft~ftow marsf~f ~.~~ 3 - ; { ,; ' ~.. .: ~ .,~.`_7'~: ~ -. Sh~ttovu,open wit,, .,r , ~'~~ "`- y ~ ,' ~* ~~ `~ ~'~.,1. ~ ~looded:swamps f .~ .. .. . , ., G- #ri ~y,.~~ Source: Met Council DOQ (1557, USFWS NWI ~ty51) ~rw~w~wro~n,~o~eiuM~..•~M. July, 2000 x ~~ M<..K=,~,,,,,,.,~~A~,.,, Balfan Residential Develo ment Y p City of Albertville, Wright County, Minnesota o ~o0 1400 Feet Aerial Photography and National Wetlands Inventory Mapping EXHIBIT 6 __. a ~ _ ,J ~~ a a ~-r~ 1SII, ~ ~ ~ ~~_~~~ 1 i ~i I _ _ ~ -r-~ ~'~ ~~- ..~\ ~ ~' • ~ .. 1~ r [F ~ _ /~, /,' 7 ~ i ~~ ~ ~~ ~ ~ ffd ~~ ~ fs' ~- ~` { ~~~. rl y , /) ~ F 1 t _ _ ...\ 1 ~ \ ~ ~ r ' A ~., ~. ~\ /,, ,, ~ f ". ~ _ ~ _- ~~~ i ~ ,~ l~ I ~'~' / ~ ~ ~ .... ~~ ~ i ~ ~ / -~ ~ .. ~ I ~ - I -~ _, .t ° - ~Y-~,~: \~IR ~- _ ;~ ~~ ~ I~ ~~ _ ~ ~~ ~ o t K_. _ ,~, I a~;l ,, ~ ~ I ~-- ~ ~-; , b . ,, ~ , s , ~~ , , a ~ a i~ u ~' _~ ' ~ ~~ ~ '' _ ~ ~ ~ I ,- ,~ ~ `~, i _~.._„ f~ ~ ~ , ~ v ~ , ~ . . _ ,, _ ; ~~ ~, , ~ v - a ; , ~I / ' ~ ~~ _ ~, ~ , / ~ ,~ va ,, ~~,~ I i ~ ` ~~ ~~ ~ ~ '~ f ~, ~ '~ / s II --.., ~"- -"' -'~ ~ ~ -~. ~\- NSP Easement pe__ ~L Doc. No. 607846 I ~~ _ ` •~ II -~- ~~` ~' °2000 Westwood Professional Services, Inc May, 2000 "~ ~~ N Balfany Residential Development City of Albertville, Wright County, Minnesota Preliminary Grading, Drainage, and Erosion Control P/an o' zso' Soo• ~SO~ looo~ EXHIBIT 7 ,, ,_ ~ ; . . I r ~ ~~ I ~ I _~~. .~ t _ ~~ s , . ~ ~s -°~ ~- , ~_ t ~ F { ~ I I ~ . ~ ! G ~ ~ ~ v ~ I I ~ , ~ ~ l '~ ~~ -~ ~i ~ ~ - ~ ~ ~V I ~. ~ MUD LAKE 01'/{S'Z 9473 / /; 1 ~ t I ~ .L ! ~ ~ ~~ I o . ^ ~ ,~ ~- - ~ ~ a~~ u W _-_ ~ 1 ~ 1 z ~ I _. _~__ ~ _.~ ~ / I , ~ ~~ ~ ~ ~ . _ _ ` - -- O ~ I SCHOOL LAKE OHWL 947.3 } I t.. t I I p~ ~ Ey I ® a I ~ 1 NSP Easement Doc. Na. fi078~ I ~ //j I ~ / I ~ ~~ LEGEND ~ SHORELAND 17ER 1 SHORELAND 77ER 2 ~ SHORELAND 77ER 3 I ~ ( ~, I 3 I I INTERSTq TE HIGHWAY NO. g4 -~ ~rJ 1 I 42000 Westwood Professional Ssrvices, Ina ~~~rL.i.eearner..+e.dserveara. May, 2000 ~~ ~~~ i N Balfany Residential Development City of Albertville, Wright County, Minnesota Shore/and Analysis o• 250 500• ~50~ ,ooo• EXHIBIT 8 July, 2000 Balfany Residential Development City of Albertville, Wright County, Minnesota Entry View ~~ y' Westwood Professional Services, Inc. ~~~~ 7599 Anagram Drive TTT Eden Prairie, MN 55344 952-937-5150 EXHIBIT 9 ~' t t R ,~~ ~ '`__ ~` ~- -mss c~ I v` ~; ; ~ ~` } `~ / r, __ _ _ -~- ; ~-= ~, ,, ~--. ~ ~- ~~ ~, ~ ~~ -~ ,; ~ , _ ~ T, ~~((~~i V'~ rd F' sS ------~ i :~~ _ ~' July, 2000 Balfany Residential Development City of Albertville, Wright County, Minnesota Typical "Traditional Neighborhood Design" Lot EXHIBIT 10 -- v } r-~ ~~ <- _~~~~ c~~` ~~ ~ ~ ~ ~ r ~:.~~: ? j ,~ --_ ~ , ,~, ~-~--,moo - - - _- e~ s .~ ~~. ~ ,1 r ~ ~ N a ~~!, t~j ~ ~ ~~ ~ ~.~ ~~ - ., ~~ ---- ~ s~ -~_ ~' ~- ~n ~~ rya y ±~ Westwood Professional Services, Inc I 7599 Anagram Drive Eden Prairie, MN 55344 952-937-5150 ..~: aL. - ~~ ~i1~-.. ~---~"",= ~ .. >j f ~ - } J ~~ i ~ ~ _ ~d _ `~ 3 ~~ ~--- O ;.t= ~~. f ~ - - ~ ij W~ .~~.~ ~~. ~~.; /r ~' -~-•-• Cb \\`` V~ Jul ~": I ~~_-, -~ ---~ ~~ ~~ ~~ ~--- ~~ ~~ y July, 2000 Balfany Residential Development City of Albertville, Wright County, Minnesota Typical Standard Subdivision Lot _. t, s ~;;~ -t. ,ti ~, ~` C~ V ~'' .e v _v ~,,~-~:--- ~~ Westwood Professional Services, Inc. I 7599 Anagram Drive Eden Prairie, MN 55344 952-937-5150 EXHIBIT 11 .. t a y,l. i r-~------- - _---~ .- I I i ~'os~t .- ~ i S C~. io ~1, ~ ~ s i ~ ~ ~ .~ ~ ~ o ' '~i~w malrr~ai ~ ~ L _ _ ~~' near ~a ~r'ow- o~(,Jt-~ ____ '_ t ,~-rr~ ~ - - - - rn~~ . ~~. July, 2000 Balfany Residential Development City of Albertville, Wright County, Minnesota Shoreland Conservation Easement -Typical Lot C~a- l ~ ~ar~,' s -~, ~e ~ r~v-evJ rw~~~ WesRvood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 952-937-5150 EXHIBIT 12I r_ n C April 17, 2000 ~~~ Minnesota Department of Natural Resoules ~~~~ ~ ~~=" Natural Heritage and Nongame Research Program, Box 2s~ ~ ~, ~6 . ~-~ ~ ~ ~'`~ ~° ~~~ 500 Lafayette Road ° _ St. Paul, Minnesota 55155-40_ ~~" Phone: (651) 296-8279 Fax: (651) 296-1811 E-mail: karen.cieminski@dnr.state.mn.us ~~ ~ ~',,,, <<, Shannon Oslund Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Re: Request for Natural Heritage information for vicinity of proposed Belfany Residential Development, T121N R24W S.36, Wright County. NHNRP Contact #: ERDB 20000862 ' Dear Ms. Oslund, The Minnesota Natural Heritage database has been reviewed to determine if any rare plant or animal species or other significant natural features are known to occur within an approximate one-mile radius of the area indicated on the map enclosed with your information request. Based on this review, there are no known occurrences of rare species or natural community in the area searched. The Natural Heritage database is maintained by the Natural Heritage and Nongame Research Program, a unit within the Section of Ecological Services, Department of Natural Resources. It is continually updated as new information becomes available, and is the most complete source of data on ' Minnesota's rare or otherwise significant species, natural communities, and other natural features. Its purpose is to foster better understanding and protection of these features. Because our information is not based on a comprehensive inventory, there may be rare or ' otherwise significant natural features in the state that are not represented in the database. A county-by- county survey of rare natural features is now underway, and has been completed for Wright County. Our information about natural communities is, therefore, quite thorough for that county. However, ' because survey work for rare plants and animals is less exhaustive, and because there has not been an on-site survey of all areas of the county, ecologically significant features for which we have no records may exist on the project area. ' Please be aware that review by the Natural Heritage and Nongame Research Program focuses only on rare natural features. It does not constitute review or approval by the Department of Natural Resources as a whole. If you require further information on the environmental review process for ' other wildlife-related issues, you may contact your Regional Environmental Assessment Ecologist Mike North, at (218) 828-2433. An invoice for the work completed is enclosed. You are being billed for map and database ' search and staff scientist review. Please forward this invoice to your Accounts Payable Department. Thank you for consulting us on this matter, and for your interest in preserving Minnesota's rare natural resources. i r encl: Invoice cc: Mike North, DNR Ecological Services Sincerely, Karen L. Cieminski Data Manager /Ecologist DNR Information: 651-296-6157 1-888-646-b367 TTY: 651-296-5484 1-800-657-3929 ' An Equal Opportunity Employer Is printed on Recycled Paper Containing a Who Values Diversity ~® ~ 1o Minimum of 10% Post-Consumer Waste ~~ _-~95~__._ _i _. _ -~ ~ ~1 •897 I ~; 902 ! _ 902 ~' ~ _ _ - -- \ -111 II ~~ ~\ _ - 71-- -- o. ~~~ i / - II -.~~, lJ ~~ it yo95/2 ~ - ~~ '' - , a~ - 951'153 :,, _~ ~~ a, ~ ~y ~-~~ -~. - - - _ ~ -- Tr r ~p-~ _ ~ _ SIII F - ~ - ' - __ a,,+- __ I _so ' _" ~ , . - . , ~~ ~ ~ ~ ~' ~ o - ~ - ( ~I ~_ ~, _ _ ~~ i I ~~ /\ ~~ _ - _- `P ` ~~ ' ~~ - -_ ~ ~ ~ - - ~ I eon ~a'~~ ~r ~~ ~ ~ __ a~ - - "~ ' _ y I ~, ° C ~ T ~~~ ~-^ i ~~ ~ moo, ~~- _ - ~ _ ~ I r' ~ ~~ i _ - - _~ = ~ ~ ~ ~ {~ I ., 1 I li ~. = ~~~ - ~ ~ ~ L~ ! ~~ • ~ - ~ ~-- ~ • ~• 9ho= ~ = --- v ~' ~~~ ~Cl~~' / / f: __ 9501- .__i i _ I e20 ,.. -' ~ ~ I~ V_. ~~ ~ l/ _ ~, y- - / ~~~/ _ ~ I _ r __ -_ - _. "J 53 ' ~ i 930} ,-_ ~ _.. ~.,_ ~i - - ~ .. ~ ... _. /- -. 9T8---- - I 4 - _ ~ _ I __ '. - _ ~ ~ \. ~, ~ ~ I ~-~sso.- ~ I _ / ~ , I _.. - U ~ - -~ ~ I = ~ ~ ~ ~~~_ ,p-~ ° - ~ ~ ~ ~ i 9~ ~~ Y ~ ~ -- ~ _= u~ ~ ~ - _~ _ a j I li ~ ,, ; I. I ~ ~~ ~l ~~ _ I~, ~ i i - / i~ 11 ,I r~ - ~ ~ ~ ~~ _-~ 964^- -=~~~o ,; X24 ~,_ I _' c ' \ /_~Pa e~ ~ ~~~ / --'~ `N -. I 1 23-~-- -, I ~--- - ~- ~ - ~ _ c r \ ~ ~. _ ~ i ~ 1 ~ ~~ ~ ~r ~ I l~ ~ ~) ~ o A ~ ~''~ ~ ~ o 1 ~ ~ J ~ ~ ~ i / ~~ ~~~ ~ ~ ~~~ ~"~_I ~ / ) ~- _ -~ ~ ~\ ~ 9_23 „~ ~~~~I~ ~ t Ol ~~~V ~~- _ ~ ~ .~o ~ .~~ o.` 946 ~ ~~ ~~-~ ~~ ~~ - ~-L~.- 960 n ~ ~• :1. ~~-1)0 _ '~. _ _ / -~`f'- -__~-1 - I ~ ~ I' a ~~ ~_~ ~~ ~ i~ 1\ ~~I ~ il~l~ `~ 95o I J ~ 4-- % ~ r~~ ~ ~r1~1 ~,~__ ~ .:_~ -SOS o ~ ~ ~-ti= =~11~; i 1$b`~~ itr ~' i I \ -~~ ~ _ 35 l:a;~u. , - ' '47 ,CH.) 30 M!. ~.~~ `~ / r ~ I ~' ,_~~~~ c ~^~~--- . Y--'~-- r - j '=_, ~ 2~--'- - ~~ ~ , . ~ I -~ II I~~ '~ ~ ~~ , ~ ~-ssa ~ ~` ~~.\ ~-= ~ ~, O __ ~h (10' O-6 Ml. TO ML'JN. f52 1 MILE 5000 6000 7000 FEET -~ 1 KILOMETER --~ 'ouRS ?929 `~ ~ _ /~ ~ ~-i' `~,- ~-~~ ~-f- .~ ~' ~ ~ ~ / `~` ~ `~ ~ _ X30 ~__ I~ ~- ~ T ~ ~~ ;-~ ~ i ~ , ! ~ _~ ~ -, ~i i X50 i ,= r~--~ ~~`` I \~ ~~; U l~ -_ ~. ~. ", T. 33 N. T. 32 N. sol6 1 N. T. 12 17'30" sol5 ~~ ~2 o~ wo ti~ O, M so14 5013 sa12 so11ooomN '~~" Mu~La~ae~ ~ ~ ~~ ~ ~ ~~ 95'B ~ ., ~ ~ 31 948 ~ ~ ~ ~~~ \ ~_ ;: ~1 h ~ i ~ 5 ° 15' 4413 ~ NTERIOR-GEOLOGICAL SURVE RESTON, VIRGINIA-~9R0 93°3/'30" R 24 W. R. 23 W. <50ooomE ROAD CLASSIFICATION ~~ '~poc`°-p Primary highway, Light-duty road, hard or °2s~ hard surface _ improved surface. __ `c Secondary highway, hard surface_______.__--- Unimproved road___-________ Interstate Route ~ U. S. Route ~ State Route MINN. ~T. MICHAEL QUADRANGLE MINNESOTA ~ s~~~,~ 7.5 MINUTE SERIES (TOPOGRAPHIC) ~ti~~~~ NW/4 ROCKFORD 15' QUADRANGLE ~~ °47 40' °48 2 090 000 FEET °49 R ~~ ,r~ R 2~ fin! °50 93°371'30" _ - -~ ---- - ~ - ~ ~~~~~ ~ - ~- -- Bfh95a -?820000 ~, - - - - "'. i "-,~,.._ ~5~.. 9481 ~.". ~~ ,-.- _ ~ .962 1 s..___~ _ _ - I ~ ~~ _ FEET - - _ - ~ ~ °' a~ ~ - °. / ~ ~~ %~." ~,~ _. 955 -. \ "i~~, - ,~ , ~ °, ~ ~~:,~ r ° 1 ~- 1 ~+- ~~ ~ `- - a 961 a - -_~ .. ~ i~ ,~; -___ -1 ~- - v soli z __II~ - ~~ r - -,` '_ ~ ~ \ ~ - u ~ ~ ge Disposal ~ ~ ~,-~/ t 1 p 1j -00 : ~ B M 9f~1 ~~ ~ ' 1 ~ i ~ / ~ j _ ° _ • ~o ~ - I _ ' I ~G~C~Cl~d ~~JI •I~~,. ~ ` 4 1 r- ~ : ~ i 2 i N ~..~ ___- _~~ - ~ ~~ 1967 °d, ~s4s ~ ~ ~_~. - ~ - 1 ... ~ a A - \ M 9 I .?0 N I L-J ~ ~ Nqug ~ t I~rt t ~ ~~~ ~em ~ ~411n 1 ~~~ 2 ~~ i - ~-~ ~ I '. ~ .- o J - ~ A ?ark - ~r ~ I ~ ~ , ~.. ,, .. ,. ,. _ _ 1 _. ~ Albertville ~ ' o ~~ ~ ~ = ~# - ... ~ .F~.~,~ ~~ .... _ .. ~~~ \ ~911~ ~s ° .~~.... .H9,` _~,_,~ _ . -- - _ --- - ~; ,~ _.-. 966 _ --_ ~ ~ - . ~ /r-' t1- - I ~C ` ~ ~ .955 ~',~ ~ ~ s t _ ° - _ _ ~ °o _ • ~ ~ / ~ ~,i -- - a~I wti _ / ~, ~. ~1= _ °^ ~~~ ,~ 1 ~r ~ ~ _ -~J _ ° ~ yJo ,: , ~ 9 r i _ ~, :I~~ / ~ ~ ' _~ ~ I - .-.. ~ _ _ i ~t o ~~ '' 96~ ~-t4~3~1 ~ ~ Radio 0 T~ s 08 -. - ~ eerg~.. _ 1975 ~~ 966 -. - Qi ~ -- ~ ~ 1~~;1d2. I __ _ "~~~ I l ~ ~ ~ ,`~i _ ~, ,~ - _ ~ _ _ _C~PORAT~ _ ; B8~'rJr-i I,~ ~ 11$a~ _~ ~ ~ -~ ~_ - . . I d~~ i . / _ _ ~!_ ~ i ., - 1 ~ , ~ ~_ _ \. o° ~ ° 1 ~ d~ ~~ i~ ~ _~ X78 1 ' _- ~ - - : ~ , ~ _, , ~ , , f _ _ ~ ~ ; ti L-_ r w ~~ • ~ - ~ ~- • a ~ ',. ~ ~~" ~ 1 ~ - --~ . o _ t - ;~ - - - _ _ .-. _ ~ ff33~~~ ~ ~-~ , _ 1i \ _ - `_ - - ~ __ St Mlchaei--Garb j .. L" - l ~ \/ ~, '~ ~~ 96r , -% ~_'~- ~• 1 >r .., ° o . ZIl1 ~ r. o ~ I ~ 9si - ~ ~ . ~rth[atl ',1 ,_ - ~~ 956. ) __ ~ ~• y~Q/z -. o i ~-~ . ... •~ r -l 11 p n u ° -_~ ~`Q~haei-Albertujl~ I ° ~ i . o n ~ ^ b - ~ - "~ ~ . ~ ~ T']akag Mill ` ~ Bch ~~~/ ~ ~d ~ ~ 1 ~s ~ I s ~ ~ ~~~, • v -. 1 x_30' 1` - 50 ~~~ ~ ' ~''\ '~ ~;~-~` ~~:~.~ (BPII 960) `.I. \~,i ~IW ,, .~. - Z.o(.3 55 I ~ { _ ., _ 4 - . . ~~_ _ -~ ~ - ~' ~ ~ ~ ~ ~ ,r'~ ~ ~ ~' -9.56 ,_ r«: - ~ __ - ~~ - ... - - --_ ` _ I Sew~ge- i -- _ -- ~i~ - -- - _- I ~_ _ Disposal Pdr>d~'- ~ ~ a_ ~ wit __~ •-_- - _ 960 ~~- i ~ ~ ~ 0;_ - ~. __~ yl~ _ -"- i Y ~ 1 ~_ - =- -~= -- -' '' c~chr~l _ -~ _ ~ h -, . ~L -_ - - 5005 - ~ t ~~-- ~ '" ~Cem ~ ~/ ~ 1 ~_ n n l - ~ t ii ,,, ~- , T it ~ ~ ~ ~ - i~ :- ~ ~ / - _ ~ -~ II I ~1 - 967 r il~ r 6`. ~ ~ ,~ II ~ I , fl 0 0 I t it f [7 0 Unique No. 00437596 MINNESOTA DEPARTMENT OF HEALTH Update Date 1992/07/17 WELL AND BORING RECORD County Name Wright Minnesota Statutes Chapter 1031 Entry Date 1992/07/17 Township Name Township Range Dir Section Subsection Well Depth Depth Completed Date Well Completed 121 24 W 36 BAAACB 200 ft• 200 ft. 1988/04(07 Well Name VETSCH, DANIEUBARTHEL C Drilling Method Contact's Name VETSCH, DANIEUBARTHEL C Drilling Fluid Well Hydrofractured? ^ Yes ^ No ~ From ft. to ft• ALBERTVILLE MN Use Domestic Casing Drive Shoe? ^ Yes ^ N Hole Diameter GEOLOGICAL MATERIAL COLOR HARDNESS FROM TO ~ Casing Diameter Weight(Ibs/ft) CLAY 0 15 4 in. to 185 ft GRAVEL + CLAY 15 120 SHALE 120 200 Screen N ~ Open Hole From _ 185 ft. to 200 ft• Make Type Static Water Level 3p ft. from Land surface Date 1988/04/07 PUMPING LEVEL (below land surface) 0 ft. after hrs. pumping 40 g.p.m. Well Head Completion Pitless adapter mfr Model Casing Protection ^ 12 in. above grade ^ At-grade(Environmental Wells and Borings ONLY) I Grouting Information Well grouted? ^ Yes ^ No Nearest Known Source of Contamination ft. direction type Well disinfected upon completion? ^ Yes ^ No Pump ^ Not Installed ~ Date Installed y Mfr name AERMOTOR Model HP p,5 Volts Drop Pipe Length 60 ft. Capacity g.p.m Type g Any not in use and not sealed well(s) on property? ^ Yes ^ No Was a variance granted from the MDH for this Well? ^ Yes ^ No 954 USGS Quad Bi Lake El g evation Aquifer. LAMB Alt ld: ~ Well CONTRACTOR CERTIFICATION Lic. Or Reg. No. 27056 License Business Name Toroerson Well Co. Report Copy Name of Driller HE-01205-06 (Rev. 9/96) i Unique No 00437596 MINNESOTA DEPARTMENT OF HEALTH 1992/07/17 . Update Date WELL AND BORING RECORD County Name Wright Minnesota Statutes Chapter 1031 Entry Date 1992/07/17 Township Name Township Range Dir Section Subsection Well Depth Depth Completed Date Well Completed 121 24 W 36 BAAACB 200 ff• 200 ft• 1988!04/07 Well Name VETSCH, DANIEUBARTHEL C Lic. Or Reg. No. 27056 Name of Driller USGS Quad Big Lake Elevation 954 Aquifer CAMB Alternative Id ' GEOLOGICAL MATERIAL COLOR CLAY - _ CLAY =Clay GRAVEL + CLAY ' CLAY =Clay SHALE CAME = Cambrian,Undifferentiated SHLE =Shale r i HARDNESS FROM TO STRAT - LITH PRIM LITH SEC LITH MINOR 0 15 QCUU CLAY 15 120 QPUU GRVL =Gravel 120 200 CAMB SNDS =Sandstone CLAY GRVL SHLE SNDS II Mf`r'-15-~n~_~n 1~~ ~7 ~1Nr,EnL. SUP.VEY 612 F~2n ~ f?._ P. ~3 F _, ~.... ___ _-._ -} - - jer Wile Ss~yJ? } Ntberef~ Sibbe 15fiA.01-.0+8 k - :.,.~:: :k ors ~ ~ IGPN~me op N RaeJ~S Rvmhee 9ectmSector No. Fractwn 4. VYE11 DEPTH 1~~1 a. i a - ~a.1aat. ~:~ir LS iss 1 .. ~.~ a~r~ flit t ~~~ ~ ~"6a ~' ate=- ,,~ ~~ l~a't~~y~n ~~3~ ~ ~~~~T©~~~.'~~ ~~~~~' ~' i 3$=i_ , . a ~~ ~ ... STATE HISTORIC PRESERVATION OFFICE ' May 8, 2000 ' Shannon Oslund Westwood Professional Services 7599 Anagram Drive ' Eden Prairie, MN 55344 RE: 19990360.00 Proposed Belfany Residential Development T121 R24 S36, Wright County SHPO Number: 2000-2168 ' Dear Shannon Oslund: Thank you for consulting with our office during the preparation of an EAW for the above ' referenced project. We believe that there is a high probability that unreported archaeological properties might be present in the project area. Therefore, we recommend that a survey of the area be completed. ' The survey must meet the requirements of the Secretary of the Interior's Standards for Iden- tification and Evaluation, and should include an evaluation of National Register eligibility for any properties that are identified. For your information, we have enclosed a list of consultants who have expressed an interest in undertaking such surveys. If the project area can be documented as previously disturbed or previously surveyed, we will re- evaluate the need for survey. Previously disturbed areas are those where the naturally occurring ' post-glacial soils and sediments have been recently removed. Any previous survey work must meet contemporary standards. Please note that this comment letter does not address the requirements of Section 106 of the ' N?tinn2l Historic Preservation Act cf 1966 and 36CFR800, procedures of the Advisory Council on Historic Preservation for the protection of historic properties. If this project is considered for federal assistance, or requires a federal license or permit, it should be submitted to our office with reference to the appropriate federal agency. if you have any questions on our review of this project, please contact me at (651) 296-5462. ' Si'n`~erely, ' =f' Dennis A. Gimmestad ` Government Programs and Compliance Officer ' Enclosure: List of Consultants ~~ ' ? ~.~ 4°a.;~.~~c?i~~~ 3~~Ji I.J~ :-1l;s. ra tR ~ ~ ~-i e' I # ~<;' . i~~~~~ e~~F;T:t :~:i . _ ; lJ a g T:;'I30'i3~:: 3.i1-%~~-(i;2C3