1997 EAW Application
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Environmental Assessment Worksheet (EA W)
NOTE TO PREPARERS
This worksheet is to be completed by the Responsible Governmental Unit (RGU) or its agents. The project proposer must supply
any reasonably accessible data necessary for the worksheet, but is not to complete the final worksheet itself. If a complete answer
does not fit in the space allotted, attach additional sheets as necessary.
For assistance with this worksheet contact the Minnesota Environmental Quality Board (EQ8) at (612) 296-82S3 or (toll-free)
1-800-652-9747 (ask operator for the EQB environmental review program) or consult "EAW Guidelines," a booklet available from the EQB.
NOTE TO REVIEWERS
Comments must be submitted to the RGU (see item 3) during the 3O-day comment period following notice of the EA W in the EQB
Monitor. (Contact the RGU or the EQB to learn when the comment period ends.) Comments should address the accuracy and
completeness of the information, potential impacts that may warrant further investigation, and the need for an EIS. If the EA W has
been prepared for the scoping of an EIS (see item 4), comments should address the accuracy and completeness of the information
and suggest issues for investigation in the EIS.
1. ProJect TItle Cedar Creek
2. Proposer pilot Land Development
Contact person Donald Jensen
Address 13736 NE Johnson Street
Ham Lake, MN 55304
612-757-4052
3. RGU
Contact person
and title
..
Address
City of Albertville
Garrison Hale
City Administrator
5975 Main Ave. NE
Albertville, MN 55301
612-497-3384
Phone
Phone
4. Reason for EAW Preparation
o EIS scoping IXI mandatory EA W 0 citizen petition 0 RGU discretion 0 Proposer volunteered
If EA W or EIS is mandatory give EQB rule category number(s) 4410 . 4300 S u s p 19
5. ProJect Location
1/4 ~w 1/4 Section .11)
County Wriqht
Attach copies of each of th following to th EA W:
a. a county map showing the general location of the project;
b. copy(ies) of USGS 7.s minute, 1:24,000 scale map (photocopy is OK) indicating the project boundaries;
C. a site plan showing all significant project and natural features.
d. land use plan e wetland mit~g?tion..plan
6. Description Give a complete descriptlon ot the proposed projeCt and ancillary facilities (attach additional sheets as necessary).
Emphasize construction and operation methods and features that will cause physical manipulation of the environment or
produce wastes. Indicate the timing and duration of construction activities.
Township
121 Range 24 & NW~ 2-120-24
City/Twp Albertville
See attached
Provide a 50 or fewer word abstract for use in EQB Monitor notice:
1
7: Project Mlgnltu~ D...
Total Project Area (acres)
Number of Residential Units
UM~~~ 171 A~cNd
Commercial / Industrial / Institutional Building Area (gross floor space)
Total 8000 square feet;
Indicate area of specific uses:
Office 001 f cl ubhouse
Retail
Warehouse
UghtIndustrial maintenance building
Other Commercial (specify)
Building Height(s) two-!;tory cl ubhOll!;~
271.4
or Length (miles)
74
Manufacturing
Other Industrial
Institutional
Agricultural
8. Permits and Approvals Required List all known local, state, and federal permits, approvals, and funding required:
Unit of Government Type of Application Status
Wright Soil & Wate~ District Wetland Mitigation Permit To be acquired
Dept. Natural Resources Wetland Mitigation Permit To be acquired
Army Corps of Engineers Wetland Mitigation Permit To be acquired
MN Pollution Control Agency Gen. Stormwater Discharge Permit
MN Pollution Control Agency Sanitary Sewer Extension Permit
Joint Powers Water Board Watermain Extension
MN Dept. of Health Watermain Exten~ion
City of Albertville Final Plat
Wright County Final Plat
City of Albertville Street & utility Improve. Proj.
9. Land Use Desaibe 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, su~ as soil contamination or abandon~ storage
tanks.
See attached
10. Cover Typn Estimate the acreage of the site with ea~ of the following cover types before and after development (before and
after totals should be equal):
Urban/Suburban Lawn
Landscaping
Impervious Surface
Other (describe) 0
Agricultural Ditches 3.5 0
Golf Course Landscape ~ 107.6
11. FIsh, Wildlife, and ecologically SlMItlve R880urcel TOT A L = 2 7 . 4 271 . 4
a. Describe 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 adverse impacts.
Types 2 to 8 Wetlands
Wood~/Forest
Brush/Grassland
Cropland
Before
36.0
23_0
A 7
196 2
After
39.4
19_0
? 7
Before
o
4.0
After
89.4
13.3
o
See attached
b. Are there any state-lis~ endangered, threaten~, or special-concem species; rare plant communities; colonial waterbird
nesting colonies; Mtive prairie or other rare habitat; or other sensitive ecological resources on or near the site? 0 Yes S No
If yes, describe the resource and how it would be affected by the project. Indicate if a site survey of the resources was
cond ucted. Describe measures to be taken to minimize or avoid adverse impacts.
See attached
2
12. Physlcallmpacta on Water RlIOurca Will the project involve the physical or hydrologic alteration (dredging, li111ng, stream diversion,.
outfall structure, diking, impoundment) of any surface water Oake. pond, wetland, stream. drainage ditch)? i1 Yet 0 No
If yes, identify the water resource to be affected and describe: the alteration, including the construction process; volumes of
dredged or fill material; area affected; length of stream diversion; water surface area affected; timing and extent of fluctuations
in water surface elevatioN; spoils disposal sites; and proposed mitigation measures to minimize impact~.
See attached
13. Water U..
a. Will the project involve the installation or abandonment of any wells? IXI Yes 0 No
For abandoned wells give the location and Unique well number. For new wells, or other previously unpermitted wells, give
the location and purpose of the well and the Unique well number (if known).
See attached
b. Will the project require an appropriation of ground or surface water (including dewatering)? ex Yes 0 No
If yes, indicate the source, quantity, duration, purpose of the appropriation,. and ONR water appropriation permit number of
any existing appropriation. Discuss the impact of the appropriation on ground water levels.
See attached
Co Will the project require connection to a public water supply? IX Yes 0 No
If yes, identify the supply, the ONR water appropriation permit number of the supply, and the quantity to be used.
See attached
14. Water-related Land U.. Management Districts Does any part of the project site involve a shoreland zoning district, a de1ineatecllQO..year
flood plain, or a state or federally designated wild or scenic river land use district? 0 Yes m No
If yes, identify the district and discuss the compatibility of the project with the land use restrictions of the district.
15. Water Surface Use Will the project change the number or type of watercraft on any water body? 0 Yes ~ No
If yes, indicate the current and projected watercraft usage and discuss any potential overcrowding or conflicts with other users
or fish and wildlife resources.
16. SoIla Approximate depth (in feet) to:
Ground water: minimum 0 average 10-15 Bedrock: minimum N/A average N/A
Describe the soils on the site, giving SCS claSSificatiON, if known. (SCS interpretatiON and soU boring logs need not be attached.)
Dundas and Ames Silt Loarns
Hayden " Loarns
Nessel Silt Loarns
Glencoe Silty Clay Loarns
Cordova and Webster Silty Clay Loarns
17. Erosion and Sedimentation Give the acreage to be graded or excavated and the cubic yards of soU to be moved:
acres 224 _ 5; cubic yards 250 I 000
Describe any steep slopes or highly erodible soUs and identify them on the site map.
Describe the erosion and sedimentation measures to be used during and after construction of the project.
See attached
3
18. Wawr auallty '. Burt.. Wa'" Runoff
a. Compare the quantity and quality of site runoff before and after the project. Desaibe methods to be used to manage and/or
treat runoff.
See attached
b. Identify the route(s) and receiving water bodies for runoff from the site. Estimate the impact of the runoff on the quality of
the receiving waters. (If the runoff may aff= II ~ crmsWt "EA W Gwidelines" about whether II nutrient bud~ lIn4lysis is needed.)
See attached
19. Watlt' Quality. Wast8Watll'l.
a. Describe sources, quantities, and composition (except for normal domestic sewage) of all sanitary and industrial wastewaters
produced or treated at the site.
See attached
b. Describe any waste treatment methods to be used and give estimates of composition after treatment, or if the project
involves on-site sewage systems, discuss the suitability of the site conditions for such systems. Identify receiving waters
(including ground water) and estimate the impact of the discharge on the quality of the receiving waters. (If the discharge
may affect II lake crmsWt "EA W Guidelines" about whether II nutrient bvd~ IJ7lIJlysis is ~.)
See attached
C. If wastes will be discharged into a sewer system or pretreatment system, identify the system and discuss the ability of the
system to accept the volume and composition of the wastes. Identify any improvements which will be necessary.
See attached
20. Ground Watlt' - Potential for Contamination
a. Approximate depth (in feet) to ground water: 0 minimum; 1 0 -15 average.
b. Describe any of the following site hazards to ground water and also identify them on the site map: sinkholes; shallow
limestone formations/karst conditions; soils with high infiltration rates; abandoned or unused wells. Describe measures to
avoid or minimize environmental problems due to any of these hazards.
See attached
C. Identify any toxic or hazardous materials to be used or present on the project site and identify measures to be used to
prevent them from contaminating ground water.
See attached
21. Solid Wastesj Hazardous Wastesj Storage Tanks
a. Describe the types, amounts, and compositions of solid or hazardous wastes to be generated, including animal manures,
sludges and ashes. Identify the method and location of disposal. For projects generating municipal solid waste indicate if
there will be a source separation plan; list type(s) and how the project will be modified to allow recycling.
See attached
b. Indicate the number, location, size, and use of any above or below ground tanks to be used for storage of petroleum
products or other materials (except water).
See attached
4
22:
Traffic Parking spaces added 160 Existing spaces (if project involves expansion) 0 Estimated total Average
Daily Traffic (ADT) generated i/44 Estimated maximum peak hour traffic generated (if known) and its timing:
. For each affected road indicate the ADT and the directional distribution of traffic with and without the project.
Provide an estimate of the impact on traffic congestion on the affected roads and describe any traffic improvements which will
be necessary.
The ADT estimate was achieved by assuming 10 trips per household per
day: 245 lots x 10 trips + 12% = 2744
Parking spaces noted above are proposed at the golf course clubhouse
facility.
23. Vehicle-related air emissions Provide an estimate of the effect of the project's traffic generation on air quality, including carbon
monoxide levels. Discuss the effect of traffic improvements or other mitigation measures on air quality impacts. (If the project
inTJolves 500 or mDTe parking spaas, consult "EA W Guidelines" about whether a detailed air quality analysis is needed.)
See attached
24. Stationary source air emissions Will the project involve any stationary sources of air emissions (such as boilers or exhaust
stacks)? 0 Yes t9 No
If yes, describe the sources, quantities, and composition of the emissions; the proposed air pollution control devices; the
quantities and composition of the emissions after treatment; and the effects on air quality.
25. Will the project generate dust, odors, or noise during Construction and/or operation? ~ Yes 0 No
If yes, describe the. sources, characteristics, duration, and quantities or intensity, and any proposed measures to mitigate adverse
impacts. Also identify the locations of sensitive receptors in the vicinity and estimate the impacts on these receptors.
See attached
26. Are any of the following resources on or in proximity to the site:
a. archeological, historical, or architectural resources? 0 Yes KI No
b. prime or unique farmlands? 0 Yes UNo
c. designated .parks, recreation area~r trails?, 0 Yes DCNo
d. scenic views and vistas? 0 Yes 'EJ'No
e. other unique resources? 0 Yes W No
If any items are answered Yes, describe the resource and identify any impacts on the resource due to the project. Describe
any measures to be taken to minimize or avoid adverse impacts.
21. Will the project create adverse visual impacts? (E:mmp1es include: glare from intense lights; lights msib1e in wilderness areas; and large
TJisib1e plumes from cooling towers or exhaust stacks.) 0 Yes fJ No
If yes, explain.
28. Compatibility with plans Is the project subject to an adopted local comprehensive land use plan or any other applicable land use, water,
or resource management plan of an local, regional, state, or federal agency? m'l'es 0 No
If yes, identify the applicable planes), discuss the compatibility of the project with the provisions of the planes), and explain how
any conflicts between the project and the planes) will be resolved. If no, explain.
See attached
5
29. Impact on Infra.tructur. and Public StMCII Will new or expanded utilities, roads, other in!rastructure, or public: services be
required to serve the project? Gt: Yes 0 No
If yes, describe the new or additional infrastructure /services needed. (Any infrastnu:ture that is a "can'MCtai action" with respect
to tM project must be assessed in this Et\ Wi sa "EA W Gwideli1ra" fur details.)
See attached
30. Relatad Developments; Cumuladv. Impacts
a. Are future stages of this development planned or Ukely? 0 Yes ICkNo
If yes, briefly describe future stages, their timing, and plans for environmental review.
b. Is this project a subsequent stage of an earlier project? 0 Yes IE No
If yes, briefly describe the past development, its timing, and any past environmental review.
C. Is other development anticipated on adjacent lands or outlots? aa Yes 0 No
If yes, briefly describe the development and its relationship to the present project.
d. If a,b, or c were marked Yes, discuss any cumulative environmental impacts resulting from this project and the other
development.
See attached
31. Other PotendaJ Environmental Impacts If the project may cause any adverse environmental impacts which were not addressed by
items 1 to 28, identify and discuss them here, along with any proposed mitigation.
Impacts have been addressed
32. SUMMARY OF ISSUES (This section need not be completed if tM EA W is being done fur EIS scapingi instead, address reIeoant issues in tM
draft Scoping Decision document which must aa:ompany the EA W.) List any impacts and issues identified above that may require
further investigation before the project is commenced. Discuss any alternatives or mitigative measures that have been or may
be considered for these impacts and issues, including those that have been or may be ordered as permit conditions.
Further investigation of issues identified above before the project
is commenced is not deemed necessary.
CERTIFICATIONS BY THE RGU (aJ13 certifications must be signed for EOB acceptance of the EAW for publication of
notice in the EOB Monitor)
A. I .hereby cem~the information coJ!.t~ this document is accurate and complete to the best of my knowledge.
Signature .~~;:z ~
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B. I hereby certify that the project described in this EAW is the complete project and there are no other projects, project stages, or
project components, other than those described in this document, which are related to the project as "connected actions'~ or
"~hased actions~ defined, ~ective~ ~nn. Rules, pts. 4410.0200, subp. 9b and subp. 60.
Signature _-f}JYA4~ ~ ~
C. I .hereby certify th..#opies of the comp~Y are bei.ng se. nt to all points on t.he offici..al EQB EA. W diStrib. ution list.
Signature ~//?\ d ~
Title of signer f'.r/j A~;m/V7S/~/!/~ Date ",,-<;~~ 1 /cf~7
6
Minn_ Envinwncnlal Qua1ity Soan!. Rcviacd June 1990.
6. DESCRIPTION
This Project consists of developing an 18-hole golf course and residential property on a 271.4
acre parcel of property in the city of Albertville, Minnesota (the "Project"). A portion of the golf
course crosses the city corporate limits of Albertville and St. Michael (see map C).
Cedar Creek Golf Course will be an 1 8-hole golf course. The golf course will be an 18-hole, par
71, regulation length golf course. The golf course will play from 5,000 yards from the front tees
to 6,200 yards from the back tees. The golf course will include a full-length practice range with
20-25 tee stations and a large practice putting green.
The golf course has been designed to include wetlands areas, ponds, sand bunkers and
mounding that will provide scenic, challenging and memorable golf holes. Multiple tees, large
irrigated tees, greens and fairways will insure a playable golf course that appeals to all levels of
golfers. The golf course will feature golf holes that have variety in length and challenge. It is
anticipated that because of its close proximity to the high school (1.5 miles) an improved golf
program at the high school would be possible.
The clubhouse and parking lot will be centrally located on the golf course with access off
County Road 118. The first and tenth tees, ninth and eighteenth greens, and the practice tee
and practice green will all be in close proximity to the clubhouse/parking lot.
The residential development of the project is proposed as a Planned Unit Development (PUD)
and strives to achieve a lot size of 15,000 square feet in the single family lots, which is
consistent with the zoning of the property. A total of 159 lots are over 15,000 square feet; 11
lots are less than 15,000 square feet; and the average lot size is approximately 16,700 square
feet. The PUD consists of 170 single family lots and 74 townhome units for a combined total
of 244 dwelling units. A total of 11 3 dwelling units are provided with golf course frontage and
another 47 dwelling units are provided with frontage to proposed park land.
The City of Albertville is included in the Joint Powers Water Board System, along with the cities
of Hanover and St. Michael. Domestic water and fire protection service will be provided to the
Project by the Joint Powers Water Board System.
In 1993, Albertville upgraded its municipal wastewater treatment facility, and the wastewater
from the Project will be treated at the upgraded facility through an extension of Albertville's
sanitary sewer collection system. A sanitary sewer main line installed through the Project will
be designed to accommodate the wastewater flow from adjacent properties that are expected
to be developed in the future and for which sanitary sewer service will be required. It is
estimated that approximately 200 acres to the south of the Project will ultimately be serviced
with sanitary sewer from the main lines within the Project. The timing, extent, and type of
residential development of the land area to the south of the Project is ~ot known. However, the
utilities within the project will be designed so that subsequent extensions to the south can be
accomplished.
Construction activities for developing the Project include typical earthwork operations as
necessary for grading of streets, installation of piping for extension of the municipal water and
sanitary sewer systems, and minor earthwork operations for the development. MPCA approved
erosion control methods, such as silt fencing, will be used to mitigate potential erosion onto
adjacent properties or into drainage ways or wetlands.
The timing and duration of the construction is not established. The proposer desires to
commence development of the area as expeditiously as possible. The rate of development of
the Project is dependent upon timing of approvals as well as the rate at which housing is
needed.
9. LAND USE
The majority of the existing land use is agriculture, with portions of the property existing as
wetlands. The estimated acreage of cover types before and after development are identified in
the following section. Adjacent land uses include residential and agricultural. The City
Approved land Use Plan is attached as Map D.
The proposed development is adjacent to a recently constructed residential development within
the city of Albertville, Parkside Third Addition. The project is compatible with adjacent and
nearby land uses which consists of recent residential expansions of the city of Albertville.
Because adjacent land uses are consistent with the proposed Project, no environmentally
negative impacts are anticipated.
The majority of the 200 acres to the south of the Project are also primarily agricultural with
portions of the property existing as wetlands. Future residential development of the acreage to
the south of the Project is compatible with adjacent and nearby land uses because it abuts the
northerly boundary of the City of St. Michael which currently consists of agriculture and
residential developments. Also, the Albertville-St. Michael High School is located east of the
future residential development south of the Project. Thus, existing land uses are compatible
with the Project and surrounding areas. The rate of future development is unknown.
There are no known past land uses that would contribute to present environmental concerns in
the Project.
11. FISH. WILDLIFE. AND ECOLOGICALL Y SENSITIVE RESOURCES
Attached is the DNR review of ecologically sensitive resources provided for the Project EAW.
No known occurrences of rare species or natural features were found within a one mile radius of
the Project. Therefore, no conflicts are anticipated for this Project, as the total boundary of the
project is within the one mile radius.
There are no fish resources on or near the site that could be affected by the Project.
The existing land area of the Project will be developed to include only those areas that are
currently used for agricultural purposes. Wetland areas impacted by the Project will be
mitigated on site. The project proposes "wetland replacement" such that a total of
approximately 1.0 acres of wetland credits will be banked by the project proposer. This area
will be used for mitigation in future projects, if any.
12. PHYSICAL IMPACTS ON WA TER RESOURCES
Physical or hydrologic alteration of surface waters outside the Project area will not occur.
Development of the residential area within the Project will be consistent with the existing
wetlands and wetland regulations. A combined total of 2,96 acres of the Type \I wetland is
proposed to be filled with material native to the Project. Minor relocation of portions of existing
drainage ways within the Project area will be performed to conform with overall platting and
storm water and water quality controls. Wetland replacement is proposed on the Project site
which is in accordance with current wetland mitigation laws. See attached Map E for the
Wetland Mitigation Plan.
Stormwater detention/water quality ponds will be constructed that will control stormwater
outflow rates and that will be designed in accordance with applicable stormwater quality
criteria. The location and size of these facilities and the overall stormwater control for the
Project will be discussed in the Water Quality-Surface. Water Runoff section to the
Environmental Assessment Worksheet.
13. WATER USE
a. A well is proposed to be installed as part of the golf course maintenance facilities. The well
would function as a secondary irrigation water source only when surface water sources do not
provide adequate resources for the golf course irrigation system. The well is proposed to be a
4" cased well with sand screen point. A well permit has not been obtained; therefore, a unique
well number is not known. The well is not proposed for domestic use.
b. Appropriation of ground or surface waters is proposed to be used only as irrigation water for
the maintenance of the ,golf course landscaping. An irrigation pond is proposed to be
constructed that would receive surface water from water quality ponds associated with the
Project as the main source of irrigation water. A well is proposed, as noted above, to function
as a secondary source of irrigation water and would be used only when the supply of water in
the irrigation pond is not maintained by surface flows. A total of 9.5 acres of water ponding is
proposed as part of the project which will promote ground water recharge. Therefore the
appropriation of ground and surface water for irrigation purposes should not adversely affect
groundwater conditions. '
Appropriation of ground or surface waters is not anticipated during construction. The sole
exception is if minimal dewatering of perched water is required for installation of the sanitary
sewer collection system. The determination of whether any dewatering is even needed, or to
. the extent it may be needed, is dependent on whether water bearing seams are encountered
during installation of the utilities. Dewatering during construction, if any, should not affect
groundwater conditions, but will only affect perched water during the period of construction.
c. The Project will receive water for domestic and fire protection purposes from the Joint
Powers Water System for Albertville, St. Michael and Hanover. The DNR Water Appropriate is
Permit Number for the supply 146359 and 455787. Estimated daily water consumption for the
Project upon its completion is approximately 65,900 gallons per day using an average of 2.7
persons per residential unit and a flow rate of 100 gallons per capita per day for water
consumption.
17. EROS/ON AND SED/MENTA T/ON
Grading of streets, lots, and golf course within the Project will be performed. Grading outside of
street rights-of-way will be performed as necessary, in order to develop lots and building pad
elevations consistent with drainage design criteria. The developer's intent is to perform as little
grading as possible for the Project and to perform only that grading which is necessary for home
construction, golf course design, and drainage purposes.
Erosion control by the use of silt fences will be used to preclude erosion into downstream water
ways or wetland areas. The Project does not contain steep slopes that will require additional
erosion control measures. All erosion control during construction will be performed in
accordance with the City and MPCA's requirements that include the measures identified above.
Detention/water quality ponds will be in place during and after construction that will serve as
detention ponds for storm water purposes as well as sedimentation basins for stormwater runoff
prior to stormwater entering the existing wetlands and County Ditch No.9. The sedimentation
basins and stormwater runoff will be further discussed in the following section.
18. WATER QUALITY - SURFACE WATER RUNOFF
a & b. The quantity of runoff from the developed Project will not increase the rate of discharge
to downstream water courses nor will the quality of stormwater be adversely affected. This
estimate is based on standard runoff parameters for the soil cover conditions that presently
exist on the property, and the soil cover conditions and impervious areas that are expected to
exist at the time the Project is fully completed. The quality of stormwater runoff is expected to
improve during and after construction due to the installation of detention/water quality ponds.
The stormwater for a majority of the Project will ultimately discharge into County Ditch No.9
(see Map "C") that is located on the east edge of the Project and flows to the south. Water
from County Ditch No.9 eventually flows to the Crow River. Stormwater from the Project will
enter detention/water quality ponds prior to being discharged at controlled rates to County Ditch
No.9. The design of detention/water quality ponds proposes to reduce the rate of discharge to
one-half the pre-development discharge rate. Typical designs reduce the discharge rate to equal
the pre-development discharge rate. The Project design calls for larger ponds to be constructed
to achieve the one-half predevelopment discharge rate. This is proposed as part of the project
in an effort to aid in reducing drainage problems downstream associated with County Ditch No.
9. None of the stormwater from the Project is discharged Into lakes or protected streams of
high water quality.
The rate of stormwater discharge to County Ditch No. 9 will be controlled by the
detention/water quality ponds that will store runoff during storm events and then release
stormwater at controlled rates. Thus, the rate of flow of stormwater to County Ditch No.9 will
not be increased as a result of the Project. Stormwater from the Project enters the
detention/water quality ponds through storm sewer piping and overland flow.
The northerly portion of Cedar Creek (approximately 27 acres) adjacent to County Road 37
drains to the north through county and state highway ditches, as well as natural drainage ways
to School Lake. The majority of this area of Cedar Creek is proposed as outlots and designated
for multi-family residential development by the City Land Use Plan. Storm water discharge for
this area will be addressed at the time of development of the outlots. The timing of this
potential development and how it may be staged is not known.
Regarding stormwater quality, the Project will not degrade stormwater quality when compared
to existing conditions. At the present time, a substantial percentage of the existing area is
utilized for crops and agricultural purposes. As such, runoff from the existing agricultural
property contains typical nutrients such as phosphorous and nitrogen that exist in fertilizers and
agricultural waste. Runoff from the existing property also contains silt from erosion of crop
land. Runoff from the completed Project may contain some nutrients from lawn fertilizers, such
as those used on residential lawns and golf course landscaping, and contain some soil that may
wash off streets into the storm sewer system. The detention/water quality ponds in the Project
will, however, provide a mechanism for sedimentation of soils and other foreign materials prior
to the storm water flowing into County Ditch No.9. Thus, settleable solids should be reduced
by construction of the Project. A majority of the stormwater from the Project will be routed
through a number of ponds incorporated into the golf course design which will provide
additional treatment and detention benefits. Therefore, the long term quality of stormwater
runoff to County Ditch No.9 is expected to be improved.
19. WA TER QUALITY - WASTEWA TERS
a. The residential area of the Project will generate approximately 65,900 gallons of domestic
wastewater per day based on an average of 2.7 persons per residential living unit and a flow
rato of 100 gallons per capita per day. The wastewater generated by the Project will not
include any industrial contributions. The developable land to the south is expected to generate
similar residential flows once developed.
b. & c. Albertville upgraded and expanded its wastewater treatment facility in 1993. All
necessary hearings were conducted and permits and approvals obtained from the MPCA for the
upgrade and expansion of the Albertville wastewater treatment system. The wastewater
treatment facility, as it ~urrently exists, consists of a pond system that provides secondary
treatment prior to tertiary treatment to remove phosphorous before discharge to Mud Lake. The
organic treatment capability of the facility can be expanded by incorporation of air, if needed,
into the pond treatment system. The existing wastewater treatment facility is designed to
treat 315,000 gallons per day with a CBOD loading of 368 pounds per day. The wastewater
treatment facility averages approximately 184,000 gallons per day (gpd), using available flow
data, over a 12-month time period (April 1996 - April 1997). Higher than average flows
occurred during May and June, averaging 200,000 gpd. Therefore, excess capacity of
approximately 115,000 gpd currently exists throughout the year without any modification to
the existing wastewater treatment facility. The attached sheet details a breakdown of flow
quantities using existing flow quantities, approved residential plats, and proposed residential
plats. Phasing of the proposed residential plats is considered in calculating potential flow
quantities. An upgrade of the waste water treatment facility may be required to provide for
residential development proposed for 1999 construction.
The wastewater treatment facility is designed in such a manner that it can easily be modified to
treat significantly higher flows and organic loadings. It is estimated that the wastewater
treatment facility can be increased to treat an average daily flow of 1,373,000 gallons per day
with a CBOD loading of 2,380 pounds per day, with modifications to meet higher standards.
These designs are on file with the MPCA for the original treatment facility permit. Thus,
Albertville's wastewater treatment facility has the capability to be easily modified for future
wastewater flows and loadings from areas outside the Project.
19. _ WA TER QUALITY - WASTEWA TERS (Con tin uedl
Albertville Sanitary Sewer Flow Review:
Existing average daily flow (4/96 - 4/97)
Existing maximum flow (6/96)
184,000 gpd
200,000 gpd
Potenti~1 flow from plattedpunc~>nstructed residential units using 100 gallons per person.
(approximate unconstructed Units as of 4/97) SF = Single Family MF:::: Multi Family
Persons
Per Unit
3.2
3.2
3.2
2.0
Unconstructed
Units
. 85 SF
17 SF
21 SF
80 MF
Flow
27,200 gpd
5,400 gpd
5,400 gpd
16,000 gpd
55,360 gpd
Recorded ~'at
Parkside 3r Add.
Parkside 4th Add.
Fairfield
Cottages of Albertville
Platted-unconstructed flow t::
Total platted-unconstructed and existing maximum flow = 255,360 gpd
Potential flow from proposed plat residential units using 100 gallons per person.
Proposed plats are the Project (Cedar Creek) and Center Oaks. Phase-year denotes the phase
number and proposed year for start of construction. Full absorption is typically 25 dwelling
units per project per year. Both developments are proposed to be constructed in phases. The
table below denotes a total of proposed units for each phase.
Proposed Persons Summation
Phase- '(~~ Units Per Unit Flow of Total Flo'l'l
Jw 1 998 110 SF 3.2 35,200 290,560
11-1999 48 MF 2.5 12,000 302,560
77 SF 3.2 24,640 327,200
111-2000 69 SF 3.2 22,080 349,280
IV-2001 26 MF 2.5 6,500 355,780
23 SF 3.2 7,360 363,140
Summary:
Sanitary sewer flow may reach design capacity of Wastewater Treatment Facility in 1999. An
upgrade of the Wastewater Treatment Facility may be required during the 1999 phase year.
Conclusion is that Phase II and Phase III plats may have limitations imposed by the city in regard
to number of occupancy permits allowed until actual flow data is verified to allow more
connections or additional capacity measures are under construction at the Wastewater
Treatment F acUity.
20. GROUNDWA TER-POTENTIAL FOR CONTAMINA TION
b. The potential for groundwater contamination is not a concern. The property to be developed
does not contain any known special geologic/land form features that would be of a special
concern regarding potential groundwater contamination. Further, the development is residential
and will be totally serviced by Albertville's municipal wastewater collection system.
c. Because the Project is residential, no toxic or hazardous materials will be generated from the
Project.
21. SOLID WASTE! HAZARDOUS WASTE/ STORAGE TANKS
a. Because the Project is a residential development, no hazardous wastes will be generated
from the Project. Municipal waste will be generated from the Project and this waste will be
collected and either disposed of or recycled in accordance with requirements the City of
Albertville has for garbage pick-up and recycling.
Construction of the Project will generate waste that is typical of residential home construction.
Solid waste from these construction activities will be disposed of in accordance with applicable
requirements. Licensed demolition landfill facilities are available in the area for disposal of
construction materials.
b. Petroleum products may be stored in the golf course maintenance facility for the servicing of
maintenance equipment. It is anticipated that product storage will be above ground and
accessible to golf course maintenance workers only.
During construction of the Project, it is expected that mobile fuel tanks will be on the property
for the purpose of providing fuel for construction equipment'. No permanent above- or below-
ground tanks, other than noted above, are expected to exist after construction of the Project.
23. VEHICLE-RELA TED AIR EMISSIONS
Based on the traffic data obtained from Question No. 22, and the fact that there is no reason to
expect traffic congestion due to the Project, the Project will not cause any significant decrease
in air quality due to vehicle-related air emissions.
25. DUST/ ODORS/ NOISE
During construction of the Project, dust may be generated as a result of grading, utility
installation and street construction. The significance of any dust will be minimal and can be
mitigated by the use of water trucks, if needed, during construction of the streets. Once the
streets are paved, dust should not be a factor. The City requires that the streets be paved prior
to occupancy; therefore, dust generation should not be an issue after street paving is complete.
Further, park acreage and open areas are directly adjacent to the project and provide buffer
areas during construction.
Strong or potential odors will not exist during construction or after project completion.
Noise generation will be typical of that for grading, utility installation, street construction, and
home building. Major noise sources such as blasting will not occur. Especially sensitive
receptors such as hospitals, etc., are not located in the vicinity of the Project.
28. COMPATIBILITY WITH PLANS
The residential portion of the Project is in conformance with the City Comprehensive land Use
Plan, dated June 17, 1996. The land use designated for this property is low density residential.
There is no conflict between the proposed Project and the City Comprehensive Plan for the
residential portion. The golf course will be considered a commercial operation and as such will
require a Comprehensive Plan and Zoning Map amendment.
29. IMPACT ON INFRASTRUCTURE AND PUBLIC SERVICES
As stated in prior sections, sanitary sewer and water utilities will be extended to serve the
Project. The sanitary sewer servicing the Project will be designed to accommodate acreage in
Albertville that is located south of the Project.
County Road 11 8 is proposed to be upgraded by Wright County. The existing road is a two
lane paved rural section road with granular shoulders. The road is proposed to be upgraded to
County State Aid Highway requirements and would be a two lane paved rural section road with
paved shoulders. The proposed upgrade will include: Regrading of the road, minor elevation and
alignment adjustments, increase the structural section, and provide 8 foot paved shoulders on
both sides of the road. Right turn lanes are proposed to be added where necessary as
determined by the Wright County Highway Department. The road upgrade is included as part of
the Wright County Highway Department 5-Year Transportation Improvement Plan. Construction
is estimated to begin on the road upgrade in 1999.
The road upgrade is not considered a "connected action" with respect to the Project. The road
upgrade is proposed to proceed regardless of the Project development schedule or phasing.
30. RELA TED DEVELOPMENT/ CUMULA TIVE IMPACTS
a. It is anticipated that the area to the south of the Project that is located in Albertville
(approximately 200 acres) will someday be developed for residential use. The timing of this
potential development and how it may be staged is not known. The potential for development
of this area is being considered at this time so that utility extensions into the Project can be
designed to accommodate future development.
b. This Project is not a subsequent phase of an earlier project.
c. Development of adjacent land along the southeast border, Center Oaks, is proposed to be a
single-family residential development. Center Oaks is proposed as a Planned Unit Development
(PUD) and strives to achieve a lot size of 15,000 square feet for single family lots, which is
consistent with the zoning of the property. A total of 108 lots are over 15,000 square feet; 5
lots are less than 15,000 square feet; and the average lot size is 16,739 square feet. As it is
adjacent to the Cedar Creek Golf Course, Center Oaks will have 17 dwelling units with golf
course frontage. Another 1 2 dwelling units are provided with frontage to proposed park land
within the Center Oaks development. An outlot of the Center Oaks project is proposed to be
incorporated into the golf course design as area for the fairway and green of Hole 12. Center
Oaks is proposed to be developed by others and an EA W has been prepared and sent out for
review in August 1 997.
Development of bordering land to the northeast, Fairfield, is proposed to be a single-family
residential development. Fairfield is proposed with a minimum lot size of 15,000 square feet,
which is consistent with the zoning of the property. The development is proposed to have both
single-family residential units and multiple-family residential units. Utilities to serve the
development are proposed to be extended from existing developments to the east. Phase I of
the development is being constructed in 1997 (see map C).
Three outlots are proposed on the north portion of Cedar Creek. The city Land Use Plan has
designated the area of the outlots to be used for multi-family residential development.
Property adjacent to the north of Cedar Creek, along County Road 37, is designated for
industrial development. Multi-family' development of the outlots of Cedar Creek will provide a
transition zone from the industrial area to single-family residential development. The timing of
this potential development and how it may be staged is not known.
d. Future development of other areas will be required to meet all city standards in place at the
time of development. Because the remaining area to the south in Albertville is relatively small,
cumulative environmental impact of this Project and all future developrt:lent to the south, even if
full residential development occurs, is negligible. The existing utilities have the capacity to
accommodate future development, and a major county highway runs adjacent to the property
which may provide access. Future development in Albertville to the south of the Project will
simply abut against the northerly city limits of St. Michael, which currently consists of
residential development.
WRIGHT COUNTY
MINNESOTA
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CITY OF ALBERTVILLE
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COMPREHENSIVE PLAN
DEVELOPMENT FRAMEWORK
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