2000-05-18 Request to Draft Balfany Res Dev EAWProfessional Services, Inc.
7599 Anagram Drive
Eden Prairie, MN 55344
Phone:612-937-5150
Fax:612-937-5822
Toll Free: 1-888-937-5150
Email: wpsQwestwoodps.com
MEMORANDUM
DATE: May 18, 2000
TO: Ms. Linda Goeb, Administrator, City of Albertville
5975 Main Avenue NE, P.O. Box 9, Albertville, MN 55301-0009
Ref: 19990360.00
Mr. Pete Carlson, Albertville City Engineer, Short-Elliot-Hendrickson, Inc.,
113-5th Avenue South, P.O. Box 1717, St. Cloud, MN 56302
Ms. Cindy Sherman, Planner, Northwest Associated Consultants
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
CC: Mr. Homer Tompkins, Contractor Property Developers Company
Quadrant Building, 7100 North Circle, Suite 108, Brooklyn Park, MN 55428
Ms. Dawn R. Tracy, Spatial Strategies, 20139 Sand Creek Drive, Jordan, MN 55352
FROM: Shannon Oslund, Associate Environmental Scientist,.,~~
RE: Request for Comments/Revisions to the Draft Balfany Residential Development
EAW
Enclosed for your review is a copy of the Draft Balfany Residential Development EAW. Please review
the document and indicate what revisions are needed for the final EAVV. We would like to submit the
signed EAW to the Environmental Quality Board (EQB) by June 5, which is the deadline for publication
in the June 12 EQB Monitor. In order to meet the submission deadline, please call or fax us your
suggestions for revisions by May 29, 2000.
The abstract for this EAW will be submitted for publication in the June 12, 2000 edition the EQB Monitor
and a press release will be submitted for publication in the North Crow River News.
Designing the Future Today...since 1972
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Environmental Assessment Worksheet
Balfany Residential Development
Portions of Section 36, T121 N, R24W
Albertville, Minnesota
May, 2000
Responsible Governmental Unit
City of Albertville
5975 Main Avenue NE
~lT1~` OF,4LB~RTVILLE P.O Box 9
Albertville, MN 55301-0009
Phone (763) 497-3384
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
~d~ FAX (763) 971-0576
Consultant to Project Proposer
Westwood Professional Services, Inc.
7599 Anagram Drive
Eden Prairie, Minnesota 55344
Phone (952) 937-5150
FAX (952) 937-5822
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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
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Exhibit
USGS Topography and Site Location ...................................................................................................1
Preliminary Site Plan ..............................................................................................................................2
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
LIST OF APPENDICES
Appendix
DNR Natural Heritage Database Search .................... ............. .....A
Minnesota Geological Survey Well Logs ....................•--..................................................................... B
State Historic Preservation Office Correspondence .......................................................................... C
May, 2000
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ENVIRONMENTAL ASSESSMENT WORKSHEET (EAW)
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 July 12, 2000.
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1. Project Title: Balfany Residential Development
2. Proposer: Contractor Property Developers Co.
Contact person: Mr. Homer Tompkins
Title: President
Address: Quadrant Building
7100 Northland Circle, Suite 108
Brooklyn Park, MN 55428
Phone: (763) 971-0477
Fax: (763) 971-0576
Email: htompkins(o~schererbros.com
3. RGU:
Contact person:
Title:
Address:
City of Albertville
Ms. Linda Goeb
City Administrator
City of Albertville
P.O Box 9
Albertville, MN 55301-0009
Phone: (763) 497-3384
Fax: (763) 497-3210
Email: Igoeb 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) Subp. 15 and subpart
name(s) Residential Development.
5. Project Location
County: Wright County
City: Albertville, Minnesota,
Twp: portions of the NE'/4, SE'/4, NW'/< and the SW'/4 of Section 36, T121N, R24W
Atfach copies of each of the following to fhe 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 DRAFT May 17, 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'/4, and SW'/4 of the SW'/4 of the NE'/4 and in the E'/Z of the SW'/4, and in the NW
' '/4 of the NW'/4 of the SE'/4 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
t development, creating community through the use of traditional urban design principles and
architecture (Exhibit 2). 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 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 073 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 affordable, single-
' family residential lots 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.
d. Are future stages of this development planned or likely? D Yes ^ No
If yes, briefly describe future stages, relationship to the present project, timeline, and plans for
' environmental review.
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' Balfany Residential Development EAW DRAFT
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May 17, 2000
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. 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? O Yes ~ No
If yes, briefly describe the past development, timeline, and any past environmental review.
Project Magnitude Data
Total Project Acreage: 85
Number of Residential Units: Unattached 150 ,Attached 0 ,Maximum Units Per Building
Commercial, Industrial, or Institutional Building Area (gross floor space) Total Square Feet:
Indicate area of specific uses (in square feet):
Office NIA
RetaiUCommercial N/A
Warehouse N/A
Light IndustriaUWarehouse N/A
Other Commercial (specify) N/A
Manufacturing N/A
Other Industrial N/A
Institutional N/A
Agricultural 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.
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 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
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.
' Westwood Professional Services, Inc. Page 3
Balfany Residential Development EAW DRAFT May 17, 2000
' 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.
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.
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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, medium and high 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 low 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.
The potential for environmental hazards on the site relates to the amount and content of the debris
found on-site. During the April 7, 200 field visit, two barrels of unknown origin and old furniture were
observed along the shores of School Lake. Also observed were several areas with high concentrations
of debris. Remnants of the former farmstead including boats, tires, furniture, toys, refrigerators,
washers, carpet, and other household items were found near the silo, and one refrigerator was observed
in the northwestern woodland. Possible sources of contamination from the debris include freon from
the refrigerators, gas and oil from the boat, household chemicals and cleaners, and unknown
chemicals/petroleum products from the barrels found near School Lake. Based on conversations with
the current owner, the farmstead was abandoned six to eight years ago. The City of Albertville
requested that an ASTM Transaction Screen be conducted to identify any recognized environmental
conditions present at the site, and CPDC is complying. No registered domestic wells or above ground
or underground storage tanks are known to exist on the site. 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/Streetsllmpervious Surface 0.0 20.3
Lawn/Landscaping/Park 0.0 49.4
Stormwater Ponding 0.0 2.2
TOTAL 85.0 85.00
See Exhibit 4 for distribution of land cover types
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Balfany Residential Development EAW DRAFT May 17, 2000
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, 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, and preservation of 10.6 acres of wetlands
and, 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 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.
' Westwood Professiona- Services, Inc. Page 5
Balfany Residential Development EAW DRAFT May 17, 2000
r 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 Wetlands 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.
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).
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Balfany Residential Development EAW DRAFT May 17, 2000
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 (PEM1 F, 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 Zhas 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
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,
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Balfany Residential Development EAW DRAFT May 17, 2000
' 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.
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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%) will be provided to exceed the 2 to 1 wetland replacement required
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
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t 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:
' Wetland Replacement Required (Square Feet)
Minnesota Wetland Conservation Act U.S. Army Corps of Engineers
31,775 wetland fill 31,775 wetland fill
23,670 Type 3 excavation
- 400 minus deminimis
55,045
x 2 2 to 1 replacement
110,090 minimum required
27,988 wetland excavation
+549 DNR ditch fill
60,312 total impact
x 1 1 to 1 replacement
60,312 minimum required
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' 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.
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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.
Best Management Practices
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.
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Wetland Replacement and Enhancement Monitoring Propram
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 D 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 Af/as 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 Albertville 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
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
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Balfany Residential Development EAW DRAFT May 17, 2000
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
i 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
Mi
' nnesota 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 the first tier and 20,000
square feet for the second and third tiers, 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 clustered housing
approach to the site 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. 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 open space is not considered. However, because the project design includes 63 percent open
space and density multipliers apply, 200 units are allowed. Although the project density falls below that
allowed when density multipliers are considered, a variance will be required to allow the density of 97
single family units within the first tier, which exceeds the 69 units allowed. The density of the second
and third tiers falls below the density allowed.
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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 z
Increase
hluliiplier
__ 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.
z 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, the density multiplier applies to this project and the actual
density allowed is 200 lots.
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 z 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.
s 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, the density multiplier applies to this project, and the total density
allowed is 200 units.
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
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Balfany Residential Development EAW DRAFT May 17, 2000
' these lakes does not exceed the DNR established OHWL of 947.3 feet. Therefore, basement elevations
for homes adjacent to the takes 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 ~ 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 will be fitted with 14 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. Since the Balfany docks will exceed
five or more slips (per dock), the activity will require a DNR permit. For a PUD, the DNR will not allow tNe
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).
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 foam 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 he 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.
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' 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
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
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' 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.
' 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 su~cial 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
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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.
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 2
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
HIB2 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 Soil 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 (HIB2). Hayden loams 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.
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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.
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.
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Balfany Residential Development EAW DRAFT May 17, 2000
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
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 "EAW 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.
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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.
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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
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 I-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.
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.
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' 25. Nearby Resources
' Are any of the following resources on or in proximity to the site?
Archeological, historical, or architectural resources? ~ 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 a cultural resources survey will need to be
completed to determine whether archaeological properties exist on the site.
' Prime or unique farmlands? D 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
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? ^ Yes D No
1f 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
~ 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? D Yes
^ No If yes, describe the plan, discuss the compatibility with the project and explain how any conflicts will be
resolved. If no, explain.
' Westwood Professional Services, Inc. Page 21
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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
t 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 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? ~
' Yes ^ No If yes, describe the new or additional infrastructure or services needed. (Note: Any infrastructure
that is a "connected action" with respect to the project must be assessed in this EAW,• see "EAW Guidelines"
for details.)
Certain
ublic infrastructure im
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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 Macfver 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.
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' The City of Albertville Official 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 ~s 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 maybe 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
residential lots, streets, homes, stormwater ponding, replacement wetland, 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 located in the
northwestern portion of the site, and preservation of 10.6 acres of wetlands and, and creation of 2.2
acres of ponding. These activities are expected to nominally mitigate adverse effects on some small
wildlife.
Item ?2. Physical Impacts on Water
' 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 both the WCA and Corps requirements by 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 73. 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
DNR Water Appropriation Permit.
' Westwood Professional Services, Inc. Page 23
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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 ai
surface ratios, and setbr ~~ ~ ~ -
variances from the Albei _
The Natural Environmen ~ ' `~V~ j~C~Ucr/c ~~ V~~ ~~~ ~~
from the OHWL of Schoc .~y ~j +' Y D ~~r~~
approach to the site desl ~ p~ ~ ~' ~Q(/t- l~ t~,~"~i L•
from 150 to 45 feet. The L`
that will extend 20 feet fr ~~ ~ ~~ T~!
The proposed developm~
Shoreland Ordinance ally /~~ ~'`, ~~~';~,~ ~ .~ .R ~
However, because the pr i'"'" ~~° ~
units are allowed. Althor ~ ~U, ~ /~j /~~~~ (~~~1..
considered, a variance w ~ ~ ~j ~ ~ ~ y tf ~
which exceeds the 69 un ~/
allowed. ./~
GU C IFICATION
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 actions, as
defined at Minnesota Rules, parts 4410.0200, subparts 9b and 60, respectively.
• Copies of this EAW are being sent to the entire EQB distribution list.
Signature
Date
Title 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
Westwood Professional Services, Inc. Page 24
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Item 14. Water-related Land Use Management District
May 17, 2000
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 clustered housing
approach to the site 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.
However, because the project design includes 63 percent open space and density multipliers apply, 200
units are allowed. Although the project density falls below that allowed when density multipliers are
considered, a variance will be required to allow the density of 97 single family units within the first tier,
which exceeds the 69 units allowed. The density of the second and third tiers falls below the density
allowed.
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 actions, as
defined at Minnesota Rules, parts 4410.0200, subparts 9b and 60, respectively.
• Copies of this EAW are being sent to the entire EQB distribution list.
Signature
Date
Title 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
' Westwood Professional Services, Inc. Page 24
~~
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May, 2000
Balfany Residential Development
City of Albertville, Wright County, Minnesota
USGS Topography and Site Location
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EXHIBIT 1
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WETLAND EXCAVATION ~-! OHWL 9423 / '°
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PUBLIC DOCK w/
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SLIPS (TYP-)
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FUTURE ~OTENTIAL
COMMUNITY BLDG.
POTENTIAL POOL
INTERSi=T=WA__~
NO. 94
°2000 Westwood Professional Services, Inc.
May, 2000
N
Balfany Residential Development
City of Albertville, Wright County, Minnesota
Preliminary Site P/an o~ 2s0~ sOO~ ~so~ ,000
EXHIBIT 2
POND
(NWL=948.5, HWL=951.1) ~
~~
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°, ~~
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NSP Easement
Doc. No. 6078
PUBLIC DOCK W/
POTENTIAL PRIVATE
SLIPS (TYP.)
~' ~ POND
~ \(NWL=948.0, HWL=949.3)
OVERLOOK DOCK
WETLAND MITIGATION
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Source: Met Council DOO (1997) ~r wH~ _ . s.n,.es. ~:.e.
May, 2000 {~ )999 An.„emo.»
Etlen PMl~le, MN 553N
61b93]~919Q
Balfany Residential Development N
City of Albertville, Wright County, Minnesota
1997 Aerial Photo rah and Ad"scent Land Use o soo ,zoo Feet
9 P Y ~ EXHIBIT 3
-,h t~~g,~ ~'N # ~~t~~S' t ~ LT ~.. ~~
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)599 •neg D
May, ~OQO Eden Pra r a, MN s93M
slz-9m~slsD
Balfany Residential Development N
City of Albertville, Wright County, Minnesota
Existing Land Cover o soo ,ooo Feet EXHIBIT 4
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u
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AREA 11,375 S AFT
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NSP Easement p y
Doc- No. 601896 \\\
~,~
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EXISTING FARMSTERD ----
;'~ Potential Domestic Well Location
°2000 Westwood Professional Services, Inc.
May 2000
". wmtw°°d M°lesd°ml5ervimttrc
~.~ss~r~
N '°$'
i
'~, Balfany Residential Development
City of Albertville, Wright County, Minnesota
'~ Existing Conditions o' soo' aoa• eoo' i2oo' EXHIBIT 5
a'
r
~ ~ -_
,-
l' 1 Q. ~ ~-
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;J ~, a fd ~.
y-BASIN 2 (SVOBODA)
TYPE 1, PEM1F
~ AREA=311,286 SQ. FT.
~ Svoboda & Associa
Delineation
B A S1 6 ~ ~ ~ BASIN 5 ~---~-~
~ DNR Protected Water
~~ ,TYPE 2x`=PEMB .~ II "~ ~ TYPE 2, PEMB ~°~° 86-26
~,. i4REA 4;31:8 SQ FT''~,~~ l AREA=18,232 "SQ. FT.
SCHOOL LAKE ~ ~ ~,
OHWL=947.3 1
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,y
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~+' ~' ~ -
k ,;°~4 1 - in r I
... ~ ~ ~ , , . °~ ~ ~ ~.~ . , . ~ Seasonal) 'flooded bas o f
'~.~ . T `` :, t ~ " ~ ,,~ ~~~~~ ~. ~ ~. ~ 3 Sallow marsh
~; ~: '~, ~~. ~ ., ,~ ~ Shallow open water
,., ,,
~~ _ ~ .1.:,~a~~ ?L ~•. ~~:.,, ~ ~ flooded swamps'
....:
i
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Source: Met Council DU(.1 (155!), USFW3 NWI (1551) r `\ ~ w«aaemProrsicn,~sow;.~., ,,..
May, 2000 x ~~ )599 AOayram ~rlve
Fdm Prairie, MN 553M
613-93].515
Balfany Residential Development
City of Albertville, Wright County, Minnesota o ~o0 1400 Feet
Aerial Photography and National Wetlands Inventory Mapping EXHIBIT s
~ ~ $
~'X7: ~ ff
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11 _ _ __. ._... _,` -,.,. 1,\::. poc. No. 607846
~~.~
fv
I ~~'~
_~
°2000 Westwood Professionol Services, Inc.
May, 2000
". wMwwed R°fmlonY SeMCn, Yic
N ~.„m,a.~,,m
Balfany Residential Development
City of Albertville, Wright County, Minnesota
Preliminary Grading, Drainage,
and Erosion Control Plan °' 25°' S°°' 'S°' '°°°' EXHIBIT 7
1
1
1
1
1
1
1
1
1
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OHNL 947.3
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- ~
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OFI NL 947.3
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INTENSig7E
HIGHWgy N4 94 _-
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NSP Easement
Doe. No. 6076•
LEGEND
SHOREL4ND 77ER i
SHORELAND 77ER 2
,,, SHORELAND 77ER 3
I I
°2000 Westwood Professional Servtc°s, Inc. ~rr~°e.eaw.~e.ae+s..dalne.
May, 2000 N ~ ~~ ~~
Balfany Residential Development
City of Albertville, Wright County, Minnesota
Shore/and Analysis o~ z5o~ 500 ~50~ ,ooa~ EXHIBIT 8
i
ii
April 17, 2000
3,"~
a s°">x
Minnesota Department of Natural Resoues ~ 9 ~, ~ :~
Natural Heritage and Nongame Research Program, Box 2~ °-~ ~ r
e'"
SOt) Lafayette Road ~ `~
~z
SL Paul. I~linnesota 5515-40__
4>hr,
Phone: (651) 296-8279 Fax: (651) 296-181 ] l;-mail karen.cieminski@dnr.state.mn.us ~ -y.
r,,
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.
NHNRF 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.
encl: Invoice
cc: Mike North, DNR Ecological Services
Sincerely,
Karen L. Cieminski
Data Manager /Ecologist
DNR Information: 651-296-6157 1-888-646-6367 TTY: 651-296-5484 1-800-657-3929
' An Equal Opportunity Employer Ifs Printed on Recycled Paper Containing a
Who Values Diversity ~®pi Minimum of 10 % Post-Consumer Waste
~ T. 33 N.
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-- -----~ - ~~' ~ d 5 ° 15'
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fCH.) 3Q MG' R. 24 W. R 23 W. a50ooomE 93°3/'30
ROAD CLASSIFICATION ~~
i MicE '~,po~~
= Primary highway, Light-duty road, hard or °2~s~
soon 6ocr, ~ooo FEET hard surface ___ _ improved surface........
- i Ki'-oMETFR Secondary highway,
-~ hard surface _ ..__ _- Unimproved road _---______
~uRS ~ Interstate Route ~ U. S. Route ~ State Route
? 929 MINN.
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Unique No. 00437596 MINNESOTA DEPARTMENT OF HEALTH
WEL Update Date 1992/07/17
L 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 WeII Hydrofractured? ^ Yes ^ No
From ft. to ft.
ALBERNILLE 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 I Open Hole From 185 ft. to 200 ft•
Make Type
Static Water Level 30 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)
Grouting Information WeII grouted? ^ Yes ^ No
Nearest Known Source of Contamination
ft. direction type
WeII disinfected upon completion? ^ Yes ^ No
Pump ^ Not Installed Date Installed y
Mfr name AERMOTOR
Mode- HP 0,5 Volts
Drop Pipe Length 60 ft, Capacity g•p.m
Type S
Any not in use and not sealed well(s) on property? ^ Yes ^ No
Was a variance granted from the MDH for this WeII? ^ Yes ^ No
954
USGS Quad
Bi
Lake El
i
.
g
evat
on
Aquifer: CAME Alt Id: 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)
Unique No. 00437596 MINNESOTA DEPARTMENT OF HEALTH
~ WELL AND BORING RECORD update Date 1992/07/17
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• 1988104/07
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
LAMB = Cambrian,Undifferentiated SHLE =Shale
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0 15 G?CUU CLAY
15 120 QPUU
GRVL =Gravel
120 200 CAMB
SNDS =Sandstone
CLAY GRVL
SHLE SNDS
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MMlN. GEOLOGICAL StlRVEY COPY
.437596 S/t4~0~1
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HE-0]z~a¢rRaY-ion ~~~
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May 8, 2000
' Shannon Oslund
Westwood Professional Services
' 7599 Anagram Drive
Eden Prairie, MN 55344
RE: 19990360.00
Proposed Beifany Residential Development
T121 R24 S36, Wright County
SHPO Number: 2000-2168
Dear Shannon Oslund:
=1
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n
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
Nationa! l--listoric Preservation Act of 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.
Sin erely,
~~ '~
'-~ Dennis A. Gimmestad
~~ Government Programs and Compliance Officer
Enclosure: List of Consultants
>':~ i3l'.i ..tlv;i~ £?t 3.;~{-1l'al~ ~'~;~, i ~~E t 1 ~~~ ~ .a~R~ F'~:b~3.__,~:~ili'~ i_90r>! ~',,:1'i'~it3~~ .:,1 X95-file
STATE HISTORIC PRESERVATION OFFICE