1998-07 Wetland Permits App
WETLAND PERMITS APPLICATION
NARRATIVE
KARSTON COVE TOWNHOMES, ALBERTVILLE, MINNESOTA
July, 1998
PROJECT PURPOSE, DESCRIPTION, AND WETLAND IMPACTS
KarstonCove is amulti-farnily residential housing project involving the development of approximately
16.7 acres of deciduous woodland and wetland into 81 townhome units to meet the demand for residential
housing in the Twin Cities suburbs.
The site is located in the SW Y4 of Section 35, T121N, R24W, City of Albertville, Wright County,
Minnesota (Exhibit 1). The property is bordered on the north by County Road 37 which runs parallel to
Interstate 94. Located east of the site is the Westwind Residential Development. The west edge of the
property corresponds with the municipal boundary between the City of Albertville and the City of
Otsego. South of the property is a proposed residential development and golf course.
The project site contains five wetlands that occupy just under three acres within parcel boundaries
(Exhibit 2). The proposed site plan entails 24,170 square feet of wetland fill and 3,703 square feet of
wetland excavation for sedimentation pond creation (see Exhibits 2 and 3). The applicant proposes to
meet and exceed WCA replacement requirements by creating 28,056 square feet of new wetland and
generating 17,550 square feet of public value credits (PVC's) through the construction of23,400 square
feet of water quality treatment (sedimentation) ponds. The WCA allows Public Value Credit up to a
maximum of75 percent of this pond area.
Proposed wetland replacement also exceeds typical St. Paul District Corps of Engineer (Corps) requirements
under Section 404 of the CW A for projects of this nature. The Corps generally requires 1: 1 replacement for
all wetland fill and adverse wetland excavation, which is 27,873 sffor this project. An additional 14,671
square feet of wetland will be.excavated within Basin K in order to maintain wetland hydrology after
development. This excavation is necessary to lower the wetland below the adjacent stormwater pond so that
overflow from the pond can enter the wetland. This does not constitute an adverse impact because the
wetland will only be receiving pre-treated stormwater and water depths will be maintained at less than six
feet deep.
WETLAND OVERVIEW
Wetland Delineation Methodology
Wetland boundaries were originally delineated and flagged in the field by Eco Systems Engineering, Inc.
in April of 1995. Upon review by the Wright County Soil and Water Conservation District (SWCD), it
was determined that this delineation was not acceptable for preparation of a replacement plan application.
Wetland boundaries on the site were subsequently delineated by Westwood Professional Services, Inc. on
June 17, 1998 using the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory,
"" Westwood Professional Services, Inc. (612) 937-5150
Waterways Experiment Station, 1987). Delineated wetland boundaries were located using land surveying
methods and are shown on Exhibit 2.
Wetland Delineation Results
Five wetlands were delineated on the site. Wetland boundaries were reviewed and approved by the
Wright County SWCD.
Basin K is a Type 2 (PEM1B) wetland dominated by sedges, reed canary grass, jewelweed, and arrow-
leaved tearthumb with some American elm and green ash along the edges. The adjacent upland included
smooth brome, white avens, hornwort, thistle, sweet cicely, gooseberry, American elm, gooseberry,
violets, red maple, common yarrow, prickly ash, common buckthorn, and chokecherry. The boundary
generally followed the edge of the treeline.
Basin G is a Type 3 (PEM1 C) wetland dominated by reed canary grass, sedges, common arrowhead, and
jewelweed. The adjacent upland included white avens, strawberry, Canada thistle, common yarrow,
hornwort, prickly ash, chokecherry, common buckthorn, common dandelion, quacking aspen, American
elm, large leaf aster, enchanter's nightshade, and sow thistle.
Basins Q, 0, and N are Type 1 (PEM1A) wetlands dominated by reed canary grass and sedges. The
adjacent upland was deciduous woodland consisting of the same species as listed for Basins G and K.
REGULATORY FRAMEWORK
The proposed wetland alterations are regulated under:
· The Minnesota Wetland Conservation Act of 1991, as amended (WCA), administered in this area
by the Wright County SWCD.
· Section 404. of the Federal Clean Water Act (CW A), administered by the U.S. Army Corps of
Engineers (Corps).
Minnesota Wetland Conservation Act, as amended
Under the WCA (Minnesota Wetland Conservation Act of 1991, as amended), submittal and approval of
a Wetland Replacement Plan Application is required for the 24,170 square feet of wetland fill. This
amount offill exceeds the 2,000 square-foot deminimis exemption for Type 1 wetlands in a non-
shoreland area of a county with less than 50 percent of pre-settlement wetlands remaining.
Section 404 of the Federal Clean Water Act
Because the project involves 27,873 square feet of adverse wetland impacts in isolated wetland basins,
the project is eligible for authorization under Nationwide Permit 26, but will likely require a pre-
construction notification (PCN) in accordance with the Corps of Engineers "Notification" general
condition.
SEQUENCING
The applicant recognizes that WCA rules and Corps of Engineer guidelines require sequencing for
wetland avoidance, impact minimization, impact reduction and elimination over time, and replacement.
The project has been designed to maximize use of upland areas while minimizing impacts to the major
wetland areas where feasible and practical.
Alternatives, Avoidance, and Minimization
Consideration was given to alternative designs before the project proposer settled on the Proposed
Alternative.
The No Build Alternative would totally avoid wetlands. However, the proposed site is considered a
highly desirable site for development given current high housing demands, the site's proximity to a
proposed golf course and housing development, and the site's location adjacent to Interstate 94. It is
unlikely that there are available alternative sites for the development in this area of Albertville that have
less wetland resources.
The proposed site plan involves approximately 0.55 acres offill and an additional 0.09 acres of adverse
wetland excavation impact for stormwater ponding. The remaining 2.15 acres of wetland on the site will
not be adversely impacted by fill or excavation activities. Most of the fill is due to the east-west (64th
Street) roadway through the site. The plan identifies the location of six retaining walls that are being
proposed in order to minimize wetland impacts. The plan is laid out in such a way as to avoid impacts to
the large wetlands while filling most of the two small, isolated wetlands in the center of the site.
The attached Public Road Alternative sketch (Exhibit 4) avoids approximately 11,658 square feet of
wetland fill due to the realignment of 64th Street. This alignment reduces wetland impacts, however, it
cannot be approved because of safety and traffic flow concerns due to the sharp turns. Realigning the
roadway to the south results in more impacts to the southern portion of Basin G and would likely result in
more impacts to Basin N.
The proposed excavation of Basin K is necessary to maintain the wetland after development of the
surrounding upland. Stormwater will be routed to a sedimentation basin before discharge into Basin K.
Because the sedimentation basin is at a lower elevation than Basin K, it is necessary to excavate Basin K
to maintain wetland hydrology in a post-development condition.
Request for Sequencing Flexibility
Sequencing flexibility (Minnesota Rules 8420.0510, Subpart 7a) is appropriate if:
1. the wetland to be impacted has been degraded to the point where replacement of it would result in
a certain gain in function and public value;
2. preservation ofa wetland would result in severe degradation of the wetland's ability to function
and provide public values, for example, because of surrounding land uses and the wetland's
ability to function and provide public values cannot reasonably be maintained through other land
use controls or mechanisms;
3. the only feasible and prudent upland site available for wetland replacement or development has
greater ecosystem function and public value than the wetland;
4. alternatives are demonstrably cost prohibitive; or
5. the wetland is a site where human health and safety is a factor.
The applicant submits that Item 1 applies to some of the proposed wetland impacts for the Karston Cove
Project. Sequencing flexibility should be considered because of the following.
Basins Q and 0 are small, isolated Type 1 wetlands that are dependent on runoff from their immediate
watersheds. To maintain these basins after development, stormwater would need to be routed into them.
This would change their water quality and ultimately degrade their functional value. If stormwater was
not directed to the basins, then construction of nearby streets and buildings would redirect much of their
tributary drainage areas, causing them to become more dry and most likely leading to their conversion to
residential lawn. The proposed mitigation for impacts to these basins and other small impacts on the site
will be located adjacent to the northern portion of Basin G. Wetland replacement adjacent to a larger,
contiguous wetland will result in a net gain in public value. The mitigation areas will be supplied by pre-
treated stormwater.
Impact Rectification
Because it will not be possible to restore the wetlands that will be filled, impact rectification is not
feasible. Therefore, the applicant is proposing wetland replacement.
Impact Reduction and Elimination Over Time
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 prior to the initiation of earthwork and will be maintained until viable ground
cover is established on all exposed soils. Vegetative cover will be seeded on newly graded slopes within
72 hours after completion of final grading. Other Best Management Practices will also be considered to
comply with the NPDES General Permit for construction activities, which is administered by the MPCA.
WETLAND REPLACEMENT
Wetland Replacement Required
Under the WCA, approximately 44,280 square feet of wetland replacement credit is required to
compensate for the proposed wetland fill. The proposed wetland replacement calculations follow:
24,170 sq. ft. of fill
2,000 sq. ft. deminimis exemption
22,170 sq. ft.
x 2 (2: 1 ratio)
44,340 sq. ft. of required replacement
At least half of the replacement credit (22,170 square feet) will need to be in the form of New Wetland
Credit.
According to typical Corps replacement requirements, 27,873 square feet of wetland creation is required
to compensate for the proposed wetland fill and wetland excavation for sediment pond creation. The
proposed calculation is as follows:
24,170 sq. ft. offill
+ 3,703 sq. ft. of adverse wetland excavation
27,873 sq. ft. of required wetland creation
Wetland Replacement Proposed
The applicant proposes to meet and exceed replacement requirements by creating 28,056 square feet of
new wetland and generating 17,550 square feet of public value credits (PVC's) through the construction
of 23,400 square feet of water quality treatment ponds (Exhibits 2 and 3).
Wetland Replacement Areas will be excavated and created to the grades shown on the Grading Plan
(Exhibit 3), and hydrology will be maintained by connecting into the existing wetland and by the
discharge of pre-treated stormwater overflow. Topsoil excavated during stormwater pond construction
on the development site will be spread in the basin bottom at a depth of 6 to 12 inches to produce the
finished grade and provide a fertile substrate for vegetation establishment. To minimize erosion hazards
and encourage slope stabilization, regraded surfaces will be seeded as soon as practical and no later than
72 hours after completion of grading. Slopes at and above the normal water level within the wetland
creation areas will be seeded with a native, mesic seed mix in accordance with Attachment 1.
Best management practices will be established and maintained adjacent to the perimeter of the wetland.
Appropriate vegetative cover will be established on all adjoining slopes.
The overall wetland replacement exceeds WCA statutory requirements and typical Corps of Engineers
mitigation requirements. The replacement plan includes 1: 1 wetland creation for the proposed wetland fill
and adverse excavation plus an additional 183 sf of wetland creation. In addition, 17,550 sf of Public Value
Credit from stormwater ponding will be provided.
Wetland Replacement Monitoring
The wetland creation area will be monitored in compliance with the Wetland Conservation Act.
Monitoring will include the following required components, as listed in the WCA rules:
1. A description ofthe project location, size, current wetland type (Cowardin classification), and desired
wetland type (goal).
2. A comparison of the as-built conditions in relation to the design specifications (first annual
monitoring only) and a rationale for significant changes.
3. Seasonal water level elevations measured during the period April through October (msl or referenced
to a known bench mark).
4. A list of the dominant vegetation in the wetland, including common names of the vegetation
exceeding 20 percent coverage and an estimate of coverage; for example, 50 percent willow, 20
percent cattail, and 30 percent sedge.
5. Color photographs ofthe project area taken during the period June through August, referenced to the
fixed photo-reference points identified on the Wetland Replacement Plan and labeled accordingly.
The replacement wetland will be monitored for a maximum of five years after creation and monitoring
reports will be submitted to the Wright County Soil and Water Conservation District each year. The
replacement wetland will be examined three times 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 from the wetland
hydrology monitoring points chosen after construction. Color photographs of the vegetation within the
wetland creation areas will be taken during each growing season from the photo-reference points shown
on the Wetland Mitigation Plan (Exhibit 2). Hydrology measurements will be evaluated to assess the
viability of the wetland in relation to the creation/restoration goal. The percent coverage of dominant
vegetation will be estimated visually. All 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 the
mitigation is successful, the application will request that the remainder of the monitoring requirement be
waived.
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Karston Coves Townhomes
Albertville, Minnesota
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Topography and Site Location
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rvlay, 1998
o 400 Feet
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EdenPrairie,MN55344 EXHIBIT 1
612-937-5150
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WETLAND PERMITS APPLICATION
Karston Cove Townhomes
Albertville, Minnesota
July 1998
PERMITS REQUESTED
· Wetland Conservation Act Certification of Wetland Replacement from the City of Albertville
(Wright County Soil & Water Conservation District)
· Confirmation of 9404 Nationwide Permit 26 Coverage from the U.S. Army Corps of Engineers
CONTENTS
· Local-State-Federal Project Notification Form
· Minnesota Wetland Conservation Act Wetland Replacement Plan Application
. Narrative
· Exhibits and Attachments
LIST OF EXHIBITS
1. USGS Topography and Site Location
2. Wetland Mitigation Plan (with wetland boundaries)
3. Grading Plan
4. Public Road Alternative
LIST OF ATTACHMENTS
1. Seed Mix and Application Rate Chart
APPLICANT
AGENT
Pilot Land Development Company
Mr. Don Jensen
13736 NE Johnson Street
Ham Lake, MN 55304
Phone: (612) 757-9816
Westwood Professional Services, Inc.
Mr. Ken Powell
7599 Anagram Drive
Eden Prairie, MN 55344
Phone: (612) 937-5150 Fax: (612) 937-5822