HomeMy WebLinkAbout[03] AUAR Update - Country Manor Council Agenda Item 3
urry 01 S-1'.JoSE"'10Ei
MEETING DATE: June 1, 2016
AGENDA ITEM: AUAR Update—Country Manor
SUBMITTED BY: Administration
BOARD/COMMISSION/COMMITTEE RECOMMENDATION:
PREVIOUS COUNCIL ACTION: On April 18, 2016 the City Council authorized Westwood
Professional Services to update the amended 2005 AUAR for the Arcon property on behalf of the City of
St. Joseph. Due to the decrease in density from the original Arcon Plat, the environment document
(AUAR) needed to be updated to analyze and determine if the revised development plan had an
environmental impact.
BACKGROUND INFORMATION: The Alternative Urban Areawide Review (AUAR) UPDATE was
prepared, published, and distributed by the City of St Joseph for the proposed development pursuant to
Minnesota Rules, Chapter 4410. The completed AUAR Update was distributed to the Environmental
Quality Board (EQB) and persons and agencies listed on the official EQB EAW Distribution List in
accordance with Minnesota Rules 4410.1500. The notification was published in the EQB Monitor on
May 16, 2016, initiating the 10-day Objection period. A press release was submitted for publication in
the St Joseph Newsleader newspaper. The 10-day Objection period ended on May 26, 2016.
Based on the original Final AUAR with the Response to Comments, and the Mitigation Plan, and
the AUAR Update with an Updated Mitigation Plan, the City of St Joseph as the RGU for this
environmental review, concludes the following:
1. The AUAR Update was prepared,published, and distributed in compliance with Minnesota
Statutes, Chapter 1161), to implement the environmental review procedures established by
the Minnesota Environmental Policy Act and Minnesota Rules Parts 4410.
2. The City of St. Joseph only received one comment from the required publication and it did
not require a response as it did not identify an objection.
3. Therefore, the Final AUAR Update, combined with the supplemental information contained
in the Mitigation Plan, satisfactorily addressed and responded to all of the issues raised and
comments received for which existing information could have been reasonably obtained, and
further investigation is therefore not required.
4. The City Council of the City of St Joseph adopts the AUAR UPDATE and Mitigation Plan.
BUDGET/FISCAL IMPACT:
ATTACHMENTS: Request for Council Action
Resolution 2016-020, Adopting the AUAR as Final
AUAR
REQUESTED COUNCIL ACTION: Authorize the Mayor and Administrator to execute Resolution
2016-020, Adopting the Arcon Development Alternative Urban Areawide Review(AUAR) Update and
Mitigation Plan.
CITY OF ST. JOSEPH
RESOLUTION 2016-020
RESOLUTION ADOPTING THE ARCON DEVELOPMENT ALTERNATIVE URBAN
AREAWIDE REVIEW(AUAR) UPDATE AND MITIGATION PLAN
RECITALS:
WHEREAS, Minnesota Rules 4410.3600 allows an AUAR be prepared for projects that result in
the permanent conversion of 80 or more acres of agricultural, native prairie, forest, or naturally vegetated
land to golf courses or residential development; and
WHEREAS, On February 27, 2004, a Draft AUAR was completed for the Arcon Development
St. Joseph Project, which is designed to include 1,052 residential units on 464 acres in the City of St.
Joseph; and
WHEREAS, On July 30, 2004, the Final AUAR was completed for Arcon Development St.
Joseph Project, which is designed to include 1,052 residential units on 464 acres in the City of St. Joseph;
and
WHEREAS, Beginning on May 16, 2016, copies of the AUAR UPDATE were distributed to all
persons and agencies on the official Environmental Quality Board(EQB) mailing list and other interested
parties; and
WHEREAS, On May 16, 2016, the AUAR was publicly noticed in the EQB Monitor,
commencing the 10-day Objection period; and
WHEREAS, The 10-day objection period ended on May 26, 2016 at 4:30 p.m.; and
WHEREAS, The City of St. Joseph has received no objections to the AUAR UPDATE.
THEREFORE, IT IS HEREBY RESOLVED THAT:
1. The AUAR UPDATE and Mitigation Plan was prepared,published, and distributed in
compliance with the procedures of the Minnesota Environmental Policy Act and Minnesota
Rules, Parts 4410,
2. The AUAR UPDATE, combined with the supplemental information contained in the Mitigation
Plan satisfactorily addressed all the issues raised and comments received for which existing
information could have been reasonably obtained, and further investigation is therefore not
required,
3. The City of St. Joseph officially"Adopts"the Arcon St. Joseph Final AUAR UPDATE and
Mitigation Plan,
4. The City of St. Joseph shall maintain a Record of Decision on the AUAR UPDATE. The City of
St. Joseph will also send notice of this decision to the project proposer and the EQB and will
submit a notice of submission for the next issue of the EQB Monitor.
Adopted this day of 2016, by a vote of in favor and opposed.
CITY OF ST. JOSEPH
By
Rick Schultz, Mayor
By
Judy Weyrens, Administrator
AUAR Update
Country Manor Senior Living Campus/
Update to the Arcon St. Joseph AUAR
City of St. Joseph, Minnesota
May 5, 2016
�V
y,
a
R�
d
Prepared By::
City of St Joseph, Minnesota
25 North College Avenue
St. Joseph, MN 56374
Arcon St.Joseph AUAR Update May 5,2016
CONTENTS
Page
Listof Tables ..........................................................................................................................ii
Listof Exhibits.........................................................................................................................ii
Listof Appendices...................................................................................................................ii
Updated AUAR Items
1. Project Title ................................................................................................................ 1
2. Proposer..................................................................................................................... 1
3. RGU ........................................................................................................................... 1
4. Reason for AUAR Preparation.................................................................................... 1
5. Project Location.......................................................................................................... 1
6. Description ................................................................................................................. 1
7. Project Magnitude Data.............................................................................................. 6
8. Permits and Approvals Required................................................................................ 6
9. Land Use.................................................................................................................... 7
10. Cover Types............................................................................................................... 7
11. Fish, Wildlife and Ecologically Sensitive Resources ................................................... 8
12. Physical Impacts on Water Resources ....................................................................... 9
13. Water Use ................................................................................................................ 10
17. Water Quality: Surface Water Runoff........................................................................ 13
18. Water Quality: Wastewaters..................................................................................... 16
21. Traffic....................................................................................................................... 18
27. Compatibility with Plans and Land Use Regulations................................................. 20
28. Cumulative Impacts.................................................................................................. 21
30. Other Potential Environmental Impacts..................................................................... 21
31. Summary of Issues................................................................................................... 22
Westwood Professional Services, Inc. i
Arcon St.Joseph AUAR Update May 5,2016
TABLES
Page
6.1 Items to be Addressed in Updated AUAR................................................................... 2
6.2 Updated Development Assumptions........................................................................... 3
8.1 Permits and Approvals Required................................................................................ 6
10.1 Cover Type Estimates Before and After Development................................................ 7
13.1 Existing Registered Well Locations........................................................................... 11
13.2 Projected Municipal Water Use................................................................................. 12
17.1 Stormwater Management Pond Charateristics.......................................................... 14
17.2 Comparison of Existing and Proposed Runoff Rates................................................ 14
18.1 Estimated Average Sanitary Sewer Flows................................................................ 16
18.2 SAC Estimated Average Sanitary Sewer Flows........................................................ 17
21.1 Trip Generation Summary ........................................................................................ 19
31.1 Summary of Mitigation Measures ............................................................................. 22
EXHIBITS
Exhibit
SiteLocation Map ................................................................................................................. 1
USGS Topography and Area Context.................................................................................... 2
Original AUAR Area and Updated AUAR Area....................................................................... 3
DevelopmentPlan.................................................................................................................. 4
Aerial Photography and Adjacent Land Use........................................................................... 5
CoverType Mapping.............................................................................................................. 6
National Wetlands Inventory Mapping.................................................................................... 7
DelineatedWetlands.............................................................................................................. 8
WellLocations ....................................................................................................................... 9
Shoreland Overlay District and Floodplain Mapping............................................................. 10
Stormwater Management Plan............................................................................................. 11
SoilsMapping ..................................................................................................................... 12
APPENDICES
Appendix
2005 Arcon Rivers Bend Final AUAR.....................................................................................A
2007 AUAR Amendment for School.......................................................................................B
CityCouncil Resolution..........................................................................................................C
TrafficStudy...........................................................................................................................D
Updated AUAR Final Mitigation Plan......................................................................................E
ii Westwood Professional Services, Inc.
FINAL COUNTRY MANOR SENIOR LIVING CAMPUS
(FORMERLY ARCON ST. JOSEPH)
ALTERNATIVE URBAN AREAWIDE REVIEW (AUAR)
UPDATE
Note to Preparers: The Alternative Urban Areawide Review provides information about a project that may have
potential for significant environmental effects. The AUAR 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 AUAR is prepared electronically.
Note to Reviewers: Objections must be submitted to the RGU during the 10 working day Objections period
following notice of the AUAR 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.
1. Project Rivers Bend AUAR Update/ 3. RGU: City of St. Joseph
Title: Country Manor Senior Living
Campus
2. Proposer: CM St. Joe LLC. Contact: Ms. Judy Weyrens
Contact: Mr. Corey Gerads Title: City Administrator
Title: Development Manager Address: 25 North College Ave.
Address: 10 8 Avenue South St. Joseph, MN 56374
Sartell, MN 56377 Phone: (320) 363-7201
Phone: Fax: (320) 363-0342
Fax:
4. Reason for AUAR Preparation
❑EIS Scoping ❑Mandatory AUAR ❑ Citizen Petition ❑RGU Discretion El Proposer Volunteered
If AUAR or EIS is mandatory give EQB rule category subpart numbers(s) Proposer volunteered.
5. Project Location
County Stearns County
City St. Joseph, Minnesota
Twp Parts of Sections 15, 22 and 23, T124N, R29W
Attach copies of*each of*the f Vowing to the A UAR:
• 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
Provide a project summary of 50 words or less to be published in the EQB Monitor.
Westwood Professional Services, Inc. Page 1
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
The updated plan for the site calls for a senior living residential development on 131 acres of the
original 464-acre site. This portion of the site originally had 379 units proposed and in the updated
AUAR has 354 units with an increase in open space from 30 acres to 64 acres.
The description section of an A UAR should include the following elements for each major development
scenario:
a) Anticipated types and intensity(density) of residential and Commercial/warehouse light industrial
development throughout the A UAR area;
The City of St. Joseph lies northeast of Interstate Highway 94(I-94)in Stearns County and is part of the St. Cloud
Metro Area along with St. Cloud, Sartell, Sauk Rapids,and Waite Park(Exhibit 1). Arcon Development Company
originally owned approximately 464 acres in rural, southern St. Joseph and intended to develop the property to
mixed-density residential use. The property lies northeast of I-94,northwest of the Sauk River(Exhibits 2 and 3).
The development complied with the approved Comprehensive Plan. The original development scenario includes
1,052 residential units distributed over about 301 acres,and about 163 acres of parks,open space, and wetlands.
On May 1, 2003,the St. Joseph City Council,acting as the Responsible Governmental Unit(RGU), adopted a
resolution authorizing preparation of this Alternative Urban Areawide Review(AUAR)of this site (Appendix A).
This AUAR evaluated one development scenario that is consistent with the St. Joseph Comprehensive Plan,zoning
and land use regulations,and the intentions of the landowner. This single scenario meets the requirements for
AUAR scenarios set forth under Minnesota Rules Part 4410.3610, Subp. 2. The mixed-density residential
development scenario includes single-family and multi-family residential housing,trails,parks,and wetlands. The
Draft AUAR was noticed in the EQB Monitor on March 1, 2004. The Final AUAR was distributed to the EQB
mailing list on August 2,2004 and 10-day objection period ended on August 13, 2004. The Final AUAR was
adopted by the City of St. Joseph on August 19,2004.
Of the originally planned development, only patio home units in the area slated for medium density
residential homes north of County Road 121 have been constructed. In 2007 an amendment to the AUAR
was approved by the City of St Joseph City Council. This amendment revised the proposed development,
by replacing 173 single family lots with a 71.3 acre,two phase, 2,000 student school campus. This
campus was proposed in two stages, a K-8 elementary school that has been constructed and a 9-12 grade
High School,which has not yet been constructed. This amendment determined that the proposed school
campus had fewer impacts then the originally proposed single family lots in this area.
On April 18,2016 the City Council of St Joseph authorized the drafting of an Update to the Final AUAR. This
update was to be limited to the 131 acres. This area is as identified in context to the Original AUAR area in Exhibit
3. This authorization ordered the Updated AUAR to review and create an update to the information in nine(9)items
from the Original AUAR:
Table 6.1. Items to be Addressed in Updated AUAR
AUAR Question Number to be Addressed
2: Project Proposer
6: Project Description
7: Project Magnitude
11: Fish,Wildlife, Ecological
12: Water Use
17: Water Quality, Surface Water Runoff
18: Water Quality,Wastewaters
21: Traffic
27: Compatibility with Plans and Land Use Regulations
Page 2 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
The updated development plan for the update portion of the site calls for a Mixed-density residential
development on 131 acres of the original 464-acre site located northeast of I-94 and northwest of the Sauk
River. This portion of the site originally had a total of 379 units within the Update Area. The Original
AUAR planned for 95 units of high density residential, 90 units of medium density residential and 194
units of low density residential proposed on 101 acres of the 131 acres with 30 acres of the portion of the
site preserved in open space. The updated plan for the site calls for a mixed-density residential
development with 354 units and with an increase in open space from 30 acres to 64 acres.
The updated development plan (Exhibit 4)modifies the proposed development to include 95 units of high
density residential on 7 acres, a 144 unit senior campus that will include 120 apartment/assisted living
units and 48 memory care units on 22 acres and 91 medium density residential units on 38 acres. This
development scenario will increase the amount of open space to 64 acres and will preserve a large oak
woodlot that was originally planned to be impacted by single family homes and roads in the original
AUAR.
The AUAR property has been annexed by the City of St. Joseph and is situated south of downtown St. Joseph. The
property is bisected by Stearns County Road 121,a minor arterial roadway,and portions are currently connected to
the City of St. Joseph water main and sanitary sewer. The property is bordered by agricultural land in St. Joseph
Township to the north,east,and west. I-94 and the Sauk River border the southwest and southeast edges of the
property, respectively.
The City of St. Joseph Comprehensive Plan update(2008)includes plans for general land use,future land use,
transportation and staged urban services in an area that includes this site. Infill between the urban areas of St.
Joseph and St. Cloud will allow a more regional approach to infrastructure and serve the region's anticipated
populations more efficiently than if development were to sprawl out from the urban fringe. The Comprehensive
Plan calls for the property to be zoned high density residential along the County Road 121 corridor. Other parts of
the property are zoned for medium density residential,low density residential,and Planned Unit Development
(PUD).
The original AUAR assumes that development will occur at a density that approaches but will not exceed the
maximum density allowed under the Comprehensive Plan. The original AUAR development included 1,052
housing units distributed among 626 single-family(low density)homes and 426 multi-family(medium to high
density)homes.
The Update area slated for development falls into three land use categories: (1)medium density residential(patio
homes),at 3.0 units per acre; (2)high density residential(apartments),at 14 units per acre and(3)a Senior Living
Campus with 8 units per acre. This density approaches will not exceed the maximum density allowed under the
Comprehensive Plan. Table 6.1 shows the density, acreage,and total number of units for each land use category.
Table 6.2. Updated Development Assumptions
Land Use Density Acres Units
High Density Residential 14 units/acre 7.0 95
Medium Density Residential 3.0 units/acre 38.0 91
Senior Living Campus 8 units/acre 22.0 144
Parks/Open Space/Wetlands 0 units/acre 64.0 0
Total 131 330
b) Infrastructure planned to serve development(roads, sewers, water, stormwater system, etc). Roadways
intended primarily to serve the adjoining land uses within an A UAR area are normally expected to be
reviewed as part of an A UAR. More "arterial"types of roadways that would cross an A UAR area are an
Westwood Professional Services, Inc. Page 3
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
optional inclusion in the A UAR analysis; if they are to be included, a more intensive level of review,
generally including an analysis of alternative routes, is necessary.
Roadways, sanitary sewer,municipal water,and stormwater management systems will serve the AUAR area.
Additional infrastructure improvements will include telephone,electric,and natural gas lines.
Roadways
County Road 121 is a two-lane bituminous minor arterial roadway that bisects the property and runs north from the
northwest corner of the Updated AUAR area,directly into downtown St. Joseph. Realignment and straightening of
a curve on County Road 121 at Jade Road,within the Original AUAR area,was constructed during the summer of
2002. Jade Road is a township road that will become a minor arterial municipal street as development of the
Original AUAR area and surrounding areas proceeds. Jade Road may eventually be extended to connect 12th
Avenue South offsite. Although the potential 12th Avenue/Jade Road extension is not required to serve
development within the Updated AUAR area,it would allow traffic to reach CSAH 75 and access the St. Cloud
Metro Area without traveling through downtown St. Joseph.
Sanitary Sewer
Sanitary sewer pipes run along County Road 121 to a lift station that has been constructed northwest of the Updated
AUAR property. The lift station will serve development within the Updated AUAR area. Sanitary sewage will be
routed to the St. Cloud Regional Wastewater Treatment Plant(WWTP). Additional sanitary sewer lines will be
installed and sized appropriately as development progresses.
Sanitary sewer lines will connect to the existing 15-inch main and lift station. From there,sewage will be directed
to the wastewater treatment plant in St. Cloud,where the City of St. Joseph contracts for wastewater treatment
capacity. Sanitary sewer and wastewater treatment facility plans provide for enough sewer line and treatment plant
capacity to serve the development evaluated under this Updated AUAR. A second lift station may become
necessary to serve development within lower parts of the Original AUAR area,but will not be required by the
proposed improvements in the Updated AUAR area. The staging of sewer line construction will depend upon
progression of development within the Updated AUAR area and authorization by St. Joseph City Council.
Municipal Water
Development within the Updated AUAR area will be connected to the City of St. Joseph municipal water supply
system. Municipal water lines will be sized to appropriate specifications and constructed to serve the development
area.
The proposed project is consistent with the future growth assumptions set forth in the City of St. Joseph
Comprehensive Plan Update(2008). New development within the Updated AUAR area will be served by the
existing 12-inch diameter ductile water main that extends to the northwest portion of the Updated AUAR property at
County Road 121. Additional water main and lateral water lines will be installed as development occurs. It is
anticipated that all of the property within the Updated AUAR area will be served by municipal water service by
2024.
The St. Joseph Water Supply consists of a New Treatment Facility constructed in 2006 with a capacity of 2.5 million
gpd(gallons per day)with the ability to expand an additional 1.0 million gpd and an older plant that was re-
habilitated in 1996 with a capacity of 1.0 million gallons per day. The combined capacity of the two plants is
currently 3.5 million gpd. With these improvements,the system will supply adequate water to the development
anticipated within the Updated AUAR area.
Stormwater Management
Stormwater generated from this development will generally follow the pattern proposed in the original AUAR.
Most of the Updated AUAR area will drain to the pond in the northeast corner of the site. This pond was partially
constructed as part of the City's Jade Road realignment project completed in 2007. This pond will be completed and
Page 4 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
stabilized. The northwest corner of the Updated AUAR area will drain to a separate pond in the same location as
was shown in the original AUAR. The remainder of the improvements will drain to the on-site wetlands after
treating the stormwater through grassed areas. The ponds and stormwater improvements will be designed to meet
the requirements of the City of St. Joseph,the Minnesota Pollution Control Agency, and the Sauk River Watershed
District for treatment,discharge rates, and discharge volumes.
c) Information about the anticipated staging of various developments, to the extent known, and of the
infrastructure and how the infrastructure staging will influence the development schedule.
The staging of development depends primarily on market absorption and the ability of the City and developer to
provide infrastructure. Sewer and water services currently extend into the AUAR area. Municipal sewer and water
systems currently have the capacity to support development within the AUAR area,and are expected to support full
development of the AUAR area.
Development of the Updated AUAR area is expected to begin in 2016 and be completed in six Phases by 2024. For
purposes of the traffic analysis contained in this Updated AUAR,the year of full build-out is estimated at 2024.
The first phase of development will include 60 apartment units,24 memory care units and 46,800 square feet of
community space of the Senior Campus and 12 patio home units. This Phase is expected to be completed in 2017.
Phase II of the project will consist of the 95 unit apartments in the northwest corner of the Updated AUAR area.
This phase is expected to be completed in 2020. Phase III will consist of an additional 60 apartments,24 memory
care units and 42,000 square feet of community space in a second wing of the Senior Campus. This phase is
expected to be completed in 2021. Phase IV will consist of 17 patio homes. This phase is expected to be completed
in 2022. Phase V will consist of 21 patio homes and is expected to be completed in 2023. Phase VI will consist of
41 patio homes and is expected to be completed in 2024.
Project construction will involve grading and re-grading of approximately 67 acres of the site and will convert 67
acres of vacant land,much of which has been rough graded,to structures,landscaping, streets,parking areas,
stormwater ponding,and recreation areas. Construction phasing will limit the surface area exposed to soil erosion at
any one time,and Best Management Practices(BMPs)will be implemented during and after construction to protect
water quality and reduce the potential for soil erosion and sedimentation.
As set forth under Minnesota Rules Part 4410.36 10, Subp.7,this AUAR Update will remain valid through full
development of the project area unless: (1)all phases of the project have not received final approval within five
years after adoption of the Final AUAR and Mitigation Plan, or(2)development within the project area would
exceed the maximum development level. Other conditions that could require an AUAR Update are improbable
because: (1)this AUAR does not include any development sub-areas and(2)substantial changes to other variables,
such as public infrastructure or natural resource sensitivity, as listed under Minnesota Rules Part 4410.3610, Subp.
7,are unlikely.
Note: The RGU must assure that the development described complies with the requirements of 4410.3610,
subpart 3 (and also that it properly orders the A UAR and sets the description in that order as required by
4410.3610, subpart 3).
Westwood Professional Services, Inc. Page 5
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
7. Project Magnitude
The cumulative totals of the parameters called for should be given for each major development scenario, except
that information on "manufacturing", "other industrial", "institutional", "agricultural", and "building
heights"is optional.
Total Project Acreage: 131 acres in Update Area
Number of Residential Units: Unattached 91 Attached 239 Max.Units per Building Unknown
Commercial, Industrial,or Institutional Building Area(gross floor space): total square feet 88,800 sq. ft.
Indicate area of specific uses (in square feet):
Retail/Office N/A Other Industrial N/A
Warehouse N/A Institutional 88,800
Light Industrial N/A Agricultural N/A
Manufacturing N/A
Other Commercial(specify) N/A
Building Height 2 to 3 story senior living facilities, patio homes, and
apartments
If over 2 stories,compare to heights of nearby buildings Most nearby buildings are 1 to 2 stories.
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.
Table 8.1. Permits and Approvals Required
Unit of Government Type of Application Status
City of St. Joseph AUAR Update Adoption Application in process
City of St. Joseph Site Plan Approval To be applied for
City of St. Joseph Subdivision Approval To be applied for
City of St. Joseph Building Permit To be applied for
City of St. Joseph Municipal Water Connection Permit To be applied for
City of St. Joseph Sanitary Sewer Connection Permit To be applied for
City of St. Joseph Grading Permits To be applied for
Stearns County Environmental Svcs. Certification of Wetland Replacement Received
Stearns County Engineer Utility installation Permit To be applied for
Stearns County Engineer County Road Access Permit To be applied for
Sauk River Watershed District Stormwater Discharge Permit To be applied for
MN Department of Health Water Main Extension Approval To be applied for
MN Department of Health Municipal Well Approval To be applied for
MN DNR Division of Waters Dewatering/Water Appropriation Permit(s) To be applied for
MN DNR Division of Waters Municipal Well Water Appropriation Permit(s) To be applied for
MN DNR Division of Waters Public Waters Work Permit To be applied for
MN Pollution Control Agency Sewer Extension Permit To be applied for
MN Pollution Control Agency NPDES/SDS II General Stormwater Permit To be applied for
U.S. Army Corps of Engineers Section 404 Permit Received
Page 6 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
All required permits and approvals will be obtained. Any necessary permits or approvals that are not
listed in the table above were unintentionally omitted.
9. Land Use
Describe current and recent past land use and development on the site and on adjacent lands. Discuss the
compatibility of the project with adjacent and nearby land uses. Indicate whether any potential conflicts
involve environmental matters. Identify any potential environmental hazards due to past land uses, such as soil
contamination or abandoned storage tanks, or proximity to nearby hazardous liquid or gas pipelines.
A summary of existing and past land uses and discussion of potential land use conflicts are included under Item 27.
Wells and respective implications for groundwater contamination are summarized under Item 13. Existing soil
contamination concerns and other environmental hazards are discussed under Item 20.
10. Cover Types
Table 10.1. AUAR Update Cover Type Estimates Before and
After Development
Cover Type Before After
(acres) (acres)
Previously Graded Areas 66.5 0.0
Grassland 7.0 4.0
Woodland 33.0 33.0
Delineated Wetland 24.5 24.5
Buildings/ Parkin / Impervious Surface 0.0 28.0
Lawn / Landscaping 0.0 36.5
Storm water Ponding 0.0 5.0
Total 131.0 131.0
a) Cover Type Map, at least at the scale of a USGS topographic map depicting
1) Wetlands identified by type (Circular 39)
2) Watercourses rivers, streams, creeks, ditches
3) Lakes identify protected waters status and shoreland management classification
4) Woodlands breakdown by classes where possible
5) Grasslands-identify native and old-field
6) Cropland
7) Current Development
Aerial photography and existing land use is shown in Exhibit 5.
Cover type mapping of existing conditions,including delineated wetlands,woodlands,grasslands,farmsteads,and
tilled agricultural fields,is included in Exhibit 6.
National Wetlands Inventory(NWI)mapping is shown on Exhibit 7.
Delineated wetlands and wetland types are shown on Exhibit 8.
b) An "overlay"map showing anticipated development in relation to the cover types; this map should also
depict any "protection areas", existing or proposed, that will preserve sensitive cover types. Separate
maps for each major development scenario should generally be provided.
Land use,development density, open space,and existing wetlands are shown on Exhibit 4.
Westwood Professional Services, Inc. Page 7
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
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. The description of wildlife and
fish resources should be related to the habitat types depicted on the cover types map(item 10). Any
differences in impacts between development scenarios should be highlighted in the discussion.
Fish and wildlife resources on and near the site are directly related to the composition, quality, size,and connectivity
of natural communities including wetlands,woodlands, and grasslands. Annually tilled agricultural fields originally
occupied approximately 50 percent of the AUAR area,and were mass graded when building pads and roads were
rough graded in 2005-2006. The crop fields and wetlands on the site have been substantially altered by a history of
agricultural practices such as tilling,ditching,and drainage that dates back to at least 1939. As a result of the
agricultural land uses and subsequent grading,many of the wildlife species that would otherwise occur on large
portions of the site have declined or been extirpated.
The 131 acre Updated AUAR area includes 66.5 acres of previously cropped field that has been rough graded,22.5
acres of wetland,about 33 acres of oak woodland,and about 7 acres of grassland(Exhibit 6). The graded areas/
previously tilled fields offer little year-round habitat for wildlife,but supply seasonal food and cover for wildlife
such as white-tailed deer, Canada geese,raccoons, and wild turkeys. Much of the wetland acreage has been
impacted by agricultural practices through ditching,draining and mowing for hay production. These wetlands are
mostly Type 1 and 2 wetlands dominated by reed canary grass and sedge species. These wetlands likely offer
habitat for species such as ring-necked pheasants,rabbits, red fox, meadowlarks,leopard frogs and other amphibian
and wildlife species adapted to seasonally flooded and wet meadow wetlands. The woodland is dominated by bur,
pin and red oaks,and supports wildlife such as forest songbirds(warblers,thrushes,etc.), gray and fox squirrels,
white-tailed deer, gray fox, and other wildlife adapted to oak woodlands. The small areas of grassland are
dominated by species such as smooth brome and Kentucky bluegrass,and offer habitat for meadowlarks,voles,field
sparrows,and ring-necked pheasants,and other grassland wildlife.
Fishery resources are lacking due to the lack of lakes or open water wetlands on the Updated AUAR area.
Development within the AUAR area is not expected to result in substantial effects on the Sauk River,and therefore
no substantial effects are anticipated of fisheries.
Project construction will convert roughly 66.5 acres of old agricultural fields that have been rough graded and 3
acres of grassland to mixed-density residential development with associated streets,pedestrian paths,landscaping,
and stormwater ponding.
Some local decline in wildlife abundance is expected to result from the project. Populations of species that depend
on old agricultural fields, such as songbirds and pheasants,will likely be displaced. Some migratory birds are
expected to respond to the development by locating alternative nesting sites upon their return from wintering
habitats. Other songbirds that readily adapt to fragmented suburban habitats may become more numerous. Non-
migratory species with small home ranges, such as small mammals,will experience more adverse effects. These
species 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? O Yes®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 20030754. Describe measures to minimize or avoid
adverse impacts.
The Minnesota Department of Natural Resources NHIS database was reviewed in April 2016 to determine if rare
plant or animal species or other significant natural features are known to occur within an approximate one-mile
radius of the project site. Based on the review,there are no known occurrences of rare species or natural
Page 8 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
communities in the Updated AUAR area. The only records within one mile of the project area are records of Black
Sandshell(Ligumia recta), and Creek Heelsplitter(Lasmigona compressa),both of these species are listed in
Minnesota as"Species of Special Concern". These records are in the Sauk River,which is located south and east of
the Updated AUAR area.
Because the records are not located onsite,and are within the Sauk River,the proposed project is not likely to affect
any rare resources that have been mapped by the Minnesota County Biological Survey(Appendix B).
In addition to the species listed above,the Northern Long Eared bat is listed as a special concern species in
Minnesota. The species was also designated a federally threatened species by the U. S.Fish and Wildlife Service in
April 2015. The USFWS(U.S. Fish and Wildlife Service)has issued guidance and provided mapping of known
roost trees and winter hibernacula's in April 2016. This guidance is mean to provide information on tree clearing in
Northern Long-eared bat habitat. According to the guidance,there are no known roosting trees or hibernaculas
within the same township as the project. There is one listed hibernacula in Stearns County,located in the township
immediately east of the AUAR area. Because the AUAR is not in a township with a listed roost tree or hibernacula
and tree clearing is not planned,no effects on Northern Long-eared bats are expected.
Fish, Wildlife, and Ecologically Sensitive Resources—Mitigation Plan
Responsible Parties: City of St. Joseph, Project Developers, and Construction Contractors
Agencies Involved: City of St. Joseph
Implementation Program: Developers Agreements
Implementation Timeframe: 2016-2024
Because there are no known rare plant or animal species or other significant natural features identified in the
updated AUAR area,extraordinary wildlife mitigation measures have not been considered.
Development plans will be reviewed and approved by the City of St. Joseph prior to construction, and development
in the AUAR area will need to comply with City of St. Joseph Ordinance 52.19(Land, Woodland,and Wetland
Preservation),which requires erosion and sediment control,woodland preservation,and 50-foot structural setback
from wetlands. Effects on resident wildlife species will be mitigated through the preservation of 24.5 acres of
wetland, 3 acres of grassland,and 33 acres of oak woodland. In addition, 5 acres of stormwater ponds will be
created. The stormwater ponding will create more open water habitat than currently exists of the site.
The system of ponding,parks,wetlands,and open space will provide potential habitat for wildlife. Landscaping
such as flowers,turf grass,trees, and shrubs will be established as development progresses, and will provide food
and habitat for suburban wildlife.
12. Physical Impacts on Water Resources
a) 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? 0Yes L7No. If yes, identify the water resource affected and give the DNR Protected
Waters Inventory number(s) if the water resources affected are on the PWL Describe alternatives
considered and proposed mitigation measures to minimize impacts.
Development of the portions of the updated AUAR currently proposed for development in Phases I through VII will
not involve the physical alteration of surface waters including any further wetland fill and no additional potential
excavation associated with construction of streets, stormwater ponds,and residential areas. A wetland replacement
plan was completed for wetland impacts on the site in 2005 and all of the permitted impacts required to construct the
currently proposed Phase I through VII and one of the two proposed mitigation areas were completed at that time.
Because all of the impacts required to develop the planned portions of the Updated AUAR area are included in the
impacts completed in 2005,no further permitting will be required for development of the Updated AUAR area.
However, in the Original AUAR,the City required a road extension out of the AUAR area in the far west portion of
the Updated AUAR area. This 5,079 square foot impact was permitted in the 2005 application,but was not
completed. The 2005 permit has expired and has not been re-applied for at this time,if the road is developed,the
impact will need to be re-permitted through both Stearns County and the U.S. Army Corps of Engineers.
Westwood Professional Services, Inc. Page 9
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
Physical Impacts on Water Resources—Mitigation Plan
Responsible Parties: City of St. Joseph, Developers
Agencies Involved: Stearns County Environmental Services, U.S. Army Corps of Engineers
Implementation Program: Minnesota Wetland Conservation Act, Section 404 of Clean Water Act
Implementation Timeframe: 2016-2024
Developments within the Updated AUAR area will be designed to avoid further wetland alterations to the extent
practicable. If as development continues as discussed above and wetland impacts to extend the road to the west
become necessary,the Project proposers will be required to follow the sequencing process of wetland avoidance,
minimization,rectification,and mitigation as outlined in the Minnesota Wetland Conservation Act(WCA).
Wetland permit applications would be prepared and submitted to Stearns County Environmental Services and the
U.S. Army Corps of Engineers to obtain authorization for wetland alterations under the WCA and Section 404 of the
Federal Clean Water Act prior to project construction. Wetland applications and designs will undergo additional
review and comment by the Minnesota DNR,Minnesota Board of Water and Soil Resources, and Stearns County
Soil and Water Conservation District. Wetland impacts will be replaced in compliance with the Minnesota Wetland
Conservation Act(WCA)and the Federal Clean Water Act.
Development plans will be reviewed and approved by the City of St. Joseph prior to construction, and development
in the updated AUAR area will need to comply with City of St. Joseph Ordinance 52.19(Land, Woodland,and
Wetland Preservation),which requires erosion and sediment control,woodland preservation,and a 50-foot structural
setback from wetlands. Erosion control measures,best management practices,and the use of stormwater ponds for
rate control and water quality treatment will minimize potential for indirect impacts to other water resources within
and adjacent to development areas.
13. Water Use
a) Will the project involve installation or abandonment of any water wells? O Yes ONo 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).
Future development anticipated within the AUAR area will be connected to municipal water and sewer services.
The City of St. Joseph has a 12-inch water main in place along County Road northwest of the AUAR area,and water
main has been extended to provide water service to the site.
According to the Well Location Points digital database included with the Minnesota Geological Survey's(MGS)
County Well Index,there are four known registered wells within the AUAR area. Table 13.1 lists the unique well
number and location for the four known wells on the site,and well locations are shown on Exhibit 9. The County
Well Index shows that there are 32 wells within a half mile of the site.
In accordance with Minnesota Department of Health regulations as municipal water service is extended into the
AUAR area and use of the domestic wells is discontinued. Any unregistered unused wells identified within the site
in the future will also be scaled and abandoned. Four wells are listed in the county well index,but research indicates
these wells are for residences located north of the AUAR area.
Page 10 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
Table 13.1. Existing Registered Well Locations
Unique Well Township Range Section Subsection
Number
00182507 124N 29W 15 SE'/4ofthe SW 1/4
00194126 124N 29W 15 SE'/4ofthe SW 1/4
00194112 124N 29W 15 SE'/4ofthe SW 1/4
00421814 124N 29W 15 SE'/4ofthe SW 1/4
With respect to b and c below,if the area requires new water supply wells,provide information about appropriation
and its potential impacts on groundwater levels;if groundwater levels would be affected, any impacts resulting on
other resources should be addressed. With respect to possible individual appropriations by future projects, a general
assessment of the likely need for such should be included,and if there is potential for major appropriations,a more
detailed assessment of those should be included along with a discussion of mitigation for potential problems.
b) Will the project require an appropriation ofground or surface water(including dewatering)? OYes®No
If yes,indicate the source,duration,quantity and purpose of any appropriations;and DNR water appropriation
permit numbers,if known. Discuss the impact of the appropriation on ground water levels.
Although construction dewatering is not expected to occur,as construction progresses, short term dewatering may
become necessarily. One or more Minnesota DNR Water Appropriation Permits may be necessary to conduct
construction dewatering. Dewatering may be necessary during construction to install sanitary sewer,municipal
water,and storm sewer in areas where shallow groundwater may be encountered within the updated AUAR area.
Contractors will carry out these activities on a case-by-case basis at the minimum duration and quantity necessary to
construct utility service for the affected sites. The quantity and duration of construction dewatering is not known at
this time,but it is expected that the dewatering will be temporary. Groundwater appropriated during construction
dewatering will be discharged to temporary or permanent stormwater ponds located within the Updated AUAR area.
Construction dewatering and pumping within the Updated AUAR development could exceed the 10,000-gallon per
day or 1,000,000 gallons per year thresholds that trigger the requirement for a DNR Water Appropriation Permit. If
this becomes the case,the contractor or project proposer will need to apply to the DNR Division of Waters for a
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 contractor or project proposer will apply to the
DNR for coverage under DNR General Permit 97-0005 for Temporary Water Appropriations. It is possible that
construction dewatering or pumping from the Updated AUAR development could continue long enough to impact
domestic or municipal wells,however construction dewatering is not expected to be required and is usually for
utility installation and is conducted less than 15 feet under the ground. The Minnesota Geologic Survey County
Well Index indicates that most registered wells in the area are drilled to depths greater than 150 feet so no impact is
expected. If any deeper dewatering for utility installation is required steps will be taken to prevent impacts to
adjacent wells.
c) Will the project require connection to a public water supply system?®Yes ONo If yes, identify the
supply, the DNR water appropriation permit number and the quantity to be used.
The proposed development will be connected to the City of St. Joseph municipal water supply,which is authorized
under DNR Water Appropriation Permit numbers 89-3101-3, 89-3101-4, 89-3101-5, 89-3101-6, 89-3101-7,and 89-
3101-8. The DNR Water Appropriation Permit is for 190 million gallons per year. According to the MN DNR
Water Appropriations data(http://frles.dnr:state.nm.us/waters/watermgmt section/appropriations/index-permittee-
active.pdf)the City of St Joseph used 138.5 million gallons in 2015, 171.5 million gallons in 2014, 159.3 million
gallons in 2013 and 165.7 million gallons in 2012.
The City of St. Joseph currently obtains its raw water primarily from six production wells(well numbers 3,4, 5,6,7
and 8),which have a combined capacity of 1,750 gallons per minute(gpm), or 2.52 MGD(million gallons per day).
The system has one 500,000-gallon elevated storage reservoir to equalize pressures and supply water during peak
demands. The City of St. Joseph also has an emergency sharing agreement with the College of St. Benedict that
Westwood Professional Services, Inc. Page 11
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
would allow the City to draw from the college's 150,000-gallon water storage facility in the event that the City
needed to shut down its wells and reservoir.
The City currently maintains two water treatment plants,the first was built in 1970 and renovated in 1996. This
treatment plant is designed to filter 1.0 million gallons of water per day(MGD). The second water treatment plant
was completed in 2006 with a capacity of 2.5 million gpd(gallons per day)with the ability to expand an additional
1.0 million gpd. The combined capacity of the two plants is currently 3.5 million gpd with the ability to expand to
4.5 million gpd. With these improvements,the system will supply adequate water to the development anticipated
within the Updated AUAR area. Water use has steadily increased as the population of St. Joseph has grown.
The quantity of water used is expected to be proportional to the amount of sanitary wastewater produced. Water
demand estimates for the scenario were based on the assumption that consumption is approximately 110 percent of
wastewater generation(item 18a). Sanitary wastewater production was estimated at 48,850 GPD by applying rates
outlined in the 2000 St. Cloud Area Master Plan,and at 97,064 GPD by applying rates outlined in the Service
Availability Charge(SAC)Procedures Manual(Metropolitan Council Environmental Services, 2000). Therefore,
the highest average daily demand for municipal water generated by the development within the Updated AUAR area
after full build-out is estimated at 106,770 GPD(110%x 97,064).
It is estimated that daily water usage for the Updated AUAR area will account for approximately seven(7)percent
of the projected total municipal water demand in St. Joseph by 2020,the anticipated year of full build-out for the
development is 2024. The following table provides projected populations taken from the St.Joseph Comprehensive
Plan(Populations exclude the College of St Benedict student population,who obtain water from the schools separate
water supply system),and future maximum daily water demand estimates,which were calculated from the current
average daily flow and future population estimates.
Table 13.2. Projected Municipal Water Use
Year PopulationMaximum Daily
Demand(MGD)
2000 3,481 0.653
2010 5,660 0.957
2020 8,852 1.468
Population estimates are taken from Table 3-8 of the City of St.Joseph Comprehensive Plan.
The City of St Joseph has adequately planned to provide water to the expanding population in the city. The
completed new well field, expanded Water Treatment Facility and water tower provide sufficient municipal water to
serve the Updated AUAR area and other anticipated new development.
The Updated AUAR area is served by a 12-inch diameter ductile water main that enters the Updated AUAR area
near the northwest corner of the site and follow County Road 121 southeast. The water main will be extended along
Jade Road and eventually will run south under I-94 and loop back to the north, supplying water to areas of future
development. Additional lateral water lines will be installed as development occurs. It is anticipated that the entire
Updated AUAR area will be served with municipal water by 2024.
Adequate water pressure within the City of St. Joseph near the AUAR area is achieved below elevations of 1130 feet
above sea level. A small portion of the AUAR area in the hilly, oak woodland portion of the site rises above 1130
feet. This area is not envisioned for development;it will instead remain as a wooded area. The St.Joseph City
Engineer indicated that the problem is related to water pressure rather than supply and that if development would
occur at or above 1130 feet in elevation,either individual pressure tanks or an area-wide booster station will be used.
Water Use— Mitigation Plan
Responsible Parties: City of St. Joseph, Project Developers, and Construction
Contractors
Agencies Involved: City of St. Joseph, Stearns County, MN Department of Health,
MN-DNR
Page 12 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
Implementation Program: Stearns County Ordinances, MN Department of Health Water
Well Regulations, and MN-DNR Water Appropriation Rules
Implementation 2016-2024
Timeframe:
Prior to construction,all unused domestic wells within the Updated AUAR area,including any unregistered wells
identified in the future,will be sealed and abandoned in accordance with Minnesota Department of Health
regulations. Development within the Updated AUAR area will be served by the City of St. Joseph municipal water
supply system and will not require installation of new domestic wells.
Dewatering may be necessary during construction to install sanitary sewer,municipal water,and storm sewer in
some areas within the Updated AUAR area. Contractors will carry out these activities on a case-by-case basis at the
minimum duration and quantity necessary to construct utility service for the affected sites. Groundwater
appropriated for construction dewatering purposed will be discharged to temporary or permanent stormwater ponds
located within the Updated AUAR area. Groundwater appropriation and dewatering that exceeds DNR permitting
thresholds will require authorization under the appropriate DNR permit(s).
The proposed Development in the area will be designed in accordance with the goals and policies set forth in the
City of St. Joseph Comprehensive Plan. Mitigation measures will seek to minimize impacts to surface water and
existing wells. Careful monitoring of well performance,modeling the groundwater system, and testing will help
protect long-term sustainability and quality of the aquifer.
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.
The quantity of surface water runoff will increase during storm water events as additional impervious surface area is
added with the construction of streets and housing. The estimated increase in impervious surface on the site is
roughly 25 acres. The increase in impervious surface will be mitigated by construction of stormwater ponds
designed to increase the total flood storage volume on the site and handle a 100 year storm event prior to
discharging to one of the existing ditches and ultimately to the Sauk River. Sediment basins will remove suspended
sediment and nutrients form surface water runoff. Existing wetlands will also function to detain treated stormwater
and manage rates of runoff discharging to the Sauk River. Wetlands on the site have historically stored runoff after
high rainfall events.
The composition of site runoff will change with development. Existing runoff likely contains pesticides,herbicides,
and fertilizer residues due to agricultural uses of the site. Post-development runoff is expected to be typical of
residential developments. There will likely be an increase in components typical of urban runoff.
The Stormwater Management Plan discussed below is an overall conceptual plan that controls rate of runoff. The
plan does not control volume of runoff. Concerns have been raised about the volume of water at two locations. The
first location is the west culvert under CR 121. The second location is the drainage ditch that runs along the
northern portion of the area in the Original AUAR. The volume to the west culvert under CR 121 has been
mitigated by routing a large portion of the existing drainage area away from the culvert and into Pond 103P on the
east side of the Updated AUAR. The volume of water going to the ditch on the north portion of the original AUAR
will eventually be mitigated by the discharge for Pond 103P being rerouted to the east,as was shown in the Original
AUAR. City has acquired property along the Sauk River for parkland and for a regional stormwater pond.
Provisions are in place to route the stormwater discharge from Pond 103P to this pond,thereby reducing the volume
of water flowing to the aforementioned ditch. The timing of this is unknown,therefore the discharge rate of the
larger rain events will need to be decreased from existing so as to not adversely impact the ditch.
The Stormwater Management Plan shows that the proposed routes for stormwater runoff will provide rate control
and water quality treatment with 2 stormwater ponds(Exhibit 11). The 2 stormwater ponds will provide a total of
13.83 acre-feet of flood storage (Table 17.1). The water quality ponds will be designed and constructed by
developers according to City standards as development occurs. Only negligible post-development downstream
Westwood Professional Services, Inc. Page 13
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
water quality effects are anticipated. Stormwater pollution prevention plans will employ Best Management
Practices during construction to reduce erosion and sediment loading of runoff.
Table 17.1. Stormwater Management Pond Characteristics
Drainage Normal Storage Peak
Pond Area Pond Area Pond Area Water High Water Volume Runoff'
ID (acres) NWL(acres) HWL(acres) Level Level (ac-ft) Rate(cfs)
103 68.7 1.98 3.39 1064.5 1068.88 13.03 18.41
106 5.1 0.13 0.32 1070.0 1073.54 0.80 10.26
Total 73.8 2.11 3.71 13.83 28.67
' The total peak runoff rate(28.67 cfs)refers to the total runoff rate leaving the stormwater ponds. This rate is
different than the peak runoff rate in Table 17.2(51.4 cfs),which refers to the total peak runoff rate leaving the
AUAR area after the water flows through wetlands and the ditch.
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.
The project area falls within the Sauk River Watershed District. Stormwater generated from this development will
be routed to stormwater ponds,and through wetlands and ditches,before ultimately discharging to the Sauk River.
Treated runoff discharging from the two stormwater ponds will be discharged to the two culverts under CR 121. In
addition to the capacity issues of the north ditch in the Original AUAR,the City of St. Joseph has stated that the
west culvert under CR 121 has been known to back up water during times of heavy flows. Therefore,a majority of
the developed area will be routed to Pond 103 and then to the east culvert under CR 121. Ultimately, and as stated
above,this discharge from Pond 103 will be routed to the east and into the City's Future Pond and ultimately the
Sauk River,thereby eliminating this issue. Stormwater ponds will limit peak rates of discharge to wetlands to equal
or less than under existing conditions(Table 17.2). The proposed routes for stormwater runoff will provide rate
control and water quality treatment for removal of suspended solids and nutrients. Consequently,the impact of
runoff on the quality of the Sauk River will be minimized.
Table 17.2. Comparison of Existing and Proposed Runoff Rates
Existing 100- Proposed 100-
Existing 100-Year Proposed 100-Year
Discharge Location Runoff Rate(cfs) Year Runoff Runoff Rate(cfs) ' Year Runoff
Volume(AF) Volume(AF)
West Culvert under CR 121 165.75 26.917 121.46 18.279
East Culvert under CR 121 55.65 22.553 69.04 36.603
Total 221.40 49.47 190.50 54.882
The peak runoff rate(190.50 cfs)refers to the total peak runoff rate leaving the AUAR area after the water flows
through wetlands and the ditch.
c) Provide a detailed analysis of stormwater issues and include the following:
1) A map of the proposed stormwater management system and of the water bodies that will receive
stormwater
Page 14 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
A map of the sub-watersheds for the AUAR area,the proposed stormwater management system that will control
stormwater runoff, and the future discharges,is included in Exhibit 11.
2) A description of the stormwater system and identify on-site and "regional"detention ponding. Also
indicate whether the various ponds will be new water bodies or converted existing ponds or wetlands.
Where on-site ponds will be used but have not yet been designed, the discussion should indicate the
design standards that will be followed.
It is estimated that the stormwater management ponds will encompass approximately 2-acres after the AUAR area is
fully developed. Ponds will be designed to protect water quality and limit runoff rates from the site. Construction
of stormwater ponds will be required as development occurs. The Updated AUAR area Stormwater Management
Plan and ponding system is shown in Exhibit 11 and Table 17.1. Stormwater ponds and conveyance systems will be
designed to avoid and minimize effects on wetlands to the extent practicable. The Stormwater Management Plan
and runoff modeling and design for the Updated AUAR area were based on MPCA NPDES/SDS General Permit
and the Sauk River Watershed District requirements,which have been incorporated into the software program
HydroCAD—Version 10.00. The sedimentation design was based on the State of Minnesota requirements for
stormwater discharge. These calculations were accomplished with the use of the Pitt Method.
The stormwater management system will also meet the standards set forth in the Sauk River Watershed District
Permit,which does not allow development to increase the 2-year, 10-year,or 100-year and 10-day snowmelt peak
discharge rates that exist prior to development. The Surface Water Management Ordinance also requires
minimization of disturbed areas,runoff velocities,and erosion potential;and investigation of vegetated swales,
settling basins, skimming devices,detention facilities,and natural infiltration in development of the Stormwater
Management Plan.
3) If present in or adjoining the A UAR area, the following types of water bodies must be given special
analysis:
Lakes:within the Twin Cities Metro Area prepare a nutrient budget analysis for any "priority lake"
identified by the Metropolitan Council. For lakes outside the metro area, lakes needing a nutrient
budget analysis must be determined by consultation with the MPCA and DNR staffs.
There are no lakes within or adjacent to the AUAR area. The proposed project will not directly affect any lakes.
Trout Streams: if stormwater discharges will enter or affect a trout stream evaluate the impacts on
the chemical composition and temperature regimes of the stream and the consequent impacts on the
trout population (and other species of concern).
Stormwater discharges will not directly enter or affect any designated trout streams.
Water Quality.Surface Water Runoff—Mitigation Plan
Responsible Parties: City of St. Joseph, Project Developers, and Construction Contractors
Agencies Involved: City of St. Joseph, Minnesota Pollution Control Agency, Sauk River
Watershed District
Implementation Program: City of St. Joseph Stormwater Management Plan
Implementation Timeframe: 2016-2024
The proposed development will be designed in accordance to policies set forth by the City of St. Joseph,the Sauk
Rover Watershed District,and the Minnesota Pollution Control Agency. The increase in impervious area will be
mitigated by construction of stormwater management ponds designed to increase the total flood storage volume on
the site and handle a 100-year storm event prior to discharging to wetlands and the Sauk River. The ponds will also
remove suspended sediment and nutrients from surface water runoff. Stormwater pollution prevention plans will
employ Best Management Practices during construction to reduce erosion and sediment loading of runoff. Adhering
to City of St. Joseph,the Sauk River Watershed District,and Minnesota Pollution Control Agency requirements for
water quality,rate control,and volume control will mitigate potential effects on water quality and the increased
Westwood Professional Services, Inc. Page 15
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
runoff volume. Existing wetlands and ditches will also function to detain treated stormwater and manage rates of
runoff discharging to the Sauk River.
The stormwater management system will meet the standards set forth in City of St. Joseph Ordinance 52.18(Surface
(Storm)Water Management),which does not allow development to increase the 2-year, 10 year,or 100 year peak
discharge rates that exist prior to development. It will also meet the standards set forth in the Sauk River Watershed
District Permit which adds the 10-day Snowmelt event. The Surface Water Management Ordinance and the Sauk
River Watershed District Permit also requires minimization of disturbed areas,runoff velocities, and erosion
potential;and investigation of vegetated swales, settling basins, skimming devices,detention facilities,and natural
infiltration in development of the Stormwater Management Plan.
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 wastewater production is expected. The types of wastewater produced will be typical of
residential developments. No onsite municipal or industrial wastewater or sanitary sewage treatment is anticipated.
No onsite sanitary sewage treatment is proposed. All wastewater from the Updated AUAR area will be routed
through a series of lateral and trunk sanitary sewer pipes and conveyed to the St. Cloud Regional Wastewater
Treatment Plant(WWTP). As of 2013,the current average flow at the WWTP was approximately 9.5 MGD. The
Mississippi River is the receiving water body for the St. Cloud WWTP discharge. The Sewer Use Agreement
between the City of St. Joseph and the City of St. Cloud provides total conveyance capacity available to the City of
St. Joseph to an average flow rate of 1,720,000 gpd. In 2013,the average flow was 342,745 gpd,with a remaining
capacity of 1,377,255 gpd. The total treatment capacity available is an average flow rate of 600,000 gpd.
Sanitary wastewater production for the Updated AUAR area was estimated using two methods. The method that
resulted in the largest estimate is considered the worst case scenario. The first method used average sanitary sewer
flows outlined in the St. Cloud Area Master Plan(2000). The Plan identifies growth areas that will eventually be
served by the greater St. Cloud area wastewater facilities. The Ultimate Service Area,which is comprised of stages
over the next 50 years and includes the City of St. Joseph,was used to determine the design of all future sanitary
trunk sewer facilities. The Ultimate Service Area was divided into 109 districts to predict future flow generation.
Appendix A2 and B2 of the Master Plan indicate the Ultimate Service Area consists of 94,238 acres with an average
flow of 49.28 MGD. The Updated AUAR area is located within District 23,which includes and extends beyond the
Updated AUAR boundary. The following table provides the average sanitary sewer flows per acre by land use
category, and the total estimated average daily sanitary sewer flow for the Updated AUAR area.
Table 18.1. Estimated Average Sanitary Sewer Flows
Land Use Acres Rate Sewer Flow
(gal/acre) (GPD)
Low Density Residential 38 550 20,900
High Density Residential 29 750 21,750
Park 64 50 3,200
Total 131.0 48,850
District 23 encompasses a total of 1,153 acres and has a total estimated average daily sewage flow of 641,700 GPD.
The updated AUAR area encompasses 131 acres, or 11 percent of District 23. Proportionately, one would estimate
the average daily flow for the Updated AUAR area at 79,908 GPD,which is 31,058 GPD more than the estimate of
48,850 that was derived from Updated AUAR area land use. This suggests that the St. Cloud Area Master Plan has
adequately planned for future sanitary sewer capacity in the Updated AUAR area.
The worst-case maximum daily sanitary sewer flow estimate was derived by applying rates outlined in the Service
Availability Charge(SAC)Procedures Manual(Metropolitan Council Environmental Services,2015). Based on an
Page 16 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
estimate of 274 GPD of wastewater per SAC unit,the Updated AUAR area would be expected to generate a
maximum potential wastewater flow of 97,064 GPD after full build-out in 2024.
Table 18.2. SAC Estimated Average Sanitary Sewer Flows
Wastewater
Unit Type Total Units SAC Unit SAC Total Generated
per day
Medium Density 91 1 SAC per 91 29,934
Residential Dwelling Unit
High Density 95 1 SAC per 95 26,030
Residential Dwelling Unit
Assisted 96 (Assumes
Living/Memory 144 3 residents/ 1 SAC double occupancy 26,304
Care Units in all 144 units)
Assisted 88,800 1 SAC per 1,650
Living/Memory Square square feet of floor 54 14,796
Care Common Feet space
Space
Total 1 1 131.0 1 1 97,064
Design flow demands were measured against existing excess system capacity to determine the future capacity needs.
The current surplus wastewater treatment capacity currently available for the City of St. Joseph is 1,377,255 GPD.
As build out of the updated AUAR area is accomplished,the City of St. Joseph will still have 1,280,191 GPD
capacity. Under the Sewer Use Agreement with St. Cloud,and the completed expansion to the St. Cloud WWTP,
the City of St. Joseph has demonstrated that it is continuing to plan for adequate sewer capacity as demand
increases.
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 on-site sanitary sewage treatment is proposed. All wastewater from the Updated AUAR area will be routed
through a series of lateral and trunk sanitary sewer pipes and conveyed to the St. Cloud Regional Wastewater
Treatment Plant(WWTP). The current average flow at the WWTP is approximately 9.5 MGD. The Mississippi
River is the receiving water body for the St. Cloud WWTP discharge.
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.
The St. Cloud Regional WWTP is located near Interstate 94 and CSAH 75 in southern St. Cloud. The plant has a
total capacity of 17.9 MGD and currently receives wastewater flow of about 9.5 MGD from St. Cloud and
surrounding municipalities. Several large interceptors were installed and extended into surrounding growth areas.
The interceptors were sized to accommodate wastewater flows for future growth and development over the next five
decades.
Comparison of the daily sewer generation estimates for the Updated AUAR area to the capacity of the St. Cloud
Regional WWTP indicates there will be adequate sewer line and treatment plant capacity to serve the flows from the
AUAR area. The maximum daily sewer generation estimates for the Updated AUAR area are a maximum of 97,064
GPD,respectively. These estimates are far less than the 1,377,255 GPD surplus capacity currently available for St.
Joseph,and comprise less than 0.5 percent to the total St. Cloud Regional WWTPs capacity of 17.9 MGD. These
figures indicate there will be adequate sewer line and treatment capacity to serve the flows that will be generated by
Westwood Professional Services, Inc. Page 17
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
development in the Updated AUAR area. Considering the planned sanitary sewer expansion for the St. Cloud area,
no wastewater facility or treatment capacity issues are anticipated,and no mitigation measures have been
considered.
21. Traffic
Parking spaces added: 200
Existing spaces(ifproject involves expansion): None
Estimated total Average Daily Traffic (ADT)generated: 926
Estimated maximum peak hour traffic generated and time of occurrence: 92 (4:30PM to 5:30PM)
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.
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.
For mostA UAR reviews a relatively detailed traffic analysis will be needed, especially if there is to be
much commercial development in the A UAR area or if there are major congested roadways in the vicinity.
The results of the traffic analysis must be used in the responses to item 22 and to the noise aspect of item
24.
Note: The geographical scope must extend outward as far as the traffic to be generated would have a
significant effect on the roadway system and traffic measurements and projections should include peak
days and peak hours, or other appropriate measures related to identifying congestion problems, as well as
ADT's.
Instead of responding to the information called for in item 21, the following information should be
provided:
a) A description and map of the existing and proposed roadway system, including state, regional, and local
roads to be affected by the development of the A UAR area. This information should include existing and
proposed roadway capacities and existing and projected background(i.e. without the A UAR development)
traffic volumes;
The complete Traffic Study is contained in Appendix E. This section of the Updated AUAR contains a summary of
key findings,impacts,and mitigation measures for the Traffic Study on the Updated AUAR development,which
includes a total of 330 housing units.
b) Trip generation data, including trip generation rates and trip totals for each major development scenario
broken down by land use zones and/or other relevant subdivisions of the area. The projected distributions
onto the roadway system must be included; and
The daily, A.M. peak hour and P.M.peak hour trip generation is summarized in Table 21.1. The values listed under
the"Daily" column represent total trip ends. A trip end is one movement to or from a location. For example,a
resident leaving home in the morning to drive to work produces one morning trip end from the house. The return
trip home in the afternoon produces a second trip end to that house.
Page 18 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
Table 21.1. Trip Generation Summary
Dev. A.M. Peak Hour P.M. Peak Hour
Land Use Units
In Out Total In Out Total
Congregate Care Facility 168 6 4 10 16 13 29
Elderly Housing—Detached 91 16 30 46 26 16 42
Assisted Living 95 9 5 14 9 12 21
Total 354 31 39 70 51 41 92
(NOTE: These trip generation values are based on ITE Trip Generation Manual, 9th Edition, 2012 rates)
c) Analysis of impacts of the traffic generated by the A UAR area on the roadway system, including:
comparison of peak period total flows to capacities and analysis of Levels of Service and delay times at
critical points(if any);
The trip generation values shown in Table 21.1 were assigned to the roadway network and potential impacts of these
volumes were analyzed. Level of Service analysis and delay times are given in Appendix E. Critical intersections
that are located outside the Updated AUAR area,but that will be affected by Updated AUAR area and background
traffic growth,include the intersections of: (1) College Avenue N. and Minnesota Street, (2)County Road 138 and
28th Avenue,and(3)CSAH 75 and 4th Avenue.
d) A discussion of structural and non-structural improvements and traffic management measures that are
proposed to mitigate problems.
Because the traffic patterns of a residential neighborhood and a Senior Campus with patio homes are significantly
different,a supplemental analysis of traffic volumes was conducted for the site. This analysis compared the 194
single-family homes,the 95 apartments and the 90 residential condominiums/townhouses originally proposed in the
131-acre area with the updated uses comprising a six-phase Senior Campus with 120 senior apartment units,48
memory care units, 91 patio homes and a 95-unit assisted/senior living apartment building. This supplemental
study,found in the Appendix of this document,indicates that the traffic will significantly decrease during all phases
of development including at full build-out from the previously planned development. All intersections will operate
at LOS-C or better.
Despite the new connection of Neary Street with Jade Road,it is concluded that minimal school traffic will want to
"cut through"this development,as the distance traveled would be longer than if traffic simply used Jade Road and
County Road 121 for their path to and from school.
In addition,all intersections can be controlled with side-street stop control. As with the previous supplemental
analysis,this traffic study concludes that the traffic operation at County Road 121 and Jade Road be monitored. If
operations become unacceptable,warrants may be met for signalization. Nevertheless,it is not determined that
signalization is required or warranted at this time.
Traffic—Mitigation Plan
Responsible Parties: City of St. Joseph, Stearns County, St. Cloud Area Planning Organization
Agencies Involved: City of St. Joseph, Stearns County, St. Cloud Area Planning Organization
Implementation Program: St. Cloud APO Transportation Plan, City and County Capital Improvement
Westwood Professional Services, Inc. Page 19
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
Programs
Implementation Timeframe: 2016-2024
Development of the Updated AUAR area will require that either a traffic signal be installed at the intersection of
College Avenue N. and Minnesota Street(about 1.2 miles north of the site), or the 12th Avenue/Jade Road extension
be constructed to maintain an acceptable Level of Service at the College Avenue/Minnesota Street intersection.
The installation of a traffic signal at College Avenue and Minnesota Street will improve traffic operations at this
intersection more than the potential 12th Avenue/Jade Road extension. The full development peak hour Level of
Service will be`B" or better if a traffic signal is installed. The 12th Avenue/Jade Road extension would only
improve intersection Level of Service to the"D"level.
The 12th Avenue/Jade Road extension would have a small positive effect on traffic operations at many intersections
near the AUAR area. The only intersection in the project vicinity that improves from an unacceptable to acceptable
Level of Service ("E"to"D")under full development is College Avenue N. and Minnesota Street. The 12th
Avenue/Jade Road extension is not required at other intersections in the project vicinity to maintain acceptable
Levels of Service.
Without the 12th Avenue/Jade Road extension,another possible mitigation for College Avenue and Minnesota
Street would be to provide a southbound right turn lane during peak periods. This could be achieved by banning on-
street parking during those periods.
Two lane roadways on County Road 121 and Jade Road with turn lanes at crossing intersections will be adequate to
service the project development area. All access points will operate at acceptable Levels of Service during peak
periods after full development of the Updated AUAR area with stop sign control on the side streets.
27. Compatibility with Plans and Land Use Regulations
Is the project subject to an adopted local comprehensive plan, land use plan or regulation, or any other
applicable land use, water, or resource management plan of a local, regional, state, or federal agency?
®Yes ONo If yes, describe the plan, discuss the compatibility with the project and explain how any conflicts
will be resolved. If no, explain.
The A UAR must include a statement of certification from the RGU that its comprehensive plan complies with
the requirements set out in 4410.3610, subpart]. The A UAR should discuss the proposed A UAR area
development in the context of the comprehensive plan. If this has not been done as apart of the responses to
items 6, 9, 19, 22 and others, it must be addressed here; a brief synopsis should be presented here if the
material has been presented in detail elsewhere in the A UAR. Necessary amendments to comprehensive plan
elements to allow for any of the development scenarios should be noted. If there are any management plans of
any other local, state, or federal agencies applicable the A UAR area, the document must discuss the
compatibility of the plan with the various development scenarios studied, with emphasis on any incompatible
elements.
Development of the Updated AUAR area is consistent with applicable land use,water,and resource management
plans. The Updated AUAR area is currently zoned as RI-Single Family Residential in the City of St. Joseph's
Comprehensive Plan Update(2008). The Comprehensive Plan Update(2008)identifies future land use in the
Updated AUAR area as being in District 6 and is guided as Medium Density Residential for future development.
The AUAR area is located in District 6,and the City of St. Joseph Comprehensive Plan recommends District 6 for
residential development with single family and/or mixed-density residential developments. The Updated AUAR
area is identified as an"Area of Change"in the Comprehensive Plan Update. This designation indicates the land
use is to be primarily residential with mixed densities.
Development of the Updated AUAR area is consistent with the City of St. Joseph Comprehensive Plan Update for
full development of the southern portion of the City and Township. The Updated AUAR area will be re-zoned to
two separate Zoning classifications. The far northwestern portion of the site,where the 95 multi-family units are
proposed will be re-zoned from the current RI-Single Family Residential to R3-Multiple Family Residential. This
Page 20 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
zoning district will allow the apartment units that are planned for the area and matches the planned zoning in the
Original AUAR. The remainder of the site will be rezoned as R5-Supportive Care District. This R5-Supportive
Care District is currently being created by an amendment to the City of St Joseph's 2015 Code of Ordinances. This
zoning district will support the assisted living facility being proposed for the site.
The 2000 St. Cloud Area Master Plan's population projections is a technical memorandum that outlines
development of sewer and wastewater treatment plant capacity for anticipated growth in St. Joseph of the magnitude
assumed in this AUAR.
Development of the Updated AUAR area is also consistent with the St. Cloud APO Long Range Transportation Plan
2040 for the St. Cloud Metropolitan Area(updated May 28,2015)and other studies that have anticipated population
and employment growth,land use designations,and other factors to calculate future trip generation. In 2002,
infrastructure extension to the Updated AUAR area was realized with the extension of water main and trunk sewer
line to the northwest corner of the Updated AUAR area as a part of reconstruction of a portion of County Road 121.
The construction of a lift station capable of conveying wastewater from the Updated AUAR area into the City of St.
Joseph's sanitary sewer system was also completed in 2002. In addition, sewer and water was installed within the
Updated AUAR area in 2005 when the site was mass graded and street sub-bases were installed.
Current land use in the Updated AUAR area is vacant and partially graded former agricultural land. The property
currently includes no structures(see Exhibits 4 and 5). Although most adjoining land is used for agricultural crop
production and scattered farmsteads,additional adjoining land uses include scattered large lot single family homes
not serviced by city water or sewer and Kennedy Elementary School,which is located to the east of the Updated
AUAR area.
Development of the Updated AUAR area to mixed-density residential use is compatible with surrounding and
nearby land uses. The Updated AUAR area is a logical area for the next stage of growth on the southern fringe of
St. Joseph. Development of the Updated AUAR area to residential use served by a minor arterial roadway,local
streets,and municipal sewer and water is consistent with applicable regional and local land use and infrastructure
plans. Consequently, no land use conflicts are anticipated.
28. Impacts
Minnesota Rule part 4410.1700, subpart 7, item B requires the RGU to 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 AUAR in such away 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).
EQB guidelines indicate that no response to this item is required because the entire AUAR process
deals with cumulative impacts from related developments within the AUAR area.
30. Other Potential Environmental Impacts
If the project may cause any adverse environmental impacts not addressed by items I to 29, identify and discuss
them here, along with any proposed mitigation.
There are no other adverse environmental impacts anticipated to result from development of the
Updated AUAR area that have not been previously discussed in the Items above.
Westwood Professional Services, Inc. Page 21
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
31. SUMMARY OF ISSUES
a) Describe and provide a map of the existing and proposed roadway system, including state, regional, and
local roads to be affected by the development of the A UAR area. Include existing and proposed roadway
capacities and existing and projected background traffic volumes.
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. Emphasize
potentially significant impacts, the differences in impacts between major development scenarios and the
proposed mitigation.
Substantial mitigation measures are discussed throughout this document. Please refer to the text
under the appropriate Item for details. Mitigation measures are briefly listed in the following table.
Table 31.1. Summary of Mitigation Measures
Item Title Mitigation Measures
Fish, Wildlife, Preservation of wetland and a large area of oak woodland and grassland,
and landscape plantings. Preservation of woodland has been increased from an
11. Ecologically estimated 9.5 acres of preservation within the Updated AUAR area in the
Sensitive original AUAR to 33 acres in the Updated AUAR. This 23.5 acres increase
Resources in the amount of woodland preservation will significantly reduce the impact
on wildlife from the Original AUAR.
Compliance with the Minnesota Wetland Conservation Act and the Federal
Clean Water Act. Wetland impacts required for the Updated AUAR were
completed in 2005 with the approval of a Wetland Replacement Plan and
Physical the construction of a Wetland Mitigation Area. No changes have been
Impacts on made to the amount of wetland impact estimated in the Original AUAR so
12. Water there are no changes to the impacts previously reviewed. All of the impacts
Resources needed for the planned portions of the AUAR have been completed. A
small, previously permitted impact may be required to access the southwest
portion of the site. If this impact becomes necessary, the impact will be re-
permitted with Stearns County and the U.S. Army Corps of Engineers. No
additional mitigation measures proposed.
Sealing and abandonment of wells; Compliance with DNR Water
Appropriation Permit requirements and Minnesota Department of Health
regulations. In addition, the City of St Joseph has added the additional
wells and the water treatment facility as planned in the Original AUAR.
13. Water Use Because these improvements have taken place and provide adequate
water supply for the Updated AUAR area, and the number of planned units
in the Updated AUAR area has been reduced from 379 units to 330 units,
no additional mitigation measures have been determined to be required.
Stormwater treatment will meet the requirements of the City of St. Joseph,
Water Quality: the Sauk River Watershed District, and the MPCA NPDES Permit. Volume
17. Surface Water control at the west culvert under CR 121 has been identified as a concern,
Runoff and this concern will be addressed by routing stormwater to Pond 103P to
the east.
The City of St Joseph has added the wastewater treatment capacity through
its Sewer Use Agreement with the City of St Cloud as planned in the
Water Quality, Original AUAR. In addition, the City of St Cloud has completed the
18. Wastewaters Wastewater Treatment Facility improvements as planned in the Original
AUAR. Because these improvements have taken place and provide
adequate sewer capacity for the Updated AUAR area, and the number of
planned units in the Updated AUAR area has been reduced from 379 units
Page 22 Westwood Professional Services, Inc.
Final Country Manor Senior Living Campus/Update to the Arcon St.Joseph AUAR May 5,2016
to 330 units, no additional mitigation measures have been determined to be
required.
21. Traffic Signal installation at Minnesota Street and College Avenue; Turn lane
installation where needed.
The Updated AUAR is in compliance with the City of St. Joseph's
Comprehensive Plan Update (2008). The area is currently zoned R-1,
Compatibility Single Family Residential, but is slated to be developed as Medium Density
27 with Plans and Residential in the Comprehensive Plan Update. The site plans fit within the
Land Use City of St Joseph's Comprehensive Plan Update, therefore the only
Regulations Mitigation measures proposed is the re-zoning of a portion of the area to the
R3-Zoning District and creation of and re-zoning of the remainder of the site
to the R5-Zoning District.
RGU CERTIFICATION
EQB guidelines indicate that no certifications are necessary in an AUAR document. The Environmental
Assessment Worksheet was prepared by the staff of the Environmental Quality Board at Minnesota Planning. For
additional information, worksheets or for EAW/AUAR 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 23
Exhibits
qj
Cwp�w� C�
m =F 0 w
o L)
.a m
C N
LD
L � N
0
'a U Z-;�vc
li J
�9
P
h yip'
s
.1
a US 94 9 co
co
m O
\ � m
C
� d U
co \C1 LCo
O
N ti
y o - o _
� 3a � n
Z
o ,ate/: ! Y • ! vim, / o
z 3
lo
0oa� 3U L Oma. b 3
o
� •I � � ,•y } 'i Q � N
Z
f ,
n t= -' I ��.. �•� _ � F'F ���..•-�__ IFI s_
z .V , • � v1 � �F
I
!+f `^�,.C.il I •,. ,�1� ' 1 I I osis
� o
�c � F, F IF •I{ '� � a � 3
CD
ilk
co
10
i >
1 l N00,Fo
lo
o
o # .� f 11 •� z+ ps, )'; ��• oCF a 3
Co
G`I
Co
cwm
CL
h * L = UCL
rF-r � t •i` ,fix @�" } L
46,
W7. • 0
4 Z�
co
� � Q
_ O
° t co
o
m� a
4a -
IA
z xt a
o v
•: o w
a
o
%
r*1 QE— -1-1
m Ma w
o O
WWI*ld
_ U) >
N
Mw
co
CO N jp N t.
13
41
•
Q
w Af cu
R N C
V� V N N N
Q"a = M y y� _ _ �' �, C
t�W,Oo'In �r N U
(6
Q
CL
a Q U
y o ®aaa
M
- s N (6
CU
ni T
N
v
E co
E CID
o
t
o a o
• N y `o
a
WA
NEI
j;yam wow
o -g e oCFzC
N 02 -0 (1) LO
a•+ 0 C: H
Y ,
CL co m
V = Qco Jw
p N 3 L
a _ a o �
= U Q
•O
Of = W
rd0rlo = ? o
CD
co
Im
4-a
1p Batt`.` d =
0 � ,• U
cv -
3 0 = Z
L o
a�
iA
k
^ _
>,,,t,ch
, C,i► v
'ate rp, ak. c�
Y xr. _
d
d r`
0
cc
d
= w d a
a a co
O d
0 �,
_ r_
d 0
d m
N 3 >+
7 Q
s �
Gt
0
a
N -
d V o'o
3 - •L 3 N N —
3 cc a ��
v �goJA
z •L ��o w
c �w ` 3
a /a „
o i oCFz
t 41 o Q C
- Q -0c -- Qm
Q 2
Q r M > LU
Y. Q O
� U
r'> Q cn
= )
t ld
�� •� Q O
p
cr, CDCD
" . p
(t.� � f� ^• � i :� �' , ,� ` .mar
e p Z Q
CD
ij �.••• ti. t.+fir_£!�' CU 3 (13
(13
� r
44
a
°
111:41
a
o�Lie-- a N
WA
.
00
00-
o -g e oCFzC
U) +(1) 0 -
+ 0
U
CL Cc,
M
-- >
PL
LL o
! . 1Iy •p M M' �• Z
r
.: d
1 -
IS
�i •_ _ i # 31! ���(k +4�M
co
1! M
M V
,. 1 3 a
vqv
� - N
co ao
_ CLWL
m
w
o
t
l ; . a o
LL O
f r 0 > 0
�,» �,• 1,,,,,�," :;,fix,. ,�,, � �,
poMy�� }.:' O
co
R: v
4W I*Pr
04
imp
R
• 0 •1R
i _ i�'- _yi. •��_ �e�.��k�,�-__ ``tea. ;`� � � �
� iP� — • 1 wN N O °3
o-�-�
o -g e oCFzC
CL
M LU
110)
M
J.d
CD
CD
CD
04
04
04 g
CD
/CD
04 CD
Go CD t I k.
CD
CD
k
co
co L)
-a 0
ell,
%
cu
%%
6-- 3
lo o
o I
fR- �.
Oo S�
1.18 o
is
go:
IFSU'o
J�l
Fry
�f
0
CL
-0 a m
E � O X
1�
� - w
CL
\ W —
'� �t��/s���f! .r atm _ \ ��•a VJ
,� as; � �r•�Hwir� �. .� ,_._.__ _..�.. ��,�:,.� � �
IF
49
OPP
- ;,�- :�`-•- `*`"� ' Iii, Q
;�� -1�yfi a ..;-•. .+. ..r'� p.�.s, o�a�� �-�- *c�atr j ��.yae.y,
6�4 - kc J J1 a '' ' Y� !`1n�•' "'�'IY3
qh 1
Co
co
Lo
AW
;w
''v h fie . �•
e
v ' � a + � ,tui=-- ��*� •e _ 1 ��.'S�# '✓;��. Q � � 0
a
1 `
s
I.., N N
CL
w
Q II C'
'daov_
X
J UJ
L = U
z4�, Jt i
IN
-s v fr
D � � atoL eLOL Ls 4�
. n.
+ ti
721.15A,
of ( II \ ��o
Ol
eo
00
Al
` O�
5j � D -��5 • ®o° D \ / o�A�f `P Ql D 4 pQ• ` d �
w
¢ o
m � o
tr
¢ w I
16 ra
� � 2
� V v
.yw `o
w o
z A'
_ o
m
U
0 � 3
00� a �
2E
o _ ; N (1) 2 N
OJ M mom` /M }
� , 0
OJ
LO joo-
0 N m
Q p co ^
Io — N m Lo - ..
oll� 00 c-I \ �O M a
M 0 X
E E O o �
.� M
c a J O
+' (0 � 6 6 � � � Y -
CL m o c c E O >
M -a v�Di v�Di ca c ca N Z _ - L
y � bn o o
es
LA - 0 0 0 Q O w a d1 N
O
tQ I m L
E aa) rI m co � � m m Q m
I, 00 00 O O 00 M rI n I ::( ,–t O > N
V1 rI N N N ci ci N � � 00 f
p
N � � 0)
M '
•'fiJCI'JCY
00
N �j
Cl) pp a Z`` O O
O Vr N
M M N
Cl)
M f�
r m
N M �
M pp
O
M N
m
00 N
Q N O N 07
N
f� m N
M Cl)
00r
N
r
m 00 m N m
M N N
m M m
� O
fMO N N
m
m �
N N
m r N
m m N 00
co
N N N
a m m' co
M N 0 -a fA
0
o (n
Oro N m�
m 0 0
U v � 04v G1
� O Nm M 5' 41S. N
00
v N �
r
o N
y t
°o
o�nc;
&b
04 oN
N U ¢Horn
N ao y
o U Oro ��0 oQ� Y■ w o
v�i'^o�
N c')
e
m m 00 m m a Ei 2 «
1. LO m O °� o q K a
N
0 N N
O�F Z�U
Appendix A
2005 Arcon Rivers Bend Final AUAR
Final Alternative Urban Areawide Review
and Mitigation Plan
icon St. Joseph AUAR
Parts of Sections 15, 22, and 23, 1'1240, R29W
St. Joseph, Minnesota
FINAL AUR
August 2004
Responsible Govemmental Unit
City of St.Joseph
25 North College Avenue
St.Joseph,MN 56374
CITY OF ST. JOSEPH Phone:(320)363-7201
Fax:(320)363-0342
Project Proposer
Arcon Development Company
A C . .: 7625 Metro Blvd.,Suite 350
-a Edina,MN 55439
F` +>> E Phone:(952)835-4981
D i_�.OPM NT,JNC� Fax:(952)835-0069
Consultant to Project Proposer
Westwood Professional Services,Inc.
3701 1e Street North,Suite 206
St.Cloud,MN 56303
Phone:(320)253-9485
Fax:(320)253-8737
ARCON ST. JOSEPH
FINAL ALTERNATIVE URBAN AREAWIDE REVIEW
(AUAR)
Note to Preparers: The Alternative Urban Areawide Review provides information about a project that may have
potential for significant environmental effects. The AUAR 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.AUAR is prepared electronically.
Note to Reviewers: Comments must be submitted to the RGU during the 10 working day comment period
following notice of the AUAR 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 AUAR must be received by the City of St.Joseph by 4:30 p.m.on August 13,2004.
1. Project Title: Arcon St.Joseph 3. RGU: City of St.Joseph
2. Proposer: Arcon Development Contact: Ms.Judy Weyrens
Contact: Mr.Rick Packer Title, City Administrator
Title: Development Manager Address: 25 North College Ave.
Address: 7625 Metro Blvd.,Suite 350 St.Joseph,MN 56374
Edina,MN 55439 Phone: (320)363-7201
Phone: (952)835-4981 Fax: (320)363-0342
Fax: (952)835-0069
4. Reason for AUAR Preparation
❑EIS Scoping ❑Mandatory AUAR ❑Citizen Petition ❑RGU Discretion RI Proposer Volunteered
If AUAR or EIS is mandatory give EQB rule category subpart numbers(s)Presser volunteered.
5. Project Location
County Steams County
City St.Joseph Minnesota
Twp Parts of Sections 15,22 and 23,T124N,R29W
Attach copies of each of the fallowing to the AUAR:
o 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
Provide a project summary of 50 words or less to be published in the EQB Monitor.
The Mixed-density residential development is proposed on a 464-acre site located northeast of I-94
and northwest of the Sauk River. The development will comply with the approved Comprehensive
Pian. The development scenario includes 1,052 residential units distributed over about 301 acres,and
about 163 acres of parks,open space,and wetlands.
W—bNood Professional Services,Inc. Page 1
The description s
action of an AUAR shoualnh&u t�te�
scenario:
a) Anticipated types and in
(density)of residential and Coin,erciallwarehousellight industrial
development throughout the AUAR area;
94 194)in Stearns County and is Pall Of thO
The City of St.Joseph lies northeast of Interstate High wa y ( r
St.Cloud Metro Area along with St.Cloud,Sartell,Sauk Rapids,and Waite Park. Large po�lons of the
southern part of St.Joseph remain larger undeveloped and agricultural in nature.Arcon Development
Company owns approximately 464 acres to rural,southern St.Joseph And intends to develop the property
to mixed-density residential use. The property lies northeast of I-94,northwest of the Sauk River(Exhibit
l).
The AUAR property has been annexed by the City of St.Joseph and is situated south of downtown St.
Joseph(Exhibit 2). The property is bisected by Stearns County Road 121,a minor arterial roadway,and
is scheduled to be connected to the City of St.Joseph water main and sanitary sewer. The property is
bordered by agricultural land in St.Joseph Township to the north,east,and west. I-94 and the Sauk River
border the southwest and southeast edges of the property,respectively.
The City of St.Joseph Comprehensive Plan(2002)includes plans for general land use,future land use,
transportation and staged urban services in an area that includes this 464-acre site. Infill between the
urban areas of St.Joseph and St.Cloud will allow a more regional approach to infrastructure and serve
the region's anticipated populations more efficiently than if development were to sprawl out from the
urban fringe; The Comprehensive Plan calls for the property to be zoned high density residential along
the County Road 121 corridor. Other parts of the property are zoned for medium density residential,low
density residential,and Planned Unit Development(PUD).
On May 1,2003,the St.Joseph City Council,acting as the Responsible Governmental Unit(RGU),
adopted a resolution authorizing preparation of this Alternative Urban Areawide Review(AUAR)of this
site(Appendix A). This AUAR evaluates one development scenario that is consistent with the St.Joseph
Comprehensive Plan,zoning and land use regulations,and the intentions of the landowner. This single
scenario meets the requirements for AUAR scenarios set forth under Minnesota Rules Part 4410.3610,
Subp.2. The mixed-density residential development scenario includes single-family and multi-family
residential housing,trails,parks,and wetlands.
i
This AUAR assumes that development will occur,at a density that approaches but will not exceed the
maximum density allowed under the Comprehensive Plan. The AUAR development includes 1,052
housing units distributed among 626 single-family'(low density)homes and 426 multi-family(medium to
high density)homes(Exhibit 3). Single-family units will consist of custom graded lots,entry-level lots,
and patio homes. Multi-family residential units will consist of townhomes and apartments. Single-family
homes will be developed in the southern and western portions of the site. Patio homes will be located in
the northeastern portion of the property,townhomes*ill be located near the intersection of County Road
121 and Jade Road,and apartments will be located in the northwestern portion of the property.
Roadways will consist of local residential streets that'will access County Road 121 and Jade Road.
Development of the AUAR area also will include realignment of Jade Road to the east of its present'
alignment,and extension of Jade Road approximately 1,500 feet north of County Road 121,to the
northeast corner the of the of the AUAR area. Ultimately, 12`h Avenue may be extended 3,000 feet south
to join Jade Road at the northeast corner of the AUAR area,providing a route between County Road 121
and CSAR 75(see Exhibit 2). This potential"12'b Avenue/Jade Roadextension"would be located
outside the AUAR area,and is considered as an optional mitigation measure in this AUAR.
1
Page 2
4
Westwood Professional Services,Inc.
i
August 2,2004
rcpt St.Joseph AUAR low density residential'single
(3)'
nal A pries;(1) Per acre;
useomes),at 4.O units p d ental
comes),he density,acreage'an
elo meet falls into ensity laud
identiacateg(townb
edium d per acre. Table 6
,he area slated for dev er acre;(2)m at 12 amts.
amilY),at 2.75 units p ents),
-iigh density rest for each and use_category tions
Table 6A. Development Assump
number of units for:each Units
Acres 204
Dens i 17.0 222
Land Use 12 unitslacre 55.4 626
Residential 4.0 unitslacre 227.8 NIA
Hi h Densi Residential 1.2
Medium Densit R 2 75 unitslacre 0
Dens! Residential NIA 162.6
Low D tion O unitslacre 1,052
Residential Exce 464.0
Existin acelWetlands Roadways
Parkslo en S water system, etc.).
Total water,storm ex ected to be
roads,servers, UAP area are normally UAR area are an
e development( cross an A
Tanned to sere Dining land usesit fr adwa�,s that would ive level of review,
b) Infrastructure p to serve the adjoining arteria11,typesamore intens
intended primarily More thy,are to be included,
ed as part of an AUAR analysis; routes, is necessary- e the AUAR
cis of alternative sterns will So'
optional inclusion roan analy R ,me sy arks,and
generally including water manag net p
al water,and storm
icil ovements will include a trail System'
S,Sanitary sewer,rnun
Roadway infrastructure i ap lines.
area. Additional
ele hone,electric,and natural g erial �
t p inor art
identified a need for a no oh-s to extend 12
Roadways App)has e South- P Proposes ows how this ;
Organ re rural areas t t8UAR are E ibit 2 s of the AU AV,
Are Planning 3 000 feet nom
The St.Cloud town St.Joseph w Road at theway(GSA")75
connect down roximateS , and APO
better conn St Joseph to connecttoe It wo ld extend ap d County State w y D P rtment,
e Road in _4e Road 121 an While
kvenue sout�hAVe uellad between County s County High ent.
P- ultimately a route betty of St.Josephs Stearn referred alignnl
Providing UAR� pad extension as a p
area,ultimately p she City the p but
of the Ali AV.,
of this A n e R otential road ebxtension is not
During pTepation otentia112 Ave
atible with this action,ows that,after full
of Minnesota
rnet and identified the P area is comp This AUAR is signal at the J potential 12'"
development of this A1J� development area. wire either a traffic anon'of the p
ice will req e site),or constru tion effects related to the
required to serve the ble leve
s of set. miles north of d and transp° ould be constructed
maintaining ac about 1.2 addresses traffic e aension w
d College AVenue( This AUAR the roadway d other roadway
Sheet an oad extension. addresses this an
Avenueliade R elJade Road V(densiotee ohco dor study of this AUAR'
i"- AR The APQ'S W ci and the scope ns north
potential 12 area. which are bey ro erty and�
outside the AUS that bisects the P p. ment and
improvements under consideration, erial roadway h Realign
mous minor art St.Josep • was constructed
o lane bit, directly into downto h AUS area,
Road 121 is a tw - area, within inor arterial municip eT of
County Road 121 at Jade Road, corn
road will become a m '
from the northwest corner
on C qty township ill be extended to the northeast though the
fr of a curve Road is a Jade Road w
straightening Jade R roceeds. venue South offset e AUAR area,it
the summer of 2002• area p Ment within the through
during meet of the AUAR `be extended to connect 12th Avenue
pout traveling
eventually require to serve Area.Wit.
street as mea,and may Cloud M
the A nue1J ade Road extension is not recy
d access the St.
potential 12th AVC CSA"75 an
would allow traffic to reach
downtown
Page 3
St.Joseph
W *wood Professional ServicesInc•
,
St.JoseQh AUD.R Lgust2,200,
pinai A�con
Sanitary Sewer
Sanitary sewer pipes run along County Road 121 to a new lift station that has been constructed northwest
of the AUAR property. The lift station will serve development within the AUAR area. Sanitary sewage
will be routed to the St.Cloud Regional Wastewater Treatment Plant(WWTP). Additional sanitary
sewer lines will be installed and sized appropriately as development progresses.
Sanitary sewer lines will connect to the existing 15-inch main and lift station. From there,sewage will be
directed to the wastewater treatment plant in St.Cloud,where the City of St.Joseph contracts for
wastewater treatment capacity. Sanitary sewer and wastewater treatment facility plans provide for
enough sewer line and treatment plant capacity to serve the development evaluated under this AUAR. A
second lift station may become necessary to serve development within lower parts of the AUAR area.
The need for a potential second lift station will be evaluated by the City of St.Joseph and the developer.
The staging of sewer line construction will depend upon progression of development within the AUAR
area and authorization by St.Joseph City Council.
Municipal Water
Development within the AUAR area will be connected to the City of St.Joseph municipal water supply
system. Municipal water lines will be sized to appropriate specifications and constructed to serve the
development area.
The proposed project is consistent with the future growth assumptions set forth in the City of St.Joseph
Comprehensive Plan(2002). New development within the AUAR area will be served by the existing 12-
inch diameter,ductile water main that extends to the northwest portion of the AUAR property at County
Road 121. Additional'water main and lateral water lines will be installed as development occurs. It is
anticipated that all of the property within the AUAR area will be served by municipal water service by
2012.
The St.Joseph Water Treatment Facility currently has a maximum capacity of 1.08 million gpd(gallons
per day). The City is currently planning water treatment expansion and intends to have two new wells in
place and operational by the end of 2005. A well study has been completed that indicates the two wells
will supply an additional 500 gpm(gallons per minute)each,which means the two new wells will provide
a combined total of 0.72 million gpd. The City is also acquiring land around the two new wells for the
formation of a new well field,and planning to construct a new water treatment plant in the new well field.
The new well field and water treatment plant will supplement the existing plant and wells. With these
improvements,the system will supply adequate water to the development anticipated within the AUAR
area. i
Stormwater Management
Stormwater generated from this development will be routed into stormwater ponds before discharging
into wetlands and ultimately to the Sauk River. According to the Stormwater Management Plan for the
site,approximately 13 stormwater pond will be constructed to provide a total of approximately 10 acres
of ponding within the AUAR area. The ponds will be designed to handle a 100-year storm event. Runoff
from a 100-year storm event will be retained in stormwater ponds and wetlands and discharged at
managed peak runoff rates. ,
c) Information about the anticipated staging of various developments,to the extent known,and of the
infrastructure and how the infrastructure staging will influence the development schedule.
Page 4 Westwood Professional Services,Inc.,
-final Arcon St.Joseph AUAR August 2,2004
The staging of development depends primarily on market absorption and the ability of the City and
developer to provide infrastructure. Sewer and water services currently extend to the edge of the AUAR
area. Municipal sewer and water systems currently have the capacity to support some development
within the AUAR area,and,with the completion of City-approved improvements,are expected to support
full development of the AUAR area.
Development of the AUAR area is expected to begin in 2004 or 2005 and be completed in 2012. For
purposes of the traffic analysis contained in this AUAR,the year of full build-out is estimated at 2012.
The first phase of development will include single-family residential homes in the northern portion of the
site along County Road 121 where municipal water and sewer services will be extended into the site.
Development will then extend to the south and east in response to market conditions and as services and
roads are extended further into the AUAR area.
Project construction will involve grading of approximately 320 to 350 acres of the site and will convert
roughly 3,11 acres of agricultural fields and 32 acres of woodland to homes,landscaping,streets,parking
areas,stormwater ponding and recreation areas. Construction phasing will limit the surface area exposed
to soil erosion at any one time,and Best Management Practices(BMPs)will be implemented during and
after construction to protect water quality and reduce the potential for soil erosion and sedimentation.
As set forth under Minnesota Rules Part 4410.3610,Subp.7,this AUAR will remain valid through full
development of the project area unless:(1)all phases of the project have not received final approval
within five years after adoption of the Final AUAR and Mitigation Plan,or(2)development within the
project area would exceed the maximum development level. Other conditions that could require an
AUAR Update are improbable because:(1)this AUAR does not include any development sub-areas and
(2)substantial changes to other variables,such as public infrastructure or natural resource sensitivity,as
listed under Minnesota Rules Part 4410.3610,Subp.7,are unlikely.
Note. The RGU must assure that the development described complies with the requirements of 4410.3610,
subpart 3(and also that it properly orders the AUAR and sets the description in that order as required by
4410.3610,subpart 3).
7. Project Magnitude
The cumulative totals of the parameters called for should be given for each ma)or development scenario,except
that information on"manufacturing", "other industrial",`institutional", "agricultural';and"building
heights"is optional
Total Project Acreage: 464 acres
Number of Residential Units: Unattached 626 Attached 426 Max.Units per Building Unknown
Commercial,Industrial,or Institutional Building Area(gross floor space):total square feet 0 sq.ft.
indicate area of specific uses(in square feet):
Retail/Office NIA Other Industrial NIA
Warehouse N/A Institutional N/A
Light Industrial N/A Agricultural N/A
Manufacturing N/A
Other Commercial(specify) N/A
Building Height 2 to 3 story single family homes,townhomes,and apartments
If over 2 stories,compare to heights of nearby buildings Most nearby buildings are 1 to 2 stories.
Westwood Professional Services,Inc. Page 6
sc �1)s p`upR
Final Accot� l
8, 4ecsni<s and p►p�ptova�sRegUi\t�
I
I
List all known local,state,and federal permits,approvals,anis fuVndal Mislanee 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.
Table 8.1. Permits and Approvals Required
Unit of Government Type of Application Status
City of St.Joseph AUAR Mitigation Plan Adoption Application in process
City of St.Joseph Site Plan Approval To be applied for
City of St.Joseph Subdivision Approval To be applied for
City of St.Joseph Building Permit To be applied for
City of St.Joseph Municipal Water Connection Permit To be applied for
City of St.Joseph Sanitary Sewer Connection Permit To be applied for
City of St.Joseph GradingPermits To be applied for
Stearns County Environmental Svcs. Certification of Wetland Replacement To be applied for
Steams County Engineer Utility installation Permit To be applied for
Stearns County Engineer County Road Access Permit To be applied for
Sauk River Watershed District Stormwater Discharge Permit To be applied for -
MN Department of Health Water Main Extension Approval To be applied for
MN Department of Health Municipal Well Approval To be applied for
MN DNR Division of Waters Dewatering!Water Appropriation Permit(s) To be applied for
MN DNR Division of Waters Municipal Well Water Appropriation Permit(s) To be applied for
MN DNR Division of Waters Public Waters Work Permit To be applied for
MN Pollution Control Agency Sewer Extension Permit To be applied for
MN Pollution Control Agency NPAESISDS 11 General Stormwater Permit To be applied for
Federal Emergency Mgmt.Agency Letter of Map Revision To be applied for
U.S.Army Corps of Engineers Section 404 Permit To be applied for
All required permits and approvals will be obtained. Any necessary permits or approvals that are not
listed in the table'above were unintentionally omitted.
9. Land Use
Describe current and recentpast land use and development on the site and on adjacent lands Discuss the
compatibility of theproject with adjacent and nearby land uses. Indicate whether any potential conflicts
involve environmental matters. Idents any potential environmental hazards due to past land uses,such as sold
contamination or abandoned storage tanks,or proximity to nearby hazardous liquid or gas pipelines:
A summary of existing and past land uses and discussion of potential land use conflicts are included
under Item 27. Wells and respective implications for groundwater contamination are summarized under
Item 13. Existing soil contamination concerns and other environmental hazards are discussed under Item
20.
Page 6 Westwood Professional Services,Inc.
.Final Arcon St.Joseph AUAR August2,2004
10. Cover Types
Table 10.1. Cover Type Estimates Before and After Development
Cover Type Before After
acres acres
Grassland 5.5 17.3
Woodland 1 41.7 9.5
Delineated Wetland 2 81.5 81.5
Tilled Agricultural Fields 311.4 0
Buildings l Parkin /Impervious Surface 9.2 145.1
Farmstead Yard/Lawn/Landscaping 5.6 191.5
Water Sauk River 9.1 9.1
Stormwater Ponding 0.0 10.0
Total 464.0 464.0
1 Development of the AUAR area is expected to preserve a minimum of 9.5 acres of woodland. More woodland
preservation may be possible,but is not predictable at this time.
2 It is estimated that development of the AUAR area could involve between 0.5 and 1.5 acres of wetland fill. Wetland
acreage is expected to remain the same after development becauserequired wetland replacement will likely be
located onsite.
a) Cover Type Map, at least at the scale of a USGS topographic map depicting
1) Wetlands—identified by type(Circular 39)
2) Watercourses—rivers,streams, creeks, ditches
3) Lakes idents protected waters status and shoreland management classification
4) Woodlands—breakdown by classes where possible
S) Grasslands-idents native and oldfeld
6) Cropland
7) Current Development
Aerial photography and existing land use is shown in Exhibit 4.
Cover type mapping of existing conditions,including delineated wetlands,woodlands,grasslands,
farmsteads, and tilled agricultural fields,is included in Exhibit 5.
National Wetlands Inventory(NWI)mapping is shown on Exhibit 6.
Delineated wetlands and wetland types are shown on Exhibit 7.
b) An"overlay"map showing anticipated development in relation to the cover types,this map should also
depict any "protection areas", existing or proposed,that will preserve sensitive cover types. Separate
maps for each major development scenario should generally be provided.
Land use,development density,open space,and existing wetlands are shown on Exhibit 3.
11.Fish,Wildlife,and Ecologically Sensitive Resources
a) Idents fish and wildlife resources on or near the site and discuss how they would be affected by the
project. Describe any measures to betaken to minimize or avoid impacts. The description of wildlife and -
fish resources should be related to the habitat types depicted on the cover types map(item 10). Any
differences in impacts between development scenarios should be highlighted in the discussion.
Fish and wildlife resources on and near the site are directly related to the composition,quality,size, and
connectivity of natural communities including wetlands,woodlands,and grasslands. Annually tilled
agricultural fields occupy approximately 67 percent of the AUAR area,and the seasonal nature of these
Westwood Professional Services, Inc. Page 7
Final Arcon St.Joseph AUAR August 2,2b04
agricultural habitats limits the suitability of site for many types of wildlife. The crop fields and wetlands
on the site have been substantially altered by a history of agricultural practices such as tilling,ditching,
and drainage that dates back to at least 1939. As a result of the agricultural land uses,many of the
wildlife species that would otherwise occur on large portions of the site have declined or been extirpated.
The AUAR area includes over 300 acres of annually,tilled agricultural fields,roughly SO acres of wetland,
about 40 acres of oak woodland,and about five acres of grassland(Exhibit 5). Agricultural fields on the
site were planted in corn and soybeans on 2003. The tilled fields offer little year-round habitat for
wildlife,but supply seasonal food and cover for wildlife such as white-tailed deer,Canada geese,
raccoons,and ring-necked pheasants. Much of the wetland acreage has been impacted by agricultural
practices through ditching,draining and mowing for hay production. These wetlands are mostly Type 1
and 2 wetlands dominated by reed canary grass and sedge species. The wetlands likely offer habitat for
species such as ring-necked pheasants,rabbits,red fox,meadowlarks, leopard frogs and other amphibian
and wildlife species adapted to seasonally flooded and wet meadow wetlands. The woodland is
dominated by bur,pin and red oaks,and supports wildlife such as forest songbirds(warblers,thrushes,
etc.),gray and fox squirrels,white-tailed deer,gray fox,and other wildlife adapted to oak woodlands.
The small areas of grassland are dominated by species such as smooth'brome and Kentucky bluegrass,
and offer habitat for meadowlarks,voles,field sparrows, and ring-necked pheasants,and other grassland
wildlife.
Fishery resources are limited to the Sauk River due to the lack of lakes or open water wetlands on the
AUAR area. Development within the AUAR area is,not expected to result in substantial effects on the
Sauk River,and therefore no substantial effects are anticipated of fisheries.
Project construction will convert roughly 311 acres of agricultural fields and 32 acres of woodland to
mixed-density residential development with associated streets,pedestrian paths, landscaping,and
stormwater ponding. Custom-graded single-family lots will be located in the woodland area and tree
preservation measures will be undertaken to minimize effects of trees and woodlands. It is estimated that
development of the AUAR area will require between 0.5 and 1.2 acres of wetland fill,and wetland
impacts will require replacement under the authority of the U.S.Army Corps of Engineers and Stearns
County Environmental Services. Consequently,no loss of wetland acreage or function is anticipated.
Some local decline in wildlife abundance is expected to result from the project. Populations of species
that depend on oak woodlands and agricultural fields,such as songbirds and pheasants,will likely be
displaced. Some migratory birds are expected to respond to the development by locating alternative
nesting sites upon their return from wintering habitats. Other songbirds'that readily adapt to fragmented
suburban habitats may become,more numerous. Non-migratory species with small home ranges,_such as,
small mammals,will experience more adverse effects. These species 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
y project.
' f ?,survey f I es, describe the resource and how
regionally rare plant communities on or near the stte. � Yes.�Nod f y
it would be affected b the ro ect. Indicate i a site sure o 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 20030754. Describe'measures'to minimize or avoid
adverse impacts.
The Minnesota Department of Natural Resources conducted a database,search in February 2003 to
determine if rare plant or animal species or other significant natural features are known to occur within an
approximate one-mile radius of the project site. Based on the review,there aw fib known occurrences of
rare species or natural communities in the area searched.
Page 8 Westwood Professional Services,Inc.
tt
Final Arcon St.Joseph AUAR
August 2,2004
According to the DNR,the proposed project is not likely to affect an rare reso
mapped by the Minnesota County Biological an
(Appendix , Y urces that have been
Survey ).
Fish, Wildlife, and Ecologically Sensitive Resources-Mitigation Plan
Responsible Parties: Ci of S.
Agencies Involved: City t Joseph, Project Developers,and Construction Contractors
Implementation Program: City of St.Joseph
pers
Implementation Timeframe: 004102013 Agreements
Because there are no known rare plant or animal species or other significant natural
the AUAR area,extraordinary wildlife mitigation measures have not been considered.
features identified in
Development plans will be reviewed and approved by the City of St.Joseph
development in the AUAR area will need to comply with City of St.Joseph Ordinance 5to construction,9 Land d
Woodland,and Wetland Preservation),which requires erosion and sediment
Preservation,and 50-foot structural setback from wetlands. E control,
mitigated-through he preservation and creation of roughly 81 acres' P
of l woodland will be
acres of stormwater on ffects on Wet nand 1 wildlife s ecies
Ponds,and preservation of at least nine acres of oak woodland.aThe ocres of mwaterra ,10
Ponding will create more open water habitat than currently exists of the site.
The system of ponding,parks,wetlands, and open space will provide Potential
Landscaping such as flowers,turf grass, Tees,and shrubs will be established habitat for wildlife.
and will provide food and habitat suburban wildlife. Ultimately,development within the progresses,
is expected to include roughly 163 acres of parks, open space,and wetlands. the AUAR area
12. Physical Impacts on Water Resources
a) Will the project involve the physical or hydrologic alteration—dredging,filling, stream
structure, diking, and impoundment-of any surface water such as a lakef g diversion, oufall
pond, wetland,stream or
drainage ditch?Lel Yes L7No. 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.
Development of the AUAR area will involve the physical alteration of surface
fill and potential excavation associated with construction of streets,stormwat er ponds, and residential as a result of
Waters including wetland
areas. Many of the wetlands on the site have experienced some level of disturbance'
agricultural practices including ditching and excavation. It is anticipated thatdevelopment of the
area will involve somewhere between 0.5 and 1.5 acres of
will be replaced in compliance wetland fill and excavation. Wetland i AUAR
with the Minnesota Wetland Conservation Act(WCA) mpacts
Clean Water Act.
( )and he Federal
Wetland Descriptions
The delineations were performed in accordance with the Corps of Engineers
Manual(Environmental Laboratory, Waterways Experiment Station g98ers Wetlands Delineation
according to Wetlands of the United States(US Fish and Wildlife Service Circular
1971)and Wetlands and Deepwater Habitats of the 7C wetlands were classified
lar 39 Shaw and Fredine,
Cowardin et.al. 1979). United States(FWS/OBS Publication 79/31;
Bonestroo, Williamson,`and Kotsmith,Inc. B
Portion of the site during October 2001. Wet Tech'Environm
( WK)delineated and flagged nine basins on the northern
basin on the southeast portion'of the site near the Sauk River duringse to
Environmental(Wet Tech)delineated and flagged one
p mber 2001.'Both delineations
Westwood Professional Services, Inc.
Page'9
Final Arcon St.Joseph AUAR Augst 2,2004
9
were performed in accordance with the Corps of Engineers Wetlands Delineation Manual(Environmental
Laboratory,Waterways Experiment Station,1987). Wetlands were classified according to Wetlands of
the United States(US 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).
Both consultants reviewed National Wetlands Inventory(NWI)mapping(Exhibit 6)and the Soil Survey
of Stearns County,Minnesota(USDA/NRCS, 1985)during the wetland delineation process. The DNR
Public Waters Inventory for Stearns County(Minnesota DNR, 1996)shows that the Sauk River,which
borders the southeastern edge of the AUAR area,is a DNR Public Watercourse. Wetland boundaries
were located by professional land surveyors and are shown on Exhibit 7.
BWK and WetTech both submitted wetland delineation reports to regulatory agencies in 2001. Stearns
County Environmental Services concurred with the wetland delineation completed by,WetTech in a letter
dated November 20,2001,and by BWK in an E-mail correspondence dated August 19,2002,and
concurred with the wetland delineation completed (Appendix C).
BWK and WetTech found that the site contains ten wetlands that encompass a total of 3,549,269 square
feet(81.48 acres)within the AUAR area. Most wetlands on the site have relatively marginal
Type l and 2(PEMA and PEMB)wetlands account for most of the wetland area on the site. Wetlands on
the site tend toward the drier hydrologic regimes. Some wetlands have marginal wetland hydrology,and
most are dominated by either reed canary grass or sedges. Delineated wetlands are depicted on Exhibit 7
as Basins A through J,and are described in Table 12.1 below,
Table 12.1. Wetland Characteristics
Wetland Wetland Type Area Dominant Vegetation
Basin ID Circular 39 Cowardin Sq.Ft Acres
A Type 2 PEMBd 243,065 5.58 Reed canary grass
B Type 2 PEMBd 66,211 1.52 Reed canary grass
C Type 1 PEMA 3,049 0.07 Reed canary grass
D Type 2/3 PEMB/C 434,729 9.98 Kentucky bluegrass, reed canary grass
E Type 2/3 PEMB/C 295,772 6.79 Kentucky bluegrass, reed canary grass
F Type 1 PEMAd 10,890 0.25 Barnyard grass, chufa
G Type 1 PEMAd 13,939 0.32 Panic grass
N. Type 2 PEMBd 1,119,056 25.69 Corn, blunt-broom sedge
1 Type 1 PEMA 1,307 0.03 Reed canary grass
J Type 1/2 1 PEMA/B L 1,3611250 31.25 Sedge spp., reed canary grass,cattail,
Totals 3,549,269 81.48
Effects on Wetlands
Although the majority of wetlands on site will be avoided,development of the AUAR area will result
in impacts on some wetlands. Wetland impact and replacement plans are not yet available for
developments within the AUAR area. However,it estimated that development of the AUAR area will
involve somewhere between 0.5 and 1.5 acres of wetland fill and excavation. Wetlands C,F,and G are
all isolated Type 1 wetlands less than 0.33 acre in size,which may be indirectly drained by development.
Even if development physically avoids these wetlands,it could drain them by diverting their tributary
drainage areas elsewhere. Together,these three wetlands encompass 0.63 acre. Wetlands A,B,D,and H
include narrow wetland extensions that protrude into or through development areas. Construction of
Page 10 Westwood Professional Services,Inc.
Final Amon St.Joseph AUAR August 2,2004
-- streets to provide site access and a neighborhood transportation network will require some fill these
wetlands. Considering the challenge of maintaining wetland hydrology in isolated Type l wetlands,and
the need to provide a functional neighborhood street network,`it is estimated that development within the
AUAR area could impact between 0.5 and 1.5 acres of wetland.
Wetland sequencing will be required for future wetland impacts to ensure adequate impact avoidance and
minimization. Developments within the AUAR area will be designed to avoid effects on wetlands to the
extent practicable. Project proposers will be required to follow the sequencing process of wetland
avoidance,minimization,rectification,and mitigation as outlined in the Minnesota Wetland Conservation
Act(WCA). Wetland losses will be need to replaced,and wetland replacement plans will need to be
approved by Stearns County Environmental Services and the U.S.Army Corps of Engineers. County
Road 121 was realigned within the AUAR area in 2002,and wetland impacts incurred during the roadway
realignment were replaced and mitigated by the Stearns County Highway Department.
Physical Impacts on Water Resources—Mitigation Plan
Responsible Parties: City of St.Joseph,Developers
Agencies Involved: Stearns County Environmental Services, U.S.Army Corps of Engineers
Implementation Program: Minnesota Wetland Conservation Act,Section 404 of Clean Water Act
Implementation Timeframe: 2004-2013
Developments within the AUAR area will be designed to avoid wetland alterations to the extent
practicable. Project proposers will be required to follow the sequencing process of wetland avoidance,
minimization,rectification,and mitigation as outlined in the Minnesota Wetland Conservation Act
(WCA). Wetland permit applications will be prepared and submitted to Stearns County Environmental
Services and the U.S.Army Corps of Engineers to obtain authorization for wetland alterations under the
WCA and Section 404 of the Federal Clean Water Act prior to project construction. Wetland applications
and designs,will undergo additional review and comment by the MinnesotaDNR;Minnesota Board of
Water and Soil Resources,and Stearns County Soil and Water Conservation District. Wetland impacts
will be replaced in compliance with the Minnesota Wetland Conservation Act(WCA)and the Federal
Clean Water Act.
Development plans will be reviewed and approved by the City of St.Joseph prior to construction,and
development in the AUAR area will need to comply with City of St. Joseph Ordinance 52.19(Land,
Woodland,and Wetland Preservation),which requires erosion and sediment control,woodland
preservation,and a 50-foot structural setback from wetlands. Erosion control measures,best management
practices,and the use of stormwater ponds for rate control and water quality treatment will minimize
potential for indirect impacts to other water resources within and adjacent to development areas.
Wetland replacement will either be designed to expand upon existing wetlands onsite,or credits will be
purchased from a local wetland bank. Onsite wetland replacement will be explored as the first alternative
for compensatory mitigation. Restoration of partially ditched/drained wetlands will be explored as a
wetland replacement strategy,with consideration given to the flat topography and the potential for
adversely affecting upstream,offsite properties.
13. Water Use
F
a) Will the project involve installation or abandonment of any water wells?0 Yes❑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).
No new wells would be installed within the AUAR area. Future development anticipated within the
AUAR area will be connected to municipal water and sewer services. The City of St.Joseph has a`12-
Westwood Professional Services, Inc.
Page 11 ;
i
Final;Arcon St.Joseph AUAR
August 2,2004 --
inch water main in place along County Road northwest of the AUAR area,and water main will be
extended to provide water;service to the site.
According to the Well Location Points digital database included with the Minnesota Geological Survey's
(MGS)County Well Index,there are six known registered wells within the AUAR area. Table 13.1 lists
the unique well number and location for the,six known wells on the site,and well locations are shown on
Exhibit 11. The County Well Index shows that there are 32 wells within''a half mile of the site.
The existing domestic wells will be sealed and abandoned in accordance,with Minnesota Department of
Health regulations as municipal water service is extended into the AUAR area and use of the domestic
wells is discontinued. Any,unregistered unused wells identified within the site in the future will also be
sealed and abandoned.
Table 13.1. Existing Registered Well Locations
Unique Well Township Range Section
Number Subsection
00182507 124N 29W 15 ! SE %of the SW%4
00194126 124N 29W 15 SE Y.of the SW%4
00194112 124N 29W 15 SE %4 of the SW%
00421814 1241V 29W 15 SE Y4 of the SW'/4
00180070 -124N 29W 15 SE%of the SW%
00492725 124N 29W 22 NW%of the NW%4
With respect to b and c below, i f the area requires new water supply wells,provide information about
appropriation and its potential impacts on groundwater levels;if groundwater levels would be affected,
any impacts resulting on other resources should be addressed. With respect to possible individual
appropriations by future projects, ageneral assessment of the likely need for such should be included, and
if there is potential for major appropriations,a more detailed assessment of those should be included along
with a discussion`of mitigation for potential problems.
b) Will the project require an appropriation ofground or surface water(including dewatering)?HYes L7No
If yes, indicate the source, duration,quantity and purpose of any appropriations;and DNR water
appropriation permit numbers,if known. Discuss the impact of the appropriation on ground water levels.
One or more Minnesota DNR Water Appropriation Permits maybe necessary to conduct construction
dewatering. Dewatering may be necessaryduring construction to install sanitary sewer,municipal water,
and storm sewer in areas where shallow groundwater may be encountered within the AUAR area.
Contractors will carry out these activities on a case-by-case basis at the minimum duration and quantity
necessary to construct utility service for the affected sites. The quantityjand duration of construction
dewatering is not known at this time,but it is expected that the dewatering will be temporary.
Groundwater appropriated during construction dewatering will be discharged to temporary or permanent
stormwater ponds located within the AUAR area.
Construction dewatering and pumping within the AUAR development could exceed the 10,000-gallon per
day or 1,000,000 gallons per year thresholds that trigger the requirement for a DNR Water Appropriation
Permit. If this becomes the case,the contractor or project proposer wilfneed to apply to the DNR
Division of Waters for a water appropriation permit. If it becomes apparent that construction dewatering
will not exceed 50 million gallons intotal,and a duration of one year from the start of pumping,the
contractor or project proposer will apply to the DNR for coverage under DNR General Permit 97-0005 for
Temporary Water Appropriations. It is possible that construction dewatering or pumping from the AUAR
development could continue long enough to impact domestic or municipal wells,however construction
dewatering is usually for utility installation and is conducted less than 15 feet under the ground. The
i
Page 12 Westwood Professional Services, Inc.
Final Arcon St.Joseph AUAR August 2,2004
Minnesota Geologic Survey County Well Index indicates that most registered wells in the area are drilled
to depths greater than 150 feet so no impact is expected. If any deeper dewatering for utility installation
is required steps will be taken to prevent impacts to adjacent wells.
The AUAR area will be served by the City of St.Joseph municipal water supply,which is authorized to
pump up to 150.0 MGY from three municipal wells under DNR Water Appropriation permit number 89-
3 10 I.The
93101.The City of St.Joseph will submit an application to the Minnesota DNR to amend the City's Water
Appropriation Permit to cover the increased appropriation necessary to serve continued growth of the City
and development of the AUAR area. DNR records indicate that,during 2002,the City pumped 160.7
million gallons,exceeding the authorized volume by 10.7 MGY. The City of St.Joseph has planned for
expansion of the municipal well system to serve the continued growth of the City and development of the
AUAR area.
The City of St.Joseph will coordinate with DNR Area Hydrologist Mr.Dan Lais and the Minnesota
Department of Health to ensure that the expanded municipal well system will meet DNR Water
Appropriation Permit requirementsand Department of Health regulations.
The increase in appropriation will be withdrawn from the City's three existing wells,and two new wells
that the City intends to have installed and operational by the end of 2005. To ensure that the City's
expanded well system results in a safe and clean public water supply that minimizes potential effects on
groundwater and surface water resources,the City will:
1. Compete well testing will to determine the rate at which water can be reliably produced,
2. Delineate a Wellhead Protection Area for the expanded well field,
3. Estimate the productive capacity of the future wells,and evaluate the associated drawdown,
4. Model the aquifer under the Wellhead Protection Plan to verify the zone of influence of pumping
on the drawdown of the aquifer,
5. Properly case and grout off new wells to prevent contamination of the aquifer,and
6. Determine the transmissivity of the aquifer for a 24-hour or 72-hour period.
Amendment of the City's existing DNR Water Appropriation Permit will be required. The capacity of the
existing wells,the zone of drawdown due to pumping,and the transmissivity of the aquifer will be
evaluated to document that an increase in pumping will not result in significant adverse effects
groundwater or surface waters. The new wells are discussed in more detail below.
c) Will the project require connection to a public water supply system?BYes ONo If yes, idents the
supply, the DNR water appropriation permit number and the quantity to be used.
The proposed development will be connected to the City of St.Joseph municipal water supply,which is
authorized under DNR Water Appropriation Permit numbers 89-3101-3,89-3101-4,and 89-3101-5.
The City of St.Joseph currently obtains its raw water primarily from three production wells(well
numbers 3,4, and 5),which have a combined capacity of 1,000 gallons per minute(gpm),or 1.44 MGD
(million gallons per day). The system has one 500,000-gallon elevated storage reservoir to equalize
pressures and supply water during peak demands. The City of St.Joseph also has an emergency sharing
` agreement with the College of St.Benedict that would allow the City to draw from the college's 150,000-
gallon water storage facility in the event that the City needed to shutdown its wells and reservoir.
The City currently maintains one water treatment plant,which was built in 1970 and renovated in 1996.
The treatment plant is designed to filter;1.08 million gallons of water per day(MGD). Water use has
steadily increased as the population of St.Joseph has grown.
Westwood Professional Services, Inca Page 13
Final Arcon St.Joseph AUAR August 2,2004
The quantity of water used is expected to be proportional to the amount of sanitary wastewater produced.
Water demand estimates for the scenario were based on the assumption that consumption is
approximately 110 percent of wastewater generation(item 18a). Sanitary wastewater production was
estimated at 182,090 GPD by applying rates outlined in the 2000 St. Cloud Area Master Plan,and at
288,248 GPD by applying rates outlined in the Service Availability Charge(SAC)Procedures Manual
(Metropolitan Council Environmental Services,2000). Therefore,the average daily demand for
municipal water generated by the development within the AUAR area after full build-out is estimated at
317,072 GPD(110%x 288,248).
It is projected that water demand within St.Joseph will increase over time. It is estimated that daily water
usage for the AUAR area will account for approximately 33 percent of the projected total municipal water
demand in St.,Joseph by 2010,and 22 percent by 2020. The anticipated year of full build-out for the
development is 2012. The following table provides projected populations taken from the St.Joseph
Comprehensive Plan(Populations exclude the College of St Benedict student population,who obtain
water from the schools separate water supply system),and future maximum daily water demand
estimates,which were calculated from the current average daily flow and future population estimates.
Table 13.2. Projected Municipal Water Use
Year Population Maximum Daily
Demand(MGD
2000 3,481 0.653
2010 5,660 0.957
2020 8,852 1.468
' Population estimates are taken from Table 3-8 of the City of St.Joseph Comprehensive Plan.,
The City of St.Joseph has and continues to plan for an adequate water supply and distribution system to
serve this and other future developments. The City completed test drilli1,g for a new well field in the
summer of 2003,and is planning on drilling two new water supply wells'in 2004 or 2005. The City
intends to have two new wells in place and operational by the end of 2005. The City of St.Joseph Well
Study indicates the two wells will each be able to supply an additional 500 GPM,or 0.72 MGD. The City
is currently acquiring land around the two new wells for the formation of a new well field and Wellhead
Protection Area,and plans to construct a new Water Treatment Plant in the new well field.
The City of St.Joseph Capital Improvement Plan addresses the new well field as well as Water Treatment
Facility expansion and construction of a new water tower. The St.Joseph Water Treatment Facility
currently has a maximum capacity of 1,080,000 GPD. The new well field,expanded Water Treatment
Facility,and new water tower will supplement the existing water supply,system and provide sufficient
municipal water to serve the AUAR area and other anticipated new development.
New development within the AUAR area will be served by a 12-inch diameter ductile water main that
will enter the AUAR area near the northwest corner of the site and follow County Road 121 southeast.
The water main will be extended along Jade Road and eventually will run south under I-94 and loop back
to the north,supplying water to areas of future development. Additional lateral water lines will be
installed as development occurs. It is anticipated that the entire AUAR area will be served with municipal
water by 2012.
Adequate water pressure within the City of St.Joseph near the AUAR area is achieved below elevations
of 1120 feet above sea level. A small portion of the AUAR area in the hilly,oak woodland portion of the
site rises above 1120 feet. This area is envisioned for low-density single family homes that will be
constructed on custom-graded lots. Development-of the area above the!l 120 feet elevation may require
pressure tanks installed in the houses by the builders to ensure adequate water pressure. The St.Joseph
Page 14 Westwood Professional Services, Inc.
Final Arcon St.Joseph AUAR August 2,2004
City Engineer indicated that the problem is related to water pressure rather than supply,and that either'
individual pressure tanks or an urea-wide booster station will be used.
Water Use-Mitigation Plan
Responsible Parties: City of St.Joseph,Project Developers,and Construction Contractors
Agencies Involved: City of St.Joseph,Steams County, MN Department of Health,MN-DNR
Implementation Program: Steams County Ordinances,MN Department of Health Water Well
Regulations,and MN-DNR Water Appropriation Rules
Implementation Timeframe: 2004-2013
Prior to construction,all unused domestic wells within the AUAR area,including any unregistered wells
identified in the future,will be sealed and abandoned in accordance with Minnesota Department of Health
regulations. Development within the AUAR area will be served by the City of St.Joseph municipal water
supply system and will not require installation of new domestic wells.
Dewatering may be necessary during construction to install sanitary sewer,municipal water,and storm
sewer in some areas within the AUAR area. Contractors will carry out these activities on a case-by-case
basis at the minimum duration and quantity necessary to construct utility service for the affected sites.
Groundwater appropriated for construction dewatering purposed will be discharged to temporary or
permanent stormwater ponds located within the AUAR area. Groundwater appropriation and dewatering
that exceeds DNR permitting thresholds will require authorization under the appropriate DNR permit(s).
Development in the area will be designed in accordance with the goals and policies set forth in the City of
St.Joseph Comprehensive Plan. Mitigation measures will seek to minimize impacts to surface water and
existing wells. Careful monitoring of well performance,modeling the groundwater system,and testing
will help protect long-term sustainability and quality of the aquifer.
The City of St.Joseph will work with DNR Area Hydrologist Mr.Dan Lais and the Minnesota
Department of Health to ensure that the expanded municipal well system will meet DNR Water
Appropriation Permit requirements and Department of Health regulations. To ensure that the City's
expanded well system results in a safe and clean public water supply that minimizes potential effects on
groundwater and surface water resources,the City will:
1) determine and meet DNR Water Appropriation Permit requirements associated with the new
well field,
2) obtain the necessary DNR Water Appropriation Permit amendment(s)or permit(s),
3) ' compete well testing will to determine the rate at which water can be reliably produced,
4) delineate a Wellhead Protection Area for the expanded well field,
5) estimate the productive capacity of the future wells, and evaluate the associated drawdown.
6) model the aquifer under the Wellhead Protection Plan to verify the zone of influence of
pumping on the drawdown of the aquifer,
7) properly case and grout off new wells to prevent contamination of the aquifer, and
8) determine the transmissivity of the aquifer for a 24-hour or 72-hour period,and
9) continue to monitor the development of the well field and the potential for impacts on
groundwater and surface water resources,
The City of St.Joseph will complete the development of the Wellhead Protection Plan that it has initiated,
and coordinate wellhead protection measures with the Minnesota Department of Health. The wellhead
Westwood Professional Services, Inc. Page 16
1
i
Final Arcon St.Joseph AUAR August 2,2004 -
protection plan is vital to protecting groundwater resources and the City's investment n municipal water
supply facilities.
14. Water-Related Land Use Management Districts
a) Does anypart of theproject site involve a shoreland zoning district, a delineated 100ryear flood plain, or a
state or federally designated wild or scenic river land use district? HYes L7 No If yes, idents the district
and discuss project compatibility with district land use restrictions. Districts should be delineated on
appropriate maps and the land use restrictions applicable in those districts should be described. If any
variances or deviations ftom these restrictions within the AUAR area are envisioned, they should be
discussed.
Shorelands -
The AUAR area includes approximately one mile of frontage on the Sauk River(a D R Public
Watercourse),and the river has a Transitional shoreland classification. The Shorelan Overlay District of
the Sauk River extends 300 feet from the edge of the bank of the channel,or to the landward extent of the
floodplain,whichever is farthest._Development within the Shoreland District will need to comply with
City of St.Joseph Ordinance 52.20(Shoreland Overlay District),which specifies the allowable residential
density,building height,impervious surface ratio,and setback from the Sauk River.
Development within the Shoreland Overlay-'District will comply with the and use rections set forth in
the St.Joseph Shoreland Overlay District Ordinance. The ordinance requires that sin le-family lots be at
least 11,000 square feet in size,and that structures be setback at least 50 feet from the bank of the river.
The ordinance also has a Surface Coverage Requirement that limits the amount of lot,coverage by
structures to less than 25 percent of the lot. The project Proposer has voluntarily moved the proposed
home pads in all tots on the site to a minimum of 100 feet from the banklof the Sauk River.
The AUAR area includes about 105 acres of land located within the Sauk River Shor land Overlay
District Table 14.1 Exhibit 9 . Under the Development Plan see Exhibit 3 about i0 percent of the
( ) P ( ), p t
suitable area within the shoreland will be used as park and open space,and about 30 ercent of the
suitable shoreland area will be converted to low-density residential use. 13ecause ove half of the
shoreland will be maintained as open space total allowable density izrcludes 230 more homes than are
planned within the shoreland district at the low residential density of 2.75 units per acre.
Table 14.1. Shoreland Analysis
Planned Land Use Shoreland Wetland Suitable Area Al lowable2 Planned
Sq. Ft. Acres S Ft. Acres Sq. Ft.' Acres ensity Density
Low DensityResidential 948,385 21.77 0 0.0 948,385 21.77 86 60
Open Space 3,613,682 82.96 1,361,250 31.25 2,252,432 51.71 1 204 0
Total 4,562,067 104.73 1,361,250 31.25 3,200,817 73.48 290 60
1 Suitable area does not include wetlands,bluffs,lake access lots,or any area below the bank of the Sauk River.
The AUAR area does not include any bluffs.
2 Allowable Density=Suitable Area Sq.Ft./11,000 Sq.Ft./Lot; Planned Density=Suitable Area Acres/2.75
Lots/Acre.
Floodplains
The Federal Emergency Management Agency(FEMA)identified the regulatory base flood elevation at
various cross sections along the Sauk River before the AUAR area was annexed by the City of St.Joseph
(see Exhibit 9). These flood elevations are shown on the Flood Insurance Rate Map for unincorporated
areas of Stearns County(Panel Number 270546 0190 B,Revised November 16, 1994). The FEMA
Page 16 Westwood Pr fessional Services,Inc.
Final Arcon St.Joseph AUAR August 2,2004
regional flood elevations range from about 1,059 feet above mean sea level at the upstream end of the
site,to about 1,056 at the downstream end of the site. The FEMA floodplain limits are used for flood
insurance,planning,and engineering purposes. The floodplain is broken down into the floodway(i.e.,the
portion of the floodplain required to convey the 100-year flood)and the flood fringe.
The fillnecessary to develop the AUAR area will be limited to the flood fringe,which is the portion of
the floodplain that is not necessary for flood conveyance. Although the City of St.Joseph does not
currently have a floodplain ordinance, development in the AUAR area will comply with Stearns County
Ordinance 209, Section 10.1 (Floodplain Overlay District). The lowest finished floor elevation of
structures built within the flood fringe will be at or above the regulatory flood protection elevation,which
is one foot above the 100-year flood(i.e.,the regional flood)elevation.
The delineated floodplain covers approximately 95 acres within the AUAR area,including about 55 acres
that falls within the floodway;and about 40 acres that falls within the flood fringe. Residential
development will be limited to the flood fringe. Land use within the floodway will include only park,
wetland,and open space.
The City of St.Joseph and the project proposer will work together to obtain and update the flood
modeling for the Sauk River to account for approximately 15 acres of residential development within the
flood fringe. Floodplain modeling and a floodplain revision application will be prepared and submitted to
the Minnesota DNR and FEMA to obtain a letter of approval from the DNR approval and a Letter of Map
Revision(LOMR)from FEMA.
The AUAR development will be consistent with the floodplain regulations of FEMA,Minnesota DNR,
and Stearns County. Fill placed within the flood fringe will not increase the potential for flood damage or
raise the regional flood elevation by more than 0.5 foot. All residential structures developed within the
flood fringe will be placed on fill at or above the flood protection elevation, and the fill will extend for
that elevation for at least 15 feet beyond the structures.
Water-Related Land Use Management Districts—Mitigation Plan
Responsible Parties: City of St.Joseph and Project Developers
Agencies Involved: Sauk River Watershed District,Stearns County, MN-DNR,Federal
Emergency Management Agency
Implementation Program: Stearns County Ordinances,MN-DNR Floodplain Management Rules,
FEMA Regulations
Implementation Timeframe: 2004-2013
Development within the Shoreland Overlay District will comply with the land use restrictions set forth in
the St.Joseph Shoreland Overlay District Ordinance. The ordinance requires that single-family lots be at
least 11,000 square feet in size,and that structures be setback at least 50 feet from the bank of the river.
Development within the Shoreland District will need to comply with City of St.Joseph Ordinance 52.20
(Shoreland Overlay District),which specifies the allowable residential density,building height,
impervious surface ratio,and setback firom the Sauk River. All building pads will be at least 2-feet above
the 100-year flood elevation with regard to both the Sauk River and holding ponds/drainage areas. The
Project proposer has voluntarily moved all home pads to a minimum of 100 feet from the bank of the
Sauk River.
The AUAR development will be consistent with the floodplain regulations of FEMA,Minnesota DNR,
and Stearns County. Fill placed within the flood fringe will not increase the potential for flood damage or
raise the regional flood elevation by more than 0.5 foot. All residential structures developed within the
flood fringe will be placed on fill at or above the flood protection elevation,and the fill will extend for
Westwood Professional Services,Inc. Page 17
Final Arcon St.Joseph AUAR August 2,2004
that elevation for at least 15 feet beyond the structures. Residential development will be limited to the
flood fringe. Land use within the floodway will include only park,wetland,and open space.
The City of St.Joseph and the project proposer will work together to obtain and update the flood
modeling for the Sauk River to account for approximately 15 acres of residential development within the
flood fringe, Floodplain modeling and a floodplain revision application will be prepared and submitted to
the Minnesota DNR and FEMA to obtain a letter of approval from the DNR approval and a Letter of Map
Revision(LOMR)from FEMA.
15. Water Surface Use
a) Will the project change the number or type of watercraft on any water body? 0Yes',ONo If yes; indicate
the current and projected watercraft usage and discuss arty potential overcrowding or conflicts with other
uses.
The AUAR area borders the Sauk River and Stearns County has indicated an interest in developing a
County Canoe Park with canoe access to the river at some location where park is planned adjacent to the
river. Currently there is no improved canoe or boat access in the AUAR'area. However,canoeists have
used the right-of way of County Road 121 in the southeastern corner of the AUAR area as an informal,
unofficial access to the Sauk River. Plans for the AUAR area do not include piers,docks,or a boat
launch suitable for motorized boats. The AUAR development may include a riverside park and canoe
access where boaters could launch canoes and other small boats by hand! The possible creation of a
canoe park could result in slight increase in:the number of small,unmotorized watercraft using the Sauk
River. Because the AUAR development will not include a motorized boat access,piers,or docks,
conflicting water uses and overcrowding ofboats is not anticipated.
16. Erosion and Sedimentation
a) Give the acreage to be graded or excavated and the cubic yards of soil:to be moved:
The number of acres to be graded and number of cubic yards of soils to be moved need not be given;
instead a general discussion of the likely earthmoving needs for development of the area should be given,
with an emphasis on unusual or problem areas. In discussing mitigation measures, both the standard
requirements of the local ordinances and any special measures that would be added for AUAR purposes
should be included.
b) Describe any steep slopes or highly erodible soils and idents them on the site map. ,Describe any erosion
and sedimentation control measures to be used during and after project construction.
Surface topography ranges in elevation from 1,154'feet above sea level in the wooded western portion of
the site to 1,053 feet on the bank of the Sauk River in the southeast portion of the site:(Exhibit 2). An
analysis of two=foot contour topographic mapping indicates steep slopes;(slopes greater than or equal to
12%o)cover about two acres distributed among four small areas in the western wooded portion of the site.
According to the USDA/NRCS Highly Erodible Soil Map Unit List for Stearns County Minnesota
(October'1993),there are no highly erodible soils identified on the site(see Table 19.11).
Before initiating construction,proposers of projects disturbing at least one acre of land must obtain
coverage under Minnesota's NPDES(National Pollutant Discharge Elimination System)/SDS(State
Disposal System)General Stormwater Permit for Construction Activity l(MNR100001),issued August 1,
2003.
Because construction of developments within the AUAR area will disturb at least one acre of land,
application for coverage under the NPDES/SDS General Permit must be submitted to the Minnesota
Page 18 Westwood Professional Services, Inc.
Final Arcon St.Joseph AUAR August 2,2004
Pollution Control Agency,(MPCA)prior to initiating earthwork on those projects. This permit requires:
(1)management of stonmwater discharge during'construction,(2)use of Best Management Practices
(BMPs)to control erosion,and(3)inspection of all erosion controls at least once every seven days during
active construction and within 24 hours after a rainfall event greater than 05 inch in 24 hours.
Requirements for construction activity under the General Stormwater Permit include:
A.' The Permittee must design and implement a Stormwater Pollution Prevention Plan'(SWPPP).
BMPs identified in the SWPPP must be installed in an appropriate and functional manner.-
B. Temporary Sediment Basins must be located wherever 10 or more acres drain to a common
location,and sized to capture runoff from a 2-year, 24-hour storm.
C. ,Permanent stormwater management systems, such as sedimentation or infiltration basins,
must be constructed whereat least one acre of cumulative impervious surface is created.
D. ErosionPrevention`Practices:
1. The Permittee must implement appropriate construction phasing,vegetative buffer strips,
horizontal slope grading, and other construction practices that minimize erosion.
2. Exposed soils with a continuous positive slope within 200 feet of a surface water must
have temporary erosion or permanent cover established within the time period set forth
under the General Permit,which ranges from 7 to 12 days, depending on the slope.
3. The normal wetted perimeter of any drainage ditch that carries water from or around a
construction site must be stabilized within 200 feet from the property edge or point of
discharge to surface water. Stabilization must be completed within 24 hours of
connecting to a surface water.
4. Pipe outlets must have energy dissipation within 24 hours of connection to a surface
water.
E. Sediment Control Practices:
1. Sediment control;practices must minimize sediment entering surface waters, including
curb and gutter systems and storm sewer inlets:
2. Sediment control practices must be established on all down-gradient perimeters before
any'upgradient land disturbing activities begin. These practices must remain until final
stabilization has been established.
3. Sediment control practices may adjusted to accommodate short-term activities such
as clearing, grubbing, or vehicle passage. Anyshort-termactivity must be completed as
quickly as possible and the sediment control practices must be installed immediately after
the activity is completed.
4. All storm drain inlets must be protected by appropriate BMPs during construction until all
sources with potential for discharging to the inlet have been stabilized.
5. Temporary soil stockpiles must have silt fence or other effective sediment controls, and
cannot be placed in surface waters or stormwater conveyances such as curb and gutter
systems or ditches.
6. Vehicle tracking of sediment from the construction site must be minimized by BMPs such
as stone pads, wash racks, or,equivalent systems. Street sweeping must be used if such
BMPs are not adequate to prevent sediment from being tracked onto the street.
7. The Permittee must install temporary sedimentation basins as required in Part III.B. of the
General Permit.
F. 'Final Stabilization of the site must be achieved by establishing perennial vegetative cover, or
other equivalent means,to prevent soil failure under erosive conditions. For residential
construction, final stabilization is achieved when the residence is transferred to the
homeowner.
Westwood Professional Services, Inc. Page 19
Final Arcon St.Joseph AUAR August 2,2004
i
In addition to the requirements of the NPDES/SDS General Permit,individual projects will need to
adhere to the requirements of the City of St.Joseph. Erosion control plans will be reviewed and approved
by the City of St.Joseph prior to construction. Development in the AUAR area will comply with City of
St.Joseph Ordinance 52.18(Surface(Storm)Water Management)and Ordinance 52.19(Land,
Woodland,and Wetland Preservation),which require erosion control measures,protection of storm drain
inlets,and temporary or permanent sediment basins. With the implementation of the above BMPs,
"potential adverse effects from construction-related sediment and erosion on water quality will be
minimized to the extent practical. It is anticipated that potential adverse erosion and sedimentation
impacts will be limited primarily to short-term effects.
c) Discuss the likely earthmoving needs for development of the area,with!an emphasis on unusual problem
areas. In discussing mitigation measures, include both the standard requirements of the local ordinances
and any special measures that would be'added for AUAR purposes.
Project construction will involve grading of approximately 70 to 75 percent of the site,or about 320 to
350 acres in phases beginning in 2004 and continuing until full build-out,which is anticipated in 2012.
Grading will be completed to construct roads,homes,stormwater ponding, landscaping,and recreation
areas. Specific erosion control measures will be undertaken in special areas such as around wetlands and
in areas of steep slopes. During this period,development grading is expected to entail movement of
approximately 2.7 million cubic yards of earth.
Construction phasing will limit the surface area exposed to soil erosion at any one time,and Best
Management Practices(BMPs)will be implemented during and after construction to protect water quality
and reduce the potential for soil erosion and sedimentation. Residential lots in the western wooded area,
where slopes are steepest and range between 2 and 15 percent,will be custom graded to preserve trees
and limit erosion potential. Typical hours of construction are anticipated to be 7:00 am to 6:00 pm
Monday through Saturday. Actual scheduling and construction will vary depending on project approvals.
Erosion and Sedimentation—Mitigation Plan
Responsible Parties: City of St.Joseph,Project Developers,and Construction Contractors
Agencies Involved: City of St.Joseph,Stearns County SWCD,and MPCA'
Implementation Program: NPDES General Permit II for Construction Activities
Implementation Timeframe: 2004-2013
Because BMPs will be implemented,the potential adverse effects from construction-related sediment and
erosion on water quality will be minimized to the extent practical,and it is anticipated that potential
adverse erosion and sedimentation impacts will be limited primarily to short-term effects. Erosion control
around wetlands and steep slopes pose the primary potential source of concern. Specific erosion control
measures will be undertaken in such special areas. Erosion control plans will be reviewed and approved
by the City of St.Joseph prior to project construction. Development in the AUAR area will comply with
City of St.Joseph Ordinance 52.18(Surface(Storm)Water Management)and Ordinance 52.19(Land,
Woodland,and Wetland Preservation),which require erosion control measures,protection of storm drain
inlets,and temporary or permanent sediment basins. Erosion control practices are listed above in Item
l6b.
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.
The quantity of surface water runoff will increase during storm water events as additional impervious
surface area is added with the construction'of streets and housing. The estimated increase in impervious
Page 20 Westwood Professional Services,Inc.
Final Arcon St Joseph AUAR August 2,2004
surface on the site is roughly 135 acres. The increase in impervious surface will be mitigated by
construction of stormwater ponds designed to increase the total flood storage volume on the site and
handle a 100-year storm event prior to discharging to one of the existing ditches and ultimately to the
Sauk River. Sediment basins will remove suspended sediment and nutrients form surface water runoff.
T Existing wetlands will also function to detain treated stormwater and manage rates of runoff discharging
to the Sauk River. Wetlands on the site have historically stored runoff after high rainfall events.
The composition of site runoff will change with development. Existing runoff likely contains pesticides,
herbicides,and fertilizer residues due to agricultural uses of the site. Post-development runoff is expected
to be typical of residential developments. There will likely be an increase in phosphates and other
components typical of urban runoff.
The Stormwater Management Plan discussed below is an overall conceptual plan that controls rate of
runoff. The plan does not control volume of runoff. Concerns have been raised about the volume of
water entering the drainage ditch that runs along the northern portion of the property. The volume of
water will be addressed in the platting phase of the project. The City Engineer and the projectproposer's
engineering consultant are in agreement that during the platting phase is the appropriate time to address
the issue of volume control During this phase the detailed site plans will be available for planning for
appropriate volume control. Measures to mitigate the increased volume of runoff such as cleaning out the
drainage ditch and rerouting stormwater from the ditch through stormwater ponds and into the Sauk River
will be investigated.
The Stormwater Management Plan shows that the proposed routes for stormwater runoff will provide rate
control and water quality treatment with 13 stormwater ponds(Exhibit 10). The 13 stormwater ponds
will provide a total of 39.2 acre-feet of flood storage(Table 17.1). Eleven these ponds will treat runoff
draining to the ditch in the northern part of the site,and two of the pond will treat runoff draining to the
Sauk River in the southern part of the area. The water quality ponds will be designed and constructed by
developers according to City standards as development occurs. Only negligible post-development
downstream water quality effects are anticipated. Stormwater pollution prevention plans will employ
Best Management Practices during construction to,reduce erosion and sediment loading of runoff.
Table 17.1. Stormwater Management Pond Characteristics
Pond Drainage Pond Area Pond Area Normal High Storage Peak
ID Area NWL HWL Water Water Volume Runoff'
(acres) acres acres Level Level ac-ft Rate cfs
103 34.0 1.10 1.50 - 1058.0 1062.0 5.25 5.3
104 89.4 3.80 4.30 1058.0 1062.7 19.07 2.7
201 18.4 0.70 0.95 1066.0 1068.9 2.46 5.3-
202 6.2 0.30 0.39 1066.0 1067.9 0.65 3.8
203 2.2 0.25 0.29 1066,0 1066.8 0.25 1.7
204 9.7 0.35 0.49 1068.0 1070.8 1.17 4.4
_205 12.9 0.35 0.53 1068.0 1071.6 1.62 4.7
206 9.3 0.50 0.61 1076.0 1078.1 " 1.17 4.2
207 9.5 0.25 0.40 1080.0 1083.1 1.03_ 5.5
208 20.5 0.55 0.76 1088.0 1092.1 2.69 6.6
209 1.8 0.44 0.47 1070.0 1070.7 0.33 1.2
210 4.1 0.40 0.48 1068.0 1069.5 0.67 3.1 i
301 14.4 0.70 1.02 1070.0 1073.2 2.81 4.82
Total 232A 9.69 12.19 39.17 53.32
Westwood Professional Services,Inc. Page 21
Final Arcon St.Joseph AUAR August 2,2004
The total peak runoff rate(53.32 cfs)refers to the total runoff rate leaving the stormwater ponds. This rate is
slightly more than the peak runoff rate in Table 17.2(51.4 cfs),which refers to the total peak runoff rate leaving the
AUAR area after the water flows through wetlands and the ditch.
b) Idents routes and receiving water bodies for runofffrom the site, include major downstream water bodies
as well as the immediate receiving waters. Estimate impact runoff on the quality of receiving waters.
The project area falls within the Sauk River watershed. Stormwater generated from this development will
be routed to stornnwater ponds,and through wetlands and ditches,before ultimately discharging to the
Sauk River.
Treated runoff discharging from approximately.I l stormwater ponds in the northern half of the site will
be routed through existing wetlands to an existing ditch in the northeast corner of the site,which drains
approximately 4,500 feet downstream before discharging to the Sauk River. The rate of flow from the
site to this ditch will be matched to existing conditions or decreased by the use of stormwater
management ponds. Treated runoff from two stormwater ponds in the southern half of the site will be
routed through an existing wetland before discharging to the Sauk River.'i Stormwater'ponds will limit
peak rates of discharge to wetlands to equal or less than under existing conditions(Table 17.2). The
proposed p quality treatment for removal of
ro osed routes for stormwater runoff will provide rate control and water
suspended`solids and nutrients. Consequently,the impact of runoff on the quality of the Sauk River will
be minimized.
Table 17.2. Comparison of Existing and Proposed Runoff Rates
Discharge Location Existing 100-Year Proposed 100-Year
Runoff Rate cfs I Runoff Rate cfs)
Existing Ditch in NE corner of site 26.7 26.3
Sauk River at South end of site 120.9 25.1'
Total 147.6 51.4
The peak runoff rate(51,4 cfs)refers to the total peak runoff rate leaving the AUAR area after the water flows
through wetlands and the ditch. This rate is slightly less than the total peak runoff rate in Table 17.1 (53.32 cfs),
which refers to the total runoff rate leaving the stormwater ponds.
c) Provide a detailed analysis ofstormwater issues and include the following:
1) A map of the proposed stormwater management system and of the water bodies that will receive
stormwater
A map of the sub-watersheds for the AUAR area,the proposed stormwater management system that will
control stormwater runoff,and the location of the ditch and the Sauk River at northern and southern'ends
of the site,res ectivel ,is included in Exhibit 10.
p Y
2) A description of the stormwater system and idents on-site and"regional"detention ponding. Also
indicate whether the various ponds will be new water bodies or converted existing ponds or wetlands.
Where on-site ponds will be used but have not yet been designed, the discussionshould indicate the
design standards that will be followed
It is estimated that the stormwater management ponds will encompass approximately 10 acres after the
AUAR area is fully developed. Ponds will be designed to protect water;quality and limit runoff rates
from the site. Construction of stormwater ponds will be required as development occurs. The AUAR
area Stormwater Management Plan and ponding system is shown in Exhibit 10 and Table 17.1.
Stormwater ponds and conveyance systems will be designed to avoid and minimize effects on wetlands to
Page 22 Westwood Professional Services, Inc.
Final Arcon St.Joseph AUAR August 2,2004
the extent practicable. The Stormwater Management Plan and runoff modeling and design for the AUAR
area were based on MPCA NPDES/SDS General Permit requirements and the SoilConservation Service
Synthetic Unit Hydrograph Method,which has been incorporated into the software program HyroCAD
Version 6.10. The sedimentation design was based on the State of Minnesota requirements for
stormwater discharge. These calculations were accomplished with the use of the software program
PONDSIZ—Version 21,W. Walker.
The stormwater management syste n will also meet the standards set forth in City of St.Joseph Ordinance
52.18(Surface(Storm)
)Water Management),which does not allow development to increase the 2=year,
I 0-year,or 100- ear peak discharge rates that exist prior to development. The Surface Water
Management Ordinance also requires minimization of disturbed areas,runoff velocities,and erosion
potential;and investigation of vegetated swales,settling basins,skimming devices,'detention facilities,
and natural infiltration in development of the Stormwater Management Plan.
3) Ifpresent in or adjoining the AUAR area, the following types of water bodies must be given special
analysis:
Lakes:within the Twin Cities Metro Area–prepare a nutrient budget analysis for any"priority lake"
identified by the Metropolitan Council. jFor lakes outside the metro area,lakes needing a nutrient
budget analysis must be determined by consultation with the MPCA and DNR staffs.
There are no lakes within or adjacent to the AUAR area. The proposed project will not directly affect
any lakes.
Trout Streams: if stormwater discharges will enter or affect a trout stream—evaluate the impacts on
the chemical composition and temperature regimes of the stream and the consequent impacts on the
trout population(and other species of concern).
Stormwater discharges will not directly enter or affect any designated trout streams.
Water Quality.Surface Water Runoff-Mitigation Plan
Responsible Parties: City of St.Joseph,Project Developers,and Construction Contractors
Agencies Involved: City of,St.Joseph,Minnesota Pollution Control Agency
Implementation Program: City of St.Joseph Stormwater Management Plan
Implementation Timeframe: 2004-2013
The proposed development will be designed in accordance to policies set forth by the City of St.Joseph
and the Minnesota Pollution Control Agency. The increase in impervious area will be mitigated by
construction of stormwater management ponds designed to increase the total flood storage volume on the
site and handle a 100-year storm event prior to discharging to wetlands and the Sauk River. The ponds
will also remove suspended sediment and nutrients from surface water runoff.'Stormwater pollution
prevention plans will employ Best Management Practices during construction to reduce erosion and
sediment loading of runoff. Adhering to City of St.Joseph and Minnesota Pollution Control Agency
requirements for water quality and rate control will mitigate potential effects on water quality and the
increased runoff volume. Existing wetlands and ditches will also function to detain treated stormwater
and manage rates of runoff discharging to theSaukRiver.
The stormwater management system will meet the standards set forth in City of St.Joseph Ordinance
52.18(Surface(Storm)Water Management),which does not allow development to increase the 2-year,
10-year,or 100-year peak discharge rates that exist prior to development. The Surface Water
Management Ordinance also requires minimization of disturbed areas,runoff velocities,and erosion
Westwood Professional Services, Inc.
Page 23
Final Arcon St.Joseph AUAR August 2,2004
potential;and investigation of vegetated swales,settling basins,skimming devices,detention facilities,
and natural infiltration in development of the Stormwater Management Plan.
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 wastewater production is expected. The types ofwastewater produced will be
typical of residential developments. No onsite municipal or industrial wastewater or sanitary sewage
treatment is anticipated. No onsite sanitary sewage treatment is proposed. All wastewater from the
AUAR area will be routed through a series of lateral and trunk sanitary sewer pipes and conveyed to the
St.Cloud Regional Wastewater Treatment Plant(WWTP). As of 2003,The current average flow at the
WWTP was approximately 9.3 MGD. The Mississippi River is the receiving water body for the St.
Cloud WWTP discharge. The Sewer Use Agreement between the City of St.Joseph and the City of St.
Cloud was amended on August 27,2001 providing surplus conveyance capacity in the Waite Park and
Pan Interceptors for the City of St.Joseph. This brings the total conveyance capacity'available to the City
of St.Joseph to an average flow rate of 2,100,000 gpd. The total`treatment capacity available is an
average flow rate of 600,000 gpd.
j
Sanitary wastewater production for the AUAR area was using two methods. The method that resulted in
the largest estimate is considered the worst case scenario. The first method used average sanitary sewer
flows outlined in the St.Cloud Area Master Plan(2000). The Plan identifies growth areas that will
eventually be served by the greater St.Cloud area wastewater facilities. The Ultimate Service Area,
which is comprised of stages over the neat 50 years and includes the City of St.Joseph,was used to
determine the design of all future sanitary funk sewer facilities. The Ultimate Service Area was divided
into 109 districts to predict future flow generation. Appendix A2 and B2 of the Master Plan indicate the
Ultimate Service Area consists of 94,238 acres with an average flow of 49.28 MGD. The AUAR area is
located within District 23,which includes and extends beyond the AUAR boundary. The following table
provides the average sanitary sewer flows per acre by land use category,!and the total'estimated average
daily sanitary sewer flow for the AUAR area.
Table 18.1. Estimated Average Sanitary Sewer Flows
Land Use Acres Rate Sewer Flow
al/acre GPD)
Low Densit Residential' 227.8 550 125,260
High Density Residential 72.4 750 54,300
Park 50 50 2,500',
Total 350.2 182,083
District 23 encompasses a total of 1,153 acres and has a total estimated average daily sewage flow of
641,700 GPD. The AUAR area encompasses 464 acres,or 40 percent of District 23. Proportionately,
one would estimate the average.daily flow for the AUAR area at 258,200 GPD which is 76,117 more
GPD than the estimate of 182,083 that was derived from AUAR area land use. This suggests that the St.
Cloud Area Master Plan has Y
ade uatel planned for future sanitary sewer capacity in the AUAR area.
q
The worst-case maximum daily sanitary sewer flow estimate was derived by applying rates outlined in the
Service`Availability Charge(SAC)Procedures Manual(Metropolitan Council Environmental Services,
2000). Based on an estimate of 274 GPD of wastewater per residential unit,the AUAR area would be
expected to generate a maximum potential wastewater flow of 288,24$GPD after full build-out in 2012.
Page 24 Westwood Professional Services,Inc.
i
Final Ancon St.Joseph AUAR August 2,2004
- Design flow demands were measured against existing excess system capacity to determine the future
capacity needs. The current surplus wastewater treatment capacity currently available for the City of St.
Joseph is 247,000 GPD,which is less than the 288,248 estimated maximum potential wastewater flow for
the AUAR area. As build out of the AUAR area is accomplished,the City of St.Joseph will likely need
to purchase more treatment capacity from the St. Cloud WWTP. Under the recent Sewer Use Agreement
with St. Cloud,and the current 5-year plan to expand the St.Cloud WWTP,the City of St.Joseph has
demonstrated that it is continuing to plan for adequate sewer capacity as demand increases.
b) Describe waste treatment methods or pollution prevention efforts and give estimates of composition after
treatment. Idents 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 on-site sanitary sewage treatment is proposed. All wastewater from the AUAR area will be routed
through a series of lateral and trunk sanitary sewer pipes and conveyed to the St.Cloud Regional
Wastewater Treatment Plant(WWTP). The current average flow at the WWTP is approximately 9.3
_ MGD. The Mississippi River is the receiving water body for the St. Cloud WWTP discharge. St. Cloud
Public Utilities indicated that the average phosphorus concentration in the discharge to the Mississippi
River during 2002 was 0.92 mg/L(milligrams per liter;ppm). This amount has not been considered by
the MPCA to have a significant effect on downstream lakes and reservoirs. The lowest phosphorus
concentration planningcategory in the MPCA's Phosphorus Management Planning Guidance(March,
2000)is 4.0 mg/L. The MPCA recommends that municipal wastewater treatment plants with effluent
phosphorus concentrations of less than 4.0 mg/L focus on maintaining or improving performance.
c) If wastes will be discharged into a publicly owned treatment facility, idents the facility, describe any
pretreatment provisions and discuss the facility s ability to handle the volume and composition of wastes,
idents any improvements necessary.
The St.Cloud Regional WWTP is located near Interstate 94 and CSAR 75 in southern St.Cloud. The
plant has a total capacity of 13 MGD and currently receives wastewater flow of about 9.3 MGD from St.
Cloud and surrounding municipalities. According to the St.Cloud Area Master Plan,the treatment plant
has ample room for expansion. Several large interceptors were installed and extended into surrounding
growth areas. The interceptors were sized to accommodate wastewater flows for future growth and
development over the next five decades.
Comparison of the daily sewer generation estimates for the AUAR area to the capacity of the St.Cloud
Regional WWTP indicates there will be adequate sewer line and treatment plant capacity to serve the
flows from the AUAR area. The average and maximum daily sewer generation estimates for the AUAR
area are 182,083 to 288,248 GPD,respectively. These estimates are less than the 320,068 GPD surplus
capacity currently available for St.Joseph,and comprise less than 2.3 percent to the total St.Cloud
Regional WWTPs capacity of 13 MGD. These figures indicate there will be adequate sewer line and
treatment capacity to serve the flows that will be generated by development in the AUAR area.
Considering the planned sanitary sewer expansion for the St.Cloud area,no wastewater facility or
treatment capacity issues are anticipated,and no mitigation measures have been considered.
19.'Geologic Hazards and Soil Conditions
a) Approximate depth(in feet)
to groundwater: 0 minimum 14-75 average
to bedrock <50 minimum about 50 average
Describe any of thefollowing geologic site hazards to ground water and idents them on the site map:
sinkholes, shallow limestone formations or karst conditions. Describe measures to avoid or minimize
Westwood Professional Services, Inc. Page 26
Final Arcon St.Joseph AUAR August 2,2004
environmental problems due to any of these hazards. Include a map depicting any groundwater hazards.
Include relevant information on soilcontamination'due to past land uses within the area.
The Stearns County Geologic Atlas,published by the Minnesota Geological Survey,and the United
States Geological Survey(USGS)topographic map were consulted to determine the depths to
groundwater and bedrock. Depths to groundwater were determined by calculating the difference between
the water table elevations and the surface level elevations. Surface topography varies'in elevation from
1,154 feet above sea level in the western wooded portion of the site,to 1,053 feet along the Sauk River in
the southeast portion of the site. The water table elevation declines to the southeast,existing between
1,040 and 1,080 feet above sea level. Depth to groundwater in the western portion of the AUAR area is
estimated at 75 feet,and groundwater reaches the surface at the Sauk River in the southeastern portion of
the site.
The Atlas provides depths to bedrock in increments of 50 feet. Depth to bedrock in the northwestern
portion of the area ranges from 50 to 100 feet. The depth to bedrock in the southeastern portion,and over
most of the rest of the area,is mapped as 0 to 50 feet. No bedrock outcroppings are mapped in the AUAR
area.
A Geotechnical Evaluation Report was completed for the site on August 121,2001. Fifteen auger borings
were completed throughout the site. The borings revealed sands,sandy silty clays and organic soils at
varying depths and thickness. None of the borings encountered groundwater or bedrock.
There are no known soil contamination sites within the AUAR area. By state,law,if contamination is
found during site development,the developer is required to report the site and adhere to the Minnesota
( ) geologic the form of'sinkholes,faults,
-Pollution Control Agency MPGA rules. No known eolo is hazards in
shallow limestone formations,and karst topography are present on the site. Therefore,measures to avoid
or minimize environmental problems due to these hazards are not proposed.
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.
The Soil Survey of Stearns County,'Minnesota(USDA, 1985)indicates the soils listed in Table 19.1
occur within the project area(Exhibit 11).
Table 19.1. Soils Characteristics
Map Soil Classification Acres Hydric' Prime 2 Highly
S mbol Farmland Erodible
41A Estherville Sandy Loam, 175.5 No No No
0-2%slopes
41 B- Estherville Sandy Loam, 19.9 No No No
2-6%slopes
1796 Langola Loamy Sand, 12.8 No No No
1-4%slopes
181 Litchfield Loamy Sand 8.0 No No No
183' Dassel Sandy Loam 40.3 Yes No No
204B Cushing Sandy Loam, 8.2 No Yes No
2-8%slopes
204C Cushing Sandy Loam, 15.2 No No No
8=15%slopes
281 Darfur Coarse Sandy 42.4 Yes Yes(where No
Loam drained
292B Alstad Sandy Loam, 1 22.3 No Yes I No
Page 26 Westwood Professional Services,Inc.
Final Arcon St.Joseph AUAR August 2,2004
Table 19.1. Soils Characteristics
Map i Prime Highly
Symbol Soil.Classification Acres Hydric 2
Farmland :Erodible
1-4%slopes
413 Osakis Loam 51.6 No No 'No
465 Kalmarville Sandoam, 12.1 Yes No
y LNo
Frequently Flooded
543 Markey Muck 12.6 Yes No No
566 Re al Loam 4.9 Yes No No
873 Prebish-Noka Com lex 30.1 Yes No No
1018 Udifluvents, Frequently 4.1 No No No
Flooded
W Water 4.0 No No No
Total 464.0
Based on the NRCS List of Hydric Soils of Minnesota(1995).
2 Based on the USDA/NRCS Prime Farmland of Stearns County, Minnesota(1985).
According to the Soil Survey,the site is located on the Dorset-Nymore Association. Soils in this
association mainly occur on undulating outwash plains and stream terraces. Soil texture varies between
coarse and moderately coarse material that formed in a loamy or sandy mantle under prairie vegetation.
Dorset soils make up about 30 percent of the association and are well drained soils located on outwash'
plains. Nymore soils make up 20 percent of the association and are excessively drained soils located on
crests and sideslopes.
Most soils on the site are relatively coarse textured, including sandy foams and loamy sands. The
pollution sensitivity map indicates the sensitivity of groundwater to pollution is Very High over much of
-the site,and moderate over the higher elevations in the western portion of the site(Stearns County
Geologic Atlas, C-10 Part B,Plate 10, Sensitivity of Ground Water Systems to Pollution, 1998).
Sensitivity to pollution is indicated by the approximate time ittakes water to infiltrate the land surface
until it is discharged or pumped from an aquifer. The Very High sensitivity category indicates that the
estimated vertical travel time for water-borne surface contaminants to reach 50 feet below the land
surface is within hours to months. However, a high sensitivity does not mean that water quality has been
or will be degraded.
Geologic Hazards and Soil Conditions-Mitigation Plan
Responsible Parties: City of St.Joseph,Project Developers,and Construction Contractors
Agencies Involved: City of St.Joseph,Minnesota Pollution Control Agency
Implementation Program: MPCA Rules
Implementation Timeframe: 2004-2013
Planned land uses in the area will be connected to municipal sanitary sewer and water facilities,thereby
lesseningthepotential for
p groundwater contamination from onsite wastewater treatment systems. The
most intense land uses'will have higher ratios of impervious surface, which will limit the potential for
infiltration and shallow groundwater contamination. All planned uses will comply will applicable
government rules and regulations for construction and on-going'maintenance of facilities that have
potential to contribute to groundwater contamination.'There are.no known soil contamination sites within
the AUAR area. By state law, if contamination is found during site development the developer is
required to report the site and adhere to the Minnesota Pollution Control Agency(MPCA)rules. No
known geologic hazards in the form of sinkholes,faults, shallow limestone formations,and karst
topography are present on the site. Therefore,measures to avoid or minimize environmental problems
due to these hazards are not proposed.
Westwood Professional Services, Inc.
Page 27
Final Arcon St.Joseph AUAR August 2,2004
20.Solid Wastes, Hazardous Wastes,Storage Tanks
a) Describe the types, amounts and compositions of solid or hazardous wastes,including solid animal
manure, sludge and ash,produced during construction and operation. Idents the method and location of
disposal. For projects generating municipal solid waste, indicate if there is a source separation plan;list
type(s)and how the project will be modified to allow recycling.
The wastes resulting from development within the AUAR area expected to be typical residential
municipal solid waste. Specific information,about the composition of municipal solid waste generation in
St.Joseph is Assistance(MOEA)reported an
estimate of residents 1 solid wastle. The e genera n of 0.33 tons per person per Office of Environmental Assiyear in 1998 for the Twin Cities.
Metropolitan Area.
Table 20.1 shows the estimated municipal solid waste generation after development of the AUAR area. '
the conservative figures that the
The residentialgsolid waste generation rates used in the table are based on multiple family dwelling(units
at a densityof 6 units/acre or higher)has 2.0 persons livor it. The number or household occupants was
average single-familydwelling has 3.0 persons in it and that the average
� ) p g
then multiplied by 0.33 tons per person per year based on the MOEA figure for the Twin Cities. The
single-family rate was used for low and medium density(up to 4 units/acre)development,and the multi-
family rate was used for high densitydevelopment(12 units/acre).
Table 20.1. Estimated Municipal Solid Waste
Development Density Num,b s Tons/Person Solid Waste
of U ' i Unear
TonsNear
Single-Family Units 848 3 0.33 839.52
Low and Med. Densit
Multi-Family Units 204 2 0.33 134.64
Hi h Densi
Total 1052 974.16
The City of St.Joseph will extend its solid waste and recyclable materials collection services to include
development within the AUAR area. The City of St.Joseph requires recycling,and the contract waste
hauler that serves the St.Joseph area is required to provide a recycling container for items such as
cardboard,newspaper,glass,aluminum,plastic,mixed mail,and magazines. Participation in recycling
ite will be expected to reduce costs for solid waste trucking and
programs by future residents on the s
disposal. Disposal of non-recycled solid waste in the project area is contracted with the licensed hauler
who will truck the waste to the Elk River incinerator.
There are no known hazardous wastes associated with existing conditions or future development of the
AUAR area,other than typical household chemicals and cleaners.
b Indicate the number,potential location,size and use of arty above or below ground tanks associated with
commercial uses.
There are no records of any storage tanks within the AUAR area. The County and City defer to MPCA
gistration of storage tanks. The MPCA requires registration
regulations concerning the installation and re
of commercial tanks with 110 gallons or more capacity,and the agency has no record of registrations of
any such tanks existing in the AUAR area. It is not necessary to register residential and farm gasoline and
Westwood Professional Services, Inc.
Page 28
Final Arcon St.Joseph AUAR August 2,2004
oil tanks. It is assumed that,with record of only one farm and one homestead recently on the AUAR area
that the number of storage tanks on the site is one or fewer. A field review of the site in December 2002
by Westwood Professional Services,Inc.did not identify any storage tanks on the site. If used or
abandoned storage tanks are located or identified during the development process,they will be removed
and properly disposed of or recycled in accordance with MPCA regulations. The AUAR area will be
developed to residential use and development will not include installation of commercial above or
belowground petroleum product storage tanks.
Solid Wastes, Hazardous Wastes, Storage Tanks—Mitigation Plan
Responsible Parties: City of St.Joseph, Project Developers,Construction Contractors,and
the Licensed Waste Hauler
Agencies Involved: City of St.Joseph,Minnesota Pollution Control Agency
Implementation Program: Local Ordinances,MPCA Regulations
Implementation Timeframe: 2004-2013
The AUAR area will be developed to residential use,and development is not expected to include
installation of commercial above or belowground storage tanks,or generate industrial or commercial
waste. The City of St.Joseph requires the licensed waste hauler that serves the City to offer recycling
programs,and participation in recycling programs by future residents is expected to reduce costs for solid
waste trucking and disposal.
21. Traffic
Parking spaces added: None
Existing spaces(rfproject involves expansion):; None
Estimated total Average Daily Traffic(ADT)generated. 8.645
Estimated maximum peak hour traffic generated and time of occurrence: 880 (4:30PM to 5.30PM)
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.
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.
For most AUAR reviews a relatively detailed traffic analysis will be needed, especially if there is to be
much commercial development in the AUAR area or ifthere are major congested roadways in the vicinity.
The results of the traffic analysis must be used in the responses to item 22 and to the noise aspect of item
24.
Note: The geographical scope must extend outward as far as the trafficto be generated would have a
significant effect on the roadway system and traffic measurements and projections should include peak
days and peak hours, or other appropriate measures related to identifYing congestion problems, as well as
ADT's.
Instead of responding to the information called for in item 21,the following information should be
provided.
Westwood Professional Services, Inc.
Page 29
Final Arcon St.Joseph AUAR August 2,2004
a) A description and map of the existing and proposed roadway system, including state, regional, and local
roads to be affected by the development of the AUAR area. This information should include existing and
proposed roadway capacities and existing and projected background(i.e.without the AUAR development)
traffic volumes;
The complete Traffic Study is contained in Appendix E. This section of the AUAR contains a summary
of key findings,impacts,and mitigation measures for the Traffic Stud on ithe AUAR development,which
includes a total of 1,052 housing units.
b) Trip generation data, including trip generation rates and trip totals for each major development scenario
broken down by land use zones and/or other relevant subdivisions of the area. The projected distributions
onto the roadway system must be included and
The listed underhey"Daily'�column represent total trip ends.A trip end ion
in Table 21.1.,The values
daily, p p p generation
summarized
e movement to or from a
location. For example,a resident leaving home in the morning to drive to work produces one morning
trip end from the house. The return trip home in the afternoon produces a second trip end to that house.
Table 21.1. Trip Generation Summary
Dev. A.M. Peak Hour P.M. Peak Hour
Land Use Units Daly In Out Total In Out Total
Single-Family Detached 626 5,991 118 352 470 404 228 632
Housing Low Density)
CondominiumsfTownhomes 222 1,301 17 81 9881 40 121
Med. Density)
Apartments 204 1,353 17 87 1041 86 41 127
,(High Density)
Total 8,645 152 520 672 571 309 880
c) Analysis of impacts of the traffic generated by the AUAR area on the roadway system, including:
comparison of peak period total flows to capacities and analysis of Levels of Service and delay times at
critical points(f any);
The trip generation values shown in Table 21.1 were assigned to the roadway network and potential
impacts of these volumes were analyzed. Level of Service analysis and delay times are given in
Appendix E. Critical intersections that are located outside the AUAR area,but that will be affected by
AUAR area and background traffic growth;include the intersections of:(1)College Avenue N.and
Minnesota Street,(2)County Road 138 and,28th'Avenue,and(3)CSAH 75 and 4th Avenue.
Traffic forecasts were computed for the AUAR area development with two roadway networks: (1)the
existing roadway network with Jade Road realigned and extended to the'northeast corner of the AUAR
area,and(2)the existing roadway network with Jade Road realigned and extended north of the site to
connect with 12th Avenue,providing a 12th Avenue/Jade Road extension and a connection between
County Road 121 and CSAH 75. With the,projected traffic assignment volumes,intersection capacity
analyses were conducted to assess the impacts of AUAR area traffic on the surrounding external roadway
system.
d) A discussion of structural and non-structural improvements and traff c management measures that are
proposed to mitigate problems.
Page 30 Westwood Professional Services,Inc.
Final Arcon St.Joseph AUAR August 2,2004
One intersection in the project vicinity currently experiences significant peak period delays. This occurs
at the stop sign-controlled intersection of CSAH 75 and 4th Avenue. The high traffic volumes during
peak periods create infrequent gaps for traffic entering CSAH 75 from 4th Avenue. This intersection will
require the installation of a'traffic signal or median closure to mitigate this'situation,with or without the
development of the AUAR area.
Development of the AUAR'area will require that either a traffic signal be installed at the intersection of
College Avenue N.and Minnesota Street(about 1.2 miles north of the site),or the 12th Avenue/Jade
Road extension be constructed to maintain an acceptable Level of Service at the College
Avenue/Minnesota Street intersection.
The installation of a traffic signal at College Avenue and Minnesota'Street will improve traffic operations
at this intersection more than the potential 12th Avenue/Jade Road extension. The full development peak
hour Level of Service will be`B"or better if a traffic signal is installed. The 12th Avenue/Jade Road
extension would only improve intersection Level of Service to the"D"level.
The 12th Avenue/Jade Road extension would have a small positive effect on traffic operations at many
intersections near the AUAR area. The only intersection in the project vicinity that improves from an
unacceptable to acceptable Level of Service("E"to"D")under full development is College Avenue N.
and Minnesota Street. The 12th Avenue/Jade Road extension is not required at other intersections in the
project vicinity to maintain acceptable Levels of Service.
Without the 12th Avenue/Jade Road extension,another possible mitigation for College Avenue and
Minnesota Street would be to provide a southbound right turn lane during peak periods. This could be
achieved by banning on-street parking during those periods.
Twolane roadways on County Road 121`and Jade Road with turn lanes at crossing intersections will be
adequate to service the project development area. All access points will operate at acceptable Levels of
Service during peak periods after full development of the AUAR area with stop sign control on the side
streets.
Stop sign control of Jade Road at County Road 121 will adequately serve the forecasted traffic after full
development of the AUAR area.
CR 138 will be rebuilt by Stearns County to Rural County Road standards during 2004. It will be
constructed as a two-lane roadway with turn lanes at crossing;intersections. The existing alignment of the
road will be moved southward on the east end as the road approaches 28th Avenue. This will provide
more separation between CSAH 75 and CR 138 than exists today,and the increased,separation will
adequately serve development considered in this AUAR.
East/west stop sign control of the intersection of CR 138 and 28th Avenue may not be adequate when all
of the planned developments in the area are completed. An all-way stop sign at this intersection would
result in an acceptable level of service without changes in roadway geometry.
Traffic—Mitigation Plan
Responsible Parties: City of St.Joseph,Stearns County,St. Cloud Area Planning Organization
Agencies Involved: City of St.Joseph,Stearns County,St. Cloud Area Planning Organization
Implementation Program: St.Cloud APO Transportation Plan,City and County Capital Improvement
Programs
Implementation Timeframe: 2004-2013
Westwood Professional Services, Inc. Page 31
Final Arcon St.Joseph AUAR August 2,2004
Development of the AUAR area will require that either a traffic signal be installed at the intersection of
College Avenue N.and Minnesota Street(about 1.2 miles north of the site),or the 121h Avenue/Jade
Road extension be constructed to maintain an acceptable Level of Service at College
Avenue/Minnesota Street intersection,
The installation of a traffic signal at College Avenue and Minnesota Street will improve traffic operations
at this intersection more than the potential 12th Avenue/Jade Road extension. The full development peak
hour Level of Service will be`B"or better if a traffic signal is installed. :The 12th Avenue/Jade Road
extension would only improve intersection Level of Service to the"D"level.
The 12th Avenue/Jade Road extension would have a small positive effect on traffic operations at many
intersections near the AUAR area. The only intersection in the project vicinity that improves from an
unacceptable to acceptable Level of Service("E"to"D")under full development is College Avenue N.
and Minnesota Street. The 12th Avenue/Jade Road extension is not required at other intersections in the
project vicinity to maintain acceptable Levels of Service.
Without the 12th Avenue/Jade Road extension,another possible mitigation for College Avenue and
Minnesota Street would be to provide a southbound right turn lane during peak periods. This could be
achieved by banning on-street parking during those periods.
Two lane roadways on County Road 121 and Jade Road with turn lanes at crossing intersections will be
adequate to service the project development area. All access points will,operate at acceptable Levels of
Service during peak periods after full development of the AUAR area with stop sign control on the side
streets.
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 Ifthe project
involves 500 or more parking spaces, consult"EA W/AUAR Guidelines"about whether a detailed air quality
analysis is needed.
The increase in traffic will generate a corresponding small increase in carbon monoxide levels and other
vehicle-related air emissions. With implementation of the traffic mitigation measures(see Item 21),the
regional transportation network is expected to operate with acceptable Levels of Service. The relatively
dispersed directional and temporal traffic distribution that results from residential development of the
AUAR area is not expected to substantially.increase vehicle related air emissions. Baseline air quality
monitoring and predictive air quality modeling have not been scheduled'at this time,and no measures to
mitigate air quality impacts have been considered. The AUAR development is expected to have only
minor effects on air quality.
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/AUAR Guidelines for a listing)and any greenhouse gases(such as carbon dioxide;methane nitrous
oxide)and ozone-depleting chemicals(chlorofluorocarbons, hydrojluorocarbom,perjluorocarbons,or sulfur
hexafluoride). Also describe any proposed pollution prevention techniques andproposed air pollution control
devices. Describe the impacts on air quality.
EQB guidelines indicate item 23 is not applicable to an AUAR. Any stationary air emission source large
enough to merit environmental review requires an individual review. The project will not generate
significant stationary source air emissions such as hazardous air pollutants or greenhouse gases.
Page 32 Westwood Professional Services,Inc.
2ust
Final Arcon St Joseph AUAR August ,2004
24. Odors,Noise and Dust
-- Will the project generate odors,noise or dust during construction or during operation?0Yes L7No If yes,
describe the sources, characteristics, duration,quantities or intensity and arty proposed measures to mitigate
adverse impacts. Idents 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 maybe
discussed in item 23 instead of here).
Development of the AUAR area is not expected to generate odors,noise or dust in excess of levels typical
of suburban residential development during construction and operation.
Dust and Odors
Dust will be generated during grading and construction of the AUAR development. Upon completion of
construction,disturbed areas will either be paved or vegetated in accordance with approved site and
landscaping plans. The development is not expected to generate dusty conditions after construction.
Therefore, it is not anticipated that fugitive dust will be generated in objectionable quantities,and it is not
anticipated that construction or operation of the AUAR development will generate significant odors.
Noise
The increased traffic is expected to generate a corresponding increase in noise levels near primary
roadways. Based on the projected traffic numbers provided under Item 21,the increasedtraffic noise is
expected to be perceptible during the peak hours of traffic,but this short-term'noise increase is not
expected to be substantial or interfere with residential or outdoor activities. Highway traffic noise
changes with the number,type,and speed of vehicles and is never constant. The short time period of
perceptible traffic noise increase is expected to limit the potential for increased noise to affect outdoor
activities.
Minnesota Rules Chapter 7030 provides the Minnesota standards for noise. These standards describe the
limiting levels of sound established on the basis of present knowledge for the preservation of health and
welfare. These standards are designed to be consistent with sleep,speech,annoyance,and hearing`
conservation requirements for receptors within areas grouped according to land use activities. The
Minnesota standards are listed in Table 24.1.
Table 24.1. Minnesota Noise Standards(dBA)
Daytime Nighttime
Land Use 7:00 AM to 10:00 PM 10:00 PM to 7:00 AM
Lio Lso Lio Lso'
Residential 65 60 55 50
Commercial. 70 65 70 65
Industrial 80 75 1 80 75
Lio means the sound level that is exceeded for 10 percent of the time for a one-hour period. L50 means the
sound level that is exceeded 50 percent of the time for a one-hour period. Sound levels are expressed in
dBA. A dBA is a unit of sound level expressed in decibels and weighted for the purpose of determining
the human response to sound.
Minnesota Statutes,Section 116.07, Subd.2a,exempts noise from local and"county roads from the
requirements'of these noise rules unless full control of access to the road has been acquired. While the
above statute exempts the noise from the roads'near this site from the Minnesota rules,the daytime
standard does provide a basis for judging whether an area is appropriate for outdoor residential activities.
Westwood Professional Services, Inc. Page 33
Final Arcon St.Joseph AUAR August 2,2004 —
Traffic noise that exceeds Minnesota daytime noise standards can interfere with outdoor activities along --
free-flowing sections of roadways.Noise levels are typically substantially',less near controlled
intersections due to the decreased traffic speed. Intervening structures(buildings or barriers)reduce noise
levels and the corresponding width of the noise impact zone.
'g .
Minnesota nighttime standards are in effect from 10:00 pm nighttime.standards are based
to 7:00 am. The
on interference with sleep in a bedroom with a partially open window.Normally,the peak nighttime noise
impact occurs from 6:00 a.m.to 7:00 a.m.during,the first part of rush hour.As with the daytime
standards,most City and County roadways are exempt from these standards:For modern residential
buildings with Yeaound climate control 0-6.,typically no open wmdowsl ),the nighttime
standards,are
the sameas the daytime
standards.
The level of traffic noise depends on the: (1)volume of traffic,(2)speed of the traffic, and(3)number of
trucks in the flow of traffic. It takes 2,000 vehicles per hour to create noise levels that sound twice as
loud as 200 vehicles per hour,and traffic moving 65 mph(miles per hour)sounds twice as loud as traffic
traveling 30 mph.
perception p g effects of noise.
It is important to consider the human erce
• p tion and response to noise when assessor
Noise level changes of 3 dBA or less are generally considered imperceptible. An increase of 10 dBA is
considered to be a doubling of the perceived loudness,and a"substantial''noise increase is often defined
as an increase of more than 10 dBA(Highway Traffic Noise Analysis and Abatement Policy and
Guidance,Federal Highway Administration;June 1995). Based on the projected increase in traffic
volume,development of the AUAR area is not expected to result in substantial increases in traffic noise
levels.
Traffic noise usually is not considered a serious problem for people who live more than 500 feet from
heavily traveled freeways and more than 100 or 200 feet from lightly traveled roads(Federal Highway
Administration, www.fbwa.dot.gov/ nvironment/htnoise.htrni). Noise level decreases,by about six dBA
each time the distance between the noise sourceand the receptor doubles'.
It is anticipated that noise levels will increase locally during construction of the development.The noise
levels on and adjacent to the site will vary considerably depending on the number of pieces of equipment
operating simultaneously,the percent of time in operation,and the distance from the equipment to the
receptors. It is anticipated that most construction activities will occur between 7:00 am and 7:00 pm and
perating simultaneously. Noise generation estimates for
that a number of machines could potentially be o
types y g' following table.
various es of equipment that ma be used on the site are even in the
Table 24.2. Typical Construction Equipment Noise Levels
Machine Type Manufacturer Model Noise Level Noise Level', Noise Level
dBA at 200' dBA)at 400' dBA at 800'
70 64 58
Crane 1 American 7260 58 52 46
Crane 1 American 5299 74 68
Backhoe 1 Link Belt 4000 80 Zi6l
73Backhoe 1 John Deere 609A 720
Front Loader 1 Cater illar 980 7
Front Loader 1 Cater illar 966 69660 808
Scra er 1 Cater illar 1
Scra er 1 Cater illar 641 B 737
Truck 2 Uns ecified Unknown 794
Jack Hammer 2 unspecified Unknown 76
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.
Westwood Professional Services,Inc.
Page 34
Final Arcon St.Joseph AUAR August 2,2004
Land uses adjacent to the AUAR area include agricultural and large lot residential. The most
sensitive noise receptors are the residential homes located northwest and east of the site. If noise
levels becomeobjectionable,consideration will be given to limiting the daily duration of certain
construction activities to 7:00 am and 7:00 pm to help minimize effects of noise.The effects of
construction noise are usually not considered serious(Highway Traffic Noise Analysis and
Abatement Policy and Guidance, Federal Highway Administration, June 1995).
Odors,Noise and Dust—Mitigation Plan
Responsible parties: City of St.Joseph, Developers,Construction Contractors
Agencies;Involved: City of St.Joseph, Minnesota Pollution Control Agency
Implementation Program: State Noise Standards
Implementation Timeframe: 2004-2013
No mitigation measures have been considered for odors. Consideration will be given to suppression of
fugitive dust by applying water to,grading areas and haul roads during dry,dusty construction conditions
to minimize dust emissions. Additional dust control measures may include minimizing the area of open
grading and phasing development of the AUAR area.
Although development of the AUAR area is expected to result in increased noise associated with site-
generated traffic,the increased traffic noise is not expected tote substantial or interfere with outdoor
activities. The Development Plan(see Exhibit 3)shows that much of the land use along County Road
121 is expected to be high and medium density residential. These land uses will help buffer the single-
family residential areas from potential objectionable'effects of increased traffic noise. Although
vegetation is not as effective as topography or structural noise barriers in reducing noise levels,vegetation
can create a visual barrier and a psychological buffer between noise receptors and noise sources.'
Short-term increases in local noise levels are expected during project construction. Consideration will be
given to limiting construction activities to the hours between 7:00 am and 7:00 pm. The limited hours of
construction and the distance from most the AUAR area to sensitive noise receptors is expected to
mitigate adverse effects of construction noise.
25. Nearby Resources
Are any of thefollowing resources on or in proximity to the site?
Archeological,historical,or architectural resources? es ONo
For an AUAR, contact with the State Historic Preservation Office is required to determine whether there
are areas of potential impacts to these resources. If any exist, an appropriate site survey of high
probability areas is needed to address the issue in more detail. The mitigation plan must include
mitigation for any impacts identified.
A cultural review was requested from the State Historic Preservation Office(SHPO)in advance of AUAR
publication to expedite the review process. The AUAR area was assigned SHPO Number 2003-1426.
The SHPO recommended that an archaeological resource survey be carried out for the AUAR area
because a recorded archeological site was mapped on the site and SHPO believed there might be more
unrecorded sites on the property. In response to this request,Archaeological Research Services
conducted an archeological review of the property.
The survey was conducted in June 2003 by identifying areas that had archeological potential and
conducting field inspections of these areas at three-to-five-meter intervals. The majority of these areas
were along the Sauk River and were in cropped fields with good visibility. The farming activity in these
Westwood Professional Services, Inc.
Page 35
Final Arcon St.Joseph AUAR August 2,2004
areas has disturbed the soils sufficiently so that any archeological remains should have been brought to
the surface. Other areas investigated were on the hills in the western portion of the property. Erosion
gullies,uprooted trees,and animal burrow spoil piles were investigated in the areas where agriculture had
not previously disturbed the soil. Any areas where artifacts were noted were further examined with
shovel probes.
The onsite review identified the existing recorded site(Site 21 SN 32-Bechtold Site)on the bank of the
Sauk River and identified an additional site(Site 21 SN 148-Sauk River Crossing)also on thebankof the
river approximately 1,600 feet downstream from the first one. The recorded site was expanded to include --
a stretch of the Sauk River bank approximately 2,000 feet long. The 2003 findings agreed with the
original 1972 site findings that"insufficient data would be recovered if salvage was carried out." Items
found include chipping debris,fire cracked grindstone fragments,modified quartz flakes,and the base of
an unfinished projectile point. The items were scattered evenly throughout the site and indicate that the
deposit has been seriously disturbed and dispersed by agricultural machinery. The second site is a
previously unrecorded site'located downstream from the first site. Items ifound at this site include mostly
chipped lithics of white quartz,indicating,some early stages of lithic reduction were an activity at this
site. The items at this site were somewhat more patterned,and found at higher densities in the
northwestern,southeastern and central portions of the site. Soil profiles taken at 65-foot intervals reveal
the same mixing of plowed topsoil and gravelly sub-soil as the Bechtold'site,indicating the Sauk River
Crossing site is just as impacted as the Bechtold site. The effects of agricultural practices on both sites
have disturbed and dispersed the deposits. As a result,the sites do not meet National Registry criteria.
Both of these sites are located in the floodway of the Sauk River and outside of areas where mass grading
will be necessary.
Two farmsteads were also investigated to assess the potential for historicbuildings on the site. The
Bechtold farmstead,which is adjacent to the AUAR area,and the Heim farmstead,which is in the AUAR
study area,were investigated. None of the buildings on the farmsteads appear to meet National Register
eligibility criteria. Older buildings on botlh'farmsteads are abandoned,dilapidated,and adjacent to
modern buildings.
Archaeological Research Services concluded in their report dated August 2003 that there were no
significant archeological sites on the AUAR property,and no significant historical buildings on or
adjacent to the AUAR area. SHPO reviewed the report submitted by Archaeological Research Services
and agreed with their conclusions that there is no significant archeological resources on the property in a
Tetter dated September 8,2003 and agreed there are no significant historical buildings onsite in a letter
dated September 26,2003. Correspondence from SHPO is included in Appendix F. The report submitted
by Archaeological Research Services was completed to satisfy Federal Section 106 review and.SHPO has
indicated the report will be reviewed for Section 106 certification if a federal agency'requests Section 106
certification.
Prime or unique farmlands? ®Yes ZJNo.
The extent of conversion of existingfarmlands anticipated in the AUAR should be described If any
farmland will be preserved by special protection programs, this should be discussed.
According to the USDA/NRCS Prime Farmland list for Stearns County Minnesota(1995),three soils
occurring on the site are categorized as prime farmland. The three soils are Alstad sandy loam, 14%
slopes,Cushing sandy loam,2-8%slopes and Darfur coarse sandy loam. Darfur coarse sandy loam is
considered prime farmland only when drained. Of the 42.1 acres of Darfur course sandy loam,
approximately 32 acres are located outside of delineated wetlands,could be considered prime farmland,
and will be converted to non-agricultural uses when the AUAR area develops.
Page 36 -
Westwood Professional Services,Inc.
Final Arcon St.Joseph AUAR August 2,2004
Alstad sandy loam, 14%slopes and Cushing sandy loam,24%slopes cover a total of 30.5 acres within
the AUAR area. These soils are located in the oak woods and wetlands in the northwest portion of the
property and are not currently farmed.;Because these soils are located outside of farmed fields,
development of the AUAR area will not covert these soils from farmland to non-farmland.
The AUAR area includes a total of 72.9 acres of prime farmland. The St.Cloud Master Plan indicates
that Stearns County contains 444,133 acres of Prime Farmland. The 72.9 acres of prime farmland in the
AUAR area represents 0.02 percent of the prime farmland in Stearns County,and consequently the loss of
prime farmland is considered negligible.
Designated parks, recreation areas, or trails? V Yes RNo.
If development of the AUAR will interfere or change the use of any existing such resource, this should be
described in the AUAR. The RGU may also want to discuss under this item arty proposed parks,recreation
areas, or trails to be developed in conjunction with development of the AUAR area.
Currently,there are no designated parks or recreation areas within the AUAR area. Development of the
AUAR area could add roughly 50 acres of new parkland to the City of St.Joseph and's Stearns County
park systems. However,development of the AUAR area will not impact any existing parks,trails or
recreation areas.
Scenic views and vistas?L7 Yes MNo.
Any impacts on such resources present in the AUAR should be addressed. This would include both direct
physical impacts and impacts on visual quality or integrity. "EAW Guidelines"contains a list of possible
scenic resources(page 20).
There are no prominent scenic views or vistas in the AUAR area.
Other unique resources?L7 Yes Iallo
There are no other unique resources in the AUAR area that are not discussed in other items of this AUAR
(e.g.,wetlands).
Note. If any items are answered Yes, describe the resource and idents any impacts on the resource due to
the project. Describe any measures to betaken to minimize or avoid adverse impacts.
Nearby Resources—Mitigation Plan
Responsible Parties: Project Proposers and Developers
Agencies Involved:. Minnesota Historical Society,State Historic Preservation Office
Implementation Program: Section 106 of National Historic Preservation Act
Implementation Timeframe: 2004-2013
The project proposer has coordinated with SHPO,and SHPO reached a determination that no significant
cultural resources exist in the AUAR area. Development of the AUAR area will comply with applicable
requirements of Section 106 of the National Historic Preservation Act,and related requirements of
Federal agencies such as the U.S.Army Corps of Engineers and the Federal Emergency Management
Agency.
Because the site is guided for residential development,no alternatives to conversion of prime farmland
are readily identifiable and no mitigation is proposed. Currently,there are no plans for participation in
farmland protection programs.
Westwood Professional Services, Inc. Page 37
Final Arcon St.Joseph AUAR August 2,2004 —
There are no scenic views or vistas currently afforded at the AUAR area.i The views of the cropland on
and near the site are pleasantly bucolic,but not locally uncommon or unaltered enough to warrant their
preservation.
26. Visual Impacts
Will the project create adverse visual impacts is during construction or operation? Such asglare from intense
lights,lights visible in wilderness areas;and large visible plumes from cooling towers or exhaust stacks?
O Yes HNo. If yes, explain.
The construction and land use conversion associated with development of the AUAR is not expected to
create adverse visual impacts during or after construction. The visual environment of the AUAR area will
be altered as development increases. There will be an increase in ambient light levels,but because the
AUAR area is situated between St.Joseph and Interstate 94,the light increase will not be geographically
out of place and will not substantially affect the surrounding environment. The AUAR area is not in or
near a wilderness area,and thus development will not adversely affect pristine or sensitive ecosystems.
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?
bYYes L7No If yes, describe the plan, discuss the compatibility with the project and explain how any conflicts
will be resolved. If no, explain.
The AUAR must include a statement of certification from the RGU that its comprehensive plan complies with
the requirements set out in 4410.3610, subpart]. The AUAR should discuss the proposed AUAR area
development in the context of the comprehensive plan. If this has not been done as apart of the responses to
items 6, 9, 19,22 and others, it must be addressed here, a brief synopsis should be presented here if the
material has been presented in detail elsewhere in the AUAR. Necessary amendments to comprehensive plan
elements to allow for any of the development scenarios should be noted. If there are any managementplans of
any other local,state, or federal agencies applicable the AUAR area, the document must discuss the
compatibility of the plan with the various development scenarios studied, with emphasis on any incompatible
elements.
Development of the AUAR area is consistent with applicable land use,water,and resource management
plans. The City of St.Joseph Comprehensive Plan(2002)guides the AUAR area for residential
development. The AUAR area is located in District 14,and the City of St.Joseph Comprehensive Plan
recommends District 14 for residential development with single family and/or mixed-density residential
developments.
Development of the AUAR area is consistent with the City of St.Joseph Comprehensive Plan for full
development of the southern portion of the City and Township.;The 2000 St.Cloud Area Master Plan's
population projections is a technical memorandum that outlines development of sewer and wastewater
treatment plant capacity for anticipated growth in St.Joseph of the magnitude assumed in this AUAR.
Development of the AUAR area is also consistent with the St.Cloud APO Transportation Plan for the St.
Cloud`Metropolitan Area(updated in 1998)and other studies that calculate anticipated itrip generationanThe St.
employment growth,land use designations,and other factors to
Cloud APO Transportation Plan identifies the potential 12� Avenue/Jade Road extension between County
Road 121 and CSAH 75 as"an expansion need.
In 2002, infrastructure extension to the AUAR area was realized with theaof ns nsion of water main s tion of a portion of d
trunk sewer line to the northwest corner of the AUAR area as a part
Westwood Professional Services, Inc.
Page 38
Final Arcon St.Joseph AUAR August 2,2004
County Road 121. The construction of a lift station capable of conveying wastewater from the AUAR
area into the City of St.Joseph's sanitary sewer system was also completed in 2002.
Current land use in the AUAR area is agricultural. The property currently includes a farmstead and a
single-family home(see Exhibits 4 and 5). Although most adjoining land is used for agricultural crop
production and scattered farmsteads,additional adjoining land uses include scattered large lot single
family homes not'serviced by citywater or sewer.
Development of the AUAR area to mixed-density residential use is compatible with,surrounding and
nearby land uses. The AUAR area is a logical area for the next stage of growth on the southern fringe of
St.Joseph. Development of the AUAR area to residential use served by a minor arterial roadway,local
streets,and municipal sewer and water is consistent with applicable regional and local land use and
infrastructure plans. Consequently,no land use conflicts are anticipated.
28. Impact on Infrastructure and Public Services
Will new or expanded utilities,roads, other infrastructure orpublic services be required to serve the project?
®Yes L7No 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 A UAR;see
"EA W/AUAR Guidelines"for details.) This item'should first summarize information onphysical infrastructure
presented under items(such as 6, 18,19 and 22). Other major infrastructure or public services not covered
under other items should be discussed as well—this includes major social services such as schools,police and
fare. As noted above,'and in the "EAW Guidelines; the RGUmust be careful to includeproject associated
infrastructure as an explicit part of the AUAR review if it is to be exempt from project-specific review in the
future.
New infrastructure needs, such as roads and expanded utilities,have been discussed in previous items
throughout this AUAR. Expanded public services will become necessary as development occurs. The
development will increase the number of children in St.Joseph schools and the number of homes,
structures, and vehicles that will require'protection by police and fire departments. The cost of these
public services will be offset by the increase in property taxes associated with the new residential'_
development. Although the anticipated development and population increases represent a substantial
change from current levels,the AUAR area will develop in a manner consistent with regional and local
plans and predicted public utility service expansions. Thus,the necessary increase in infrastructure and
public services is generally expected.
29. Impacts
Minnesota Rule part 4410.1700,subpart 7, item B requires the RGU to consider the "cumulative potential
effects of related or anticipated,future projects"when determining the need for an environmental impact
statement. Idents any past,present or reasonably foreseeable future projects that may interact with the
project described in this AUAR in such a way as to cause cumulative impacts. Describe the nature ofthe
cumulative impacts andsummarize 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).
EQB guidelines indicate that no response to this item is required because the entire AUAR process
deals with cumulative impacts from related developments within the AUAR area.
30. Other Potential Environmental Impacts
If the project may cause any adverse environmental impacts not addressed by items 1 to 29, idents and discuss
them here, along with any proposed mitigation.
Westwood Professional Services, Inc. Page 39
Final Arson St.Joseph AUAR August 2,2004
There are no other adverse environmental impacts anticipated to result from development of the
AUAR area that have not been previously discussed in Items 1 through 29.
31. SUMMARY OF ISSUES
a) Describe and provide a map of the existing and proposed roadway system, including state,regional,and
local roads to be affected by the development of theAUAR area. Include existing and proposed roadway
capacities and existing and projected background traffic volumes.'
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. Emphasize
potentially significant impacts, the differences in impacts between major development scenarios and the
proposed mitigation.
Substantial mitigation measures are discussed throughout this document. Please:refer to the text
under the appropriate Item for details. Mitigation measures are briefly listed in the following table.
Table 31.1. Summary of Mitigation Measures
Item Title Mitigation Measures
Fish,Wildlife,and Preservation of wetland and small areas of woodland and
11 Ecologically Sensitive grassland,landscape plantings.
Resources
12. Physical Impacts on Water Compliance with the Minnesota Wetland Conservation Act and
Resources the Federal Clean Water Act.
Sealing and abandonment of wells;Compliance with DNR
13. Water Use Water Appropriation Permit requirements and Minnesota
Department of Health regulations.
BMP implementation;Compliance with NPDES General Permit
16. Erosion and Sedimentation requirements; Federal Emergency Management Agency
FEMA Letter of Map Revision LOMR for flood fringe.
Consistency with St. Joseph Surface(Storm)Water
17 Water Quality: Surface Management Ordinance for water quality treatment and runoff
Water Runoff rate control.
19. Geologic Hazards and Soil Compliance with applicable rules and regulations; Reporting of
Conditions contamination if found during development.!
Signal installation at Minnesota Street and College Avenue;
21. Traffic Turn lane installation where needed; Potential 12th
Avenue/Jade Road extension.'
Suppression of dust with water;Limits on the daily duration of
24. Odors, Noise, and Dust construction activity; Site design that limits noise impacts and
sensitive
Coordination with SHPO for Section 106 certification if
25. Nearby Resources requested by U.S.Army Corps of Engineers or FEMA.
RGU CERTIFICATION
EQB guidelines indicate that no certifications are necessary in an AUAR document. The Environmental
Assessment Worksheet was prepared by the staff of the Environmental Quality Board at Minnesota Planning. For
additional information,worksheets or for EA W/AUAR Guidelines,contact:Environmental Quality Board,658 Cedar
Street,St.Paul,MN 55155,(651)296-8253,or www.mnplan,state.mn-us
Page 40 Westwood Professional Services,Inc.
e 2003 Westwood Professional Services,Inc.
t� 320th St 2 h S
ti N
s _ 2
Z, n
Itiri Rid e
Sain# Cloud
dar st'
m Ridgewood Rd a4th St ,
ee°i9
CDcO��tyR Old HWY 52
Coun H 51 8
295th St 295th St n 2 d St
�9p@5
B.
O
87th Si el-
282�+d y
® 280th St
County Rd 160 �o � elclare D a1te�.Park
bb
a
aCO o.
270th St CP r
as �
• N M a
o
N
Count
Pleasa a e
Data Source(s):MnDOT Basemep(2000)
p N
0 5,000 10,OOFeet
Legend
AUAR Area
Date: 08/02/04
2002504101AUAR01.mxd
Arcon. AUAR
Westwood Professional Services,Inc. -
3701.12th Sheet North,euha 203 Site Location
st.cldud,MN 53303
Phone 320-M-9493 St.Joseph,N imeSOta
Exhibit 1
O 2003 Westwood Professional Services Inc
m
44
A. I �
'� ;4: t_ C I.••+' y V;="f:'-w"AMq.'`:n r�`+..-¢-^r� 3;y�•�; It �` :•rG�` i:-r I .,
eS
w
14
-'!!p6 I i� r.,ri it r.: r 2 1 .. �t ._.•f `~r' L' I, =i Gn"!. .._ .--- -_.— 0.
�• l IIF �.'� d I� I l t � � �� l� \ �( C � J
1103 .G....'- - 1=-•'f� r/ �41VI l - \ _ l .... r_'"'=�\_,%r
�..:
k
•.: III
t ( ( ( Y! 66
.:.' ` �
l
II r 4
i
I ,
P
i,,( hw t T I `fir/�5r I'afi r I r. `- �" 1 •r.: �1 . z:���-,,_y- r
1
1 , � _ _ ! ` ;✓1 t !!, j� t "pled C�4�'�i , � �'���7 i `� ' rs •`.;
3 i Itstd7l11}.
t
} 1 1` +y' + air c r✓
r 1. �,' - '(�-' r ��J �1 nr I i •t , ,/ / f(ry;�J p l l ,.r
Data Source(s):USGS DRG St.Joseph(1965 Rev 1993),MnDOT Basemap(2000)
' 0 nV'
Legend 0 2,000 4,00 Feet '
AUAR Area
.�� Proposed Alignment of Jade Road
Completed New Alignment of County Road 121
Date: 08/02/04
2002504101 AUA R02.mxd
Arcon AUAR USGs Topography
Westwood
professional
r conn s neige ices,Inc. and Area Context
St.cloud,MN 55303 St.Joseph,NumeSOta Exhibit 2
Phone 320-2539495
0 2003 Westwood Professional Services,Inc.
_ tirP
High Density Re95sidential
S�bunt Jose 12.0 Units/Acre
— 9.07 Acres,109 Units
Hlg1h Density Residential �" �; �� �` �{� � ��:.p��
" Open Space
12.0 Units/Acre 28.60 Acres
115 Acres,95 Units r
t
Y
' Med Density Residential
4.0 Units/Acre
o Open Space
26.1 Acres E
32.92 Acres, 132 Units
Exception
=t
k
` 1.20 Acres
Open Space
10.50 Acres
ai Uf�3 4 k
CD
b f
l
fi
:.
a
{ o
Low Density Residential
2.75 Units/Acre
70.44 Acres, 194 Units a
Med Density Residentia
4.0 Units/Acre
22.44 Acres,90 Units
_
Low Density Residential
�4
2.75 Units/Acre
157.34 Acres,432 Units
Open Space
86.70 Acres
a�
Uo
Data Source(s):MnDOT Basemap(2000)
L".4
AUAR Area OHigh Density Residential 0 1,000 2,000 N
o Delineated WetlandsOLOw Density Residential Feet
City Of St. Joseph fMed Density Residential
OException 00pen Space
®water Date: 08/02/04
2002504101AUAR03.mxd '
Arc®n AUAR
Westwood ProFessiona'I Services,Inc.
3791 th Street5630orth,sake205 Development Plan
St.Cloutl,MN 50309
Phone 320.253-9495
St.Joseph, Minnesota
Exhibit 3
i
®2003 Westwood Professional Services,Inc.
P�
x� ,
1
S ,
;Cg �Ys
Data Source(s):USDA FSA(interim Data 2003)
N
Legend 0 2000 4,oeet
AUAR Area
Date: 08/02/04
20025046exhibit4.mxd
i
Arcon AUA.R Aerial Photography
Westwood Professional Services,Inc. and Adjacent
5701 121h Street North,Su9e 203 .
St.Ooud,MN 56303 C 1. - -7 Tc+
Phone 320-253.94 S
95 t..JosephlVllrmesota Land V.7e
Exhibit 4
O 2003 Westwood Professional Services,Inc.
g
T Y i
� p
i
a
{{ a ( fN
I
�A S
b
s
i
f�
(I
Data Source(s):USDA FSA DOQ(interim Data 2003)
Legend
AUAR Area imperviou 0 1,000 2,000 N
oto Farmstead Water eet
Field Wetland
Grassland Woodland Date: 08/02/04
20025046Exhibit5.mzd
Arcon AUAR Cover Type
Westwood Professional Services,Inc.
3701 12th Street North,9uke208 Mapping
et.Cloud,MN 58905 } Mapping
Phone 320.25309495 St.Josey�l., Nrli eSala
St.Joseph l.V.U.11.11. Exhibit 5
p 2003 Westwood Professional Services,Inc:
t t 1
� � h � ��� ��.� ''3�tY, a s' 4�: •, 1" h �u � fin'".
K
a
� a
S t {
1 �
k
t �d
a �� s «✓ tts °�, SAG
r Y�YY• �'Yw` } �p!�'
�t•:. t II i ��l .��y,` aye.. fi'+ �:�s'f
r�t
e
" ;• RLL:
:F y,
Data Source(S):.USDA FSA DOQ(Interim Data 2003),USFWS NWI(1981)
Legend 0 1,000 2,00 N
AUAR'Area eet
Circular 39 Wetland Type Date: 08/02/04
20025041 01AUARExhlbR6.mxd
Akon AUA" National Wetlands
vVestwood Professional Services,Inc.
3761121.StreetN5630oM,SuHe208 Inventory Mapping
St.Cloud,MN 56303 - c �,,,�„ iL Mapping
Phone 320-253-9495 St.Joseph Minnesota _ b
Exhibit 6
®2003 Westwood Professional Services,Inc. yy
4
7
r. f
17
r Ftl
r
+1 p
h
k
f
tr �
i
'4
n
k r £
f
,. I
V d
r
4 �
Data Source(s): USDA FSA DOQ(2003)Wetland Boundaries Wet Tech,Inc.(2001),BWK,Inc.(2001)
Legend
UU ,.
AUAR Area 1,000 2,O Feet
Delineated Wetlands Date: 08/02/04
20025046AUAR07.=d
Westwood Professional Services,Inc. Delineated Wetlands
3701 12th Sbed North,Suite 206
at.cloud,MN 56303
ph-320- 5 St.Joseph,Minnesota
Exhibit 7
(a 2003 Westwood Professional Services,Inc. -
01
ILis-
0 50 w
00 1814
f r ) 00.1,94� '2
`001941 `�:� 0070 { ' a
0- k. - 009725
Nle"
._ -.1 � / ✓ .^'�: r/.__•' 4�"may. ,1 j •, "✓`,�Y �p , r" r � �
ar , 7"_ � { d i t y �a ti
i f�t�
0 I'• --. ,rr
fy— ( ,
Data Source(s):USGS DOQ St.Joseph(1991),MN Geologic Survey County Well Index
i U N
Legend 0 1,000 2'OFeet 'V
AUAR Area
i
Well Location and Unique Well Number
Date: 08/02/04
2002504101 AUAR08.mxd
A AA p
Arco A A Well Locations and
Westwood Professional Services,Inc. Unique Well Numbers
370112th Street North,Suite 200
St.Cloud,MN 58303 St.Joseph,Minnesota EX}11bit 8
Phone 320.253-9495 -
p 2003 Westwood Professional Services,Inc.
saint Jose
w
s
E
,3
3
r
O
Legend
AUAR Area
Floodway
Shoreland Overlay District -
�f�Flood Fringe and Shoreland Overlay District
Exception
High Density Residential
Low Density Residentail
Med Density Residential
0
Open Space
U
Water
Delineated Wetlands
a N
Data Source(s):
FEMA National Flood Insurance Mapping(1998)
0 1,000 2'00$eet
Date: 08/02/04
2002504101 AUAR03.mxd
rco A•ZTA
R Shoreland Overlay
_
District and
k
Westwood
io rnncProfessional
e Nouns as i�ices,Inc. Minnesota
St.Cloud,MN St.Joseph, Floodplain Mapping
�,°ne 3zaZ53-�9563035 Exhibit 9
02003 Westwood Professional Service s,Inc.
'• � � r'� 203 202
'•..•. �-
i Y..i �` R �; .', •lI 200 ''•
� 1 j f ,.,,,� 'yam� �,{ aa•
i
204 a..
206 ,......}� • : fr.. 07
f
, r
y� f
�. t\, •� *woe } ;'
J -
�0 ', 307 rfee
104
1 ,,h f' �-�+, "' �.,. �j l fv ti 1�.� •'••' 1� f 'ter. .�.!r•, `r,�4
--"-_,.. .• y -"�7 I r"` 'A'`"' '' 3 a t t7 1 1 I" ••Rof `: ..'^'„• 'r j.' k
! -- -r :
._ ai, i 00
' r 1��� 1f ,'�.��� • �•�+ rte.£�!'-,,.� II � 7®J �• Ij r �' 4. •
Data Source(s):USGS DRG St.Joseph(1965 Rev 1993),Westwood Professional Services(2003)
rf .`
Legend
Existing Ditch
•• SubWatershed Boundary _1,000 N
AUAR Area 2,OOO
Feet
Stormwater Ponds
10 Subwatershed Number
Date: 08/02/04
e T 2002504101AUAR10.mxd
�V`PhWestwood Professional Services,Ina Arco "' A UA
one3M253.9495
3�0>>nn seBel Nodn,suae los StOrmwater
61-Cloud,MN 56303
Management'M�
Management
St.Joseph, Minnesota
Plan Exhibit 10
2003 Westwood Professional Services Inc.
= 8 201
3 ` ,
i81
�
r
d
r r�
11 G k
i
Data Source(s):USDA FSA Color DOG(2003),NRCS Soil Survey of Steams County(1985)
Legend
413-Osakis Loam F7A 465-Kalmarville Sandy Loam,frequently flooded
/ /
AUAR Area
183 Dassel Sandy Loam _,��, 543-Mackey Muck � 1018-Uditluvents,frequently flooded
®41A-Esterville Sandy Loam,0-2%Slopes S?5 2046-Cushing Sandy Loam,2.81A Slopes =5W-Regal Loom N2 CW-Census Water
41B-Esterville Sandy Loam,2-6%Slopes I y X 873-Prebish-Nokay,Complex
204C-Cushing Sandy Loam,8-15%Slopes
1798-LongoleLoamy Sand,1-4%Slopes 1,000 2, QP
281-Darfur Coarse Sandy Loam feet
181-Litchfield.LoamySantl Tate:0$f02/04
0 2928-Alsted Sandy Loam,1-4.6 Slopes 2002504101AUAR11.mxd
Ancon AUARN
Westwood Professional Services,Inc
^, 9707 7214 SYieat Norlh,Suite 206
SACloud,MN 58303
Phone 320-253-8495 St.Joseph Minnesota
Exhibit 11
Appendix A
Final Mitigation Plan
Arcon-St. Joseph AUAR, St. Joseph, Minnesota
August 2, 2004
Mitigation Plan. AUAR Guidelines: The Final AUAR document must include an
explicit mitigation plan. At the RGU's option, a draft plan may be included in the
draft AUAR document, of course, whether or not there is a separate"item for a
draft mitigation plan, the proposed mitigation must be addressed through the
document.
If must be understood that the mitigation plan in the final document takes on the
nature of a commitment by the RGU to prevent potentially significant impacts
from occurring from specific projects. It is more than just a list of ways to reduce
impacts--it must include information about how the mitigation will be applied and
assurance that it will. Otherwise, the AUAR may not be adequate and/or specific
projects may lose their exemption from individual review.
The RGU's final action on the AUAR must specifically adopt the mitigation plan;
therefore, the plan has a `polificar as well as a technical dimension.
Introduction
This Mitigation Plan is submitted as part of the Final AUAR to provide reviewers,regulators and
prospective purchasers of land with an understanding of the actions necessary to protect the
environment and limit impacts by the proposed development of the AUAR area.
The primary mechanism for mitigation of environmental impacts is the effective use of
ordivauces rules and regulations. T he imiti atior►plan uGcs not uiodit y'use regulatory agencies
envies
g g
responsibilities for implementing their respective regulatory programs,nor create additional
regulatory requirements. The Final Mitigation Plan will specify the legal and institutional
arrangements that will assure that the adopted mitigation measures are implemented.
This document is the Final Mitigation Plan for the Arcon St.Joseph AUAR. The Mitigation Plan
is organized by item number,and follows the organizational framework of the AUAR.
Item 11. Fish,Wildlife,and Ecologically Sensitive Resources
Responsible Parties: City of St.Joseph,Project Developers,and Construction Contractors
Agencies Involved: City of St.Joseph
Implementation Program: Developers Agreements
Implementation Timeframe: 2004-2013
Appendix A Final Mitigation Plan Arcon-St.Joseph AUAR August 2,2004
Because there are no known rare plant or animal species or other significant natural features
identified in the AUAR area,extraordinary wildlife mitigation measures have not been
considered.
Development plans will be reviewed and approved by the City of St.Joseph prior to construction,
and development in the AUAR area will need to comply with City of!St.Joseph Ordinance 52.19
(Land,Woodland,and Wetland Preservation),which requires erosion and sediment control,
woodland preservation,and a 50-foot structural setback from wetlands. Effects on resident
wildlife species will be mitigated through the preservation and creation of roughly,81 acres of -
wetland, 17 acres of grassland, 10 acres of stormwater ponds,and approximately nine acres of
oak woodland. The stormwater ponding will create more open water',habitat than currently exists
of the site.
The system of ponding,parks,wetlands;and open space will provide'potential habitat for
wildlife.`Landscaping such as flowers,turf grass,trees,and shrubs will be established as
development progresses,and will provide food and habitat for suburban wildlife. Ultimately,
development within the AUAR area is expected to include roughly 163 acres of parks,open
space,and wetlands.
Item 12. Physical Impacts on Water Resources
Responsible Parties: City of St.Joseph,Developers
Agencies Involved: Stearns County Environmental Services, US.Army Corps of Engineers
Implementation Program: Minnesota Wetland Conservation Act,Section 404 of Clean Water Act
Implementation Timeframe: 2004-2013
Developments within the AUAR area will be designed to avoid wetland alterations to the extent
practicable. Project proposers will be required to follow the sequencing process of wetland
avoidance,minimization,rectification,and mitigation as outlined in the Minnesota Wetland
Conservation Act(WCA). Wetland permit applications will be prepared and submitted to Stearns
County Environmental Services and the U.S.Army Corps of Engineers to obtain authorization for
wetland alterations under the WCA and Section 404 of the Federal Clean Water Act prior to
project construction. Wetland applications and designs will undergo additional review and
comment by the Minnesota DNR,Minnesota Board of Water and Soil Resources;and Stearns
County Soil and Water Conservation District. Wetland impacts will'be replaced in compliance
with the Minnesota Wetland Conservation Act(WCA)and the Federal Clean Water Act.
Development plans will be reviewed and approved by the City of St!Joseph prior to construction,
and development in the AUAR area will need to comply with City of St.Joseph Ordinance 52.19
(Land,Woodland,and Wetland Preservation),which requires erosion and sediment control,
woodland preservation,and a 50-foot structural setback from wetlands. Erosion control
measures,best management practices,and the use of stormwater ponds for rate control and water
quality treatment will minimize potential for indirect impacts to other water resources within and
adjacent to development areas.
Wetland replacement will either be designed to expand upon existing wetlands onsite,or credits
will be purchased from a local wetlandbank. Onsite wetland replacement will be explored as the
first alternative for compensatory mitigation. Restoration of partially ditched/drained wetlands
will be explored as a wetland replacement strategy,with consideration given to the flat
topography and the potential for adversely affecting upstream,offsite properties.
—2—
Appendix A Final Mitigation Plan Arcon-St. Joseph AUAR August 2, 2004
Item 13. Water Use
_ Responsible Parties: City of St.Joseph,Project Developers,and Construction Contractors
Agencies Involved: City of St.Joseph,Steams County,MN Department of Health, MN-DNR
Implementation Program: Steams County Ordinances,MN Department of Health Water Well ,
Regulations,and MN-DNR Water Appropriation Rules
Implementation Timeframe: 2004-2013
Prior to construction,all unused domestic we within the AUAR area,including any
unregistered wells identified in the future,will be sealed and abandoned in accordance with,
Minnesota Department of Health regulations. Development within the AUAR area will be served
by the City of St.Joseph municipal water supply system and will not require installation of new
domestic wells.
Dewatering may be necessary during`construction to install sanitary sewer,municipal water,and
storm sewer in some areas within the AUAR area. Contractors will carry out these activities on a
case-by-case basis at the minimum duration and quantity necessary to construct utility service for
the affected sites. Groundwater appropriated for construction dewatering purposed will be
discharged to temporary or permanent stormwater ponds located within the AUAR area.
Groundwater appropriation and dewatering that exceeds DNR permitting thresholds will require
authorization under the appropriate DNR permit(s).
Development in the area will be designed in accordance with the goals and policies set forth in
the City of St.Joseph Comprehensive Plan. Mitigation measures will seek to minimize impacts
to surface water and existing wells. Careful monitoring of well performance,modeling the
groundwater system,and testing will help protect long-term sustainability and quality of the
aquifer.
The City of St.Joseph will work with DNR Area Hydrologist and the Minnesota Department of
Health to ensure that the expanded municipal well system will meet DNR Water Appropriation
Permit requirements and Department of Health regulations. To ensure that the City's expanded
well system results in a safe and clean public water supply that minimizes potential effects on
groundwater and surface water resources,the City will:
1) determine and meet DNR Water Appropriation Permit requirements associated with the
new well field,
2) obtain the necessary DNR Water Appropriation Permit amendment(s)or permit(s),
3) complete well testing to determine the rate at which water can be reliably produced,
4) delineate a Wellhead Protection Area for the expanded well field,
5) estimate the productive capacity of the future wells,and evaluate the associated
drawdown,
6) model the aquifer under the Wellhead Protection Plan to verify the zone of influence of
Pumping on the drawdown of the aquifer,
7) properly case and grout off new wells to prevent contamination of the aquifer,and
8) determine the transmissivity of the aquifer for a 24-hour or 72-hour period,and
9) continue to monitor the development of the well field and the potential for impacts on
groundwater and surface water resources.
-3-
Appendix A Final Mitigation Plan Arcon-St. Joseph AUAR August 2, 2004
The City of St.Joseph will complete the development of the Wellhead Protection Plan that it has
initiated,and coordinate wellhead protection in with the Minnesota Department of Health.
The wellhead protection plan is vital to protecting groundwater resources and the City's
investment in municipal water supply facilities.
Item 14. Water-Related Land Use ManagementDistricts
Responsible Parties: City of St.Joseph and Project Developers
Agencies Involved: Stearns County,MN-DNR,Federal Emergency Management Agency
Implementation Program: Stearns County Ordinances,MN-DNR Floodplain Management Rules,
FEMA Regulations
Implementation Timeframe:` 2004—2013
p 52:20 Shoreland Overlay District),which specifies
set
Development within the Shoreland OverlayDistrict will comply with the land use,e ethnic the
forth in City of St.Joseph Ordinance
allowable residential density,building height, impervious surface ratio,and setback from the
Sauk River. Structures within the AUAR area will be setback 100 feet from the riverbank,
exceeding the 50-foot setback required under the Shoreland Overlay District.
The AUAR development will be consistent with the floodplain regulations of FEMA,Minnesota
DNR,and Stearns County. Fill placed within the flood fringe will not increase the potential for
flood damage or raise the regional flood elevation by more than 0.5 foot. All residential
structures developed within the flood fringe will be placed on fill to elevate the structures above
the flood protection elevation,and the fill will will
limited to a flood fringe atleast 15 feet beyond
p use within the
the structures. Residential development w'
floodway will include only park,wetland,and open space.
The City of St.Joseph and the project proposer will work together to obtain and update the flood
modeling for the Sauk River that pertains to approximately 15 acres of residential,development
within the flood fringe. Floodplain modeling and a floodplain revision application will be
prepared and submitted to the Minnesota DNR and FEMA to obtain a letter of approval from to
DNR and a Letter of Map Revision(LOMR)from FEMA.
Item 16. Erosion and Sedimentation
Responsible Parties: City of St.Joseph,Project Developers,and Construction Contractors
Agencies Involved: City of St.Joseph,Steams County SWCD,and MPCA
Implementation Program: NPDES General Permit II for Construction Activities
Implementation Timeframe: 2004-2013
Because BMPs will be implemented,the potential adverse effects from construction-related'
sediment and erosion on water quality wilt be minimized to the extent practical,and it is
anticipated that potential adverse erosion and sedimentation impacts will be limited primarily to
short-term effects. Erosion control around wetlands and steep slopes pose the primary potential
source of concern. Specific erosion control measures will be undertaken in such'special areas.
Erosion control plans will be reviewed'and approved by the City of St.Joseph prior to project
construction. Development in to AUAR area will comply with City of St.Joseph Ordinance
g ' ) protection of storm drain inlets,
and Wetland
52.18(Surface(Storm)Water Mana ement and Ordinance 52.19 Land Woodland,
,ina and
Preservation),which require erosion control measures,pro
temporary or permanent sediment basins.
-4-
1 _ 4
Appendix A Final Mitigation Pian Arcon St. Joseph AUAR . . .August 2,200
Item 17. Water Quality. Surface Water Runoff
■� Responsible Parties: City of St.Joseph,Project Developers,and Construction Contractors
Agencies Involved: City of St.Joseph, Minnesota Pollution Control Agency
Implementation Program: City of St.Joseph Surface Water Management Ordinance
Implementation Timeframe: 2004-2013
The proposed development will be designed in accordance to policies set forth by the City of St.
Joseph and the Minnesota Pollution Control Agency. The increase in impervious area will be
mitigated by construction of stormwater management ponds designed to increase the total flood
storage volume on the site and handle a 100-year storm event prior to discharging to wetlands and
the Sauk River. The ponds will also remove suspended sediment and nutrients from surface
water runoff. Stormwater pollution prevention plans will employ Best Management Practices
during construction to reduce erosion and sediment loading of runoff. Adhering to City of St.
Joseph and Minnesota Pollution Control Agency requirements for water quality and rate control
will mitigate potential effects on water quality and the increased runoff volume. Existing
wetlands and ditches will also function to detain treated stormwater and manage,rates of runoff
discharging to the Sauk River.
The stormwater management system will meet the standards set forth in City of St.Joseph
Ordinance 52.18(Surface(Storm)Water Management),which does not allow development to
increase the 2-year, 10-year,or 100-year peak discharge rates that exist prior to development.
The Surface Water Management Ordinance also requires minimization of disturbed areas,runoff
velocities,and erosion potential; and investigation of vegetated swales,settling basins,skimming
devices,detention facilities,and natural infiltration in development of the Stormwater
Management Plan.
Item 19. Geologic Hazards and Soil Conditions
Responsible Parties: City of St.Joseph, Project Developers,`and Construction Contractors
Agencies Involved: City of St.Joseph,Minnesota Pollution Control Agency
Implementation Program: MPCA Rules
Implementation Timeframe: 2004-2013
Planned land uses in the area will be connected to municipal sanitary sewer and water facilities,
thereby lessening the potential for groundwater contamination from onsite wastewater treatment
systems. The most intense land uses will have;higher ratios of impervious surface,which will
limit the potential for infiltration and shallow groundwater contamination. All planned uses will
comply will applicable government rules and regulations for construction and on-going
maintenance of facilities that have potential to contribute to groundwater contamination. There
are no known soil contamination sites within the AUAR area. By state law,if contamination is
found during site development the developer is required,to report the site and adhere to the
Minnesota Pollution Control Agency(MPCA)rules. No known geologic hazards in the form of
sinkholes,faults,shallow limestone formations,and karst topography are present on the site.
Therefore,measures'to avoid or minimize environmental problems due to these hazards are not
proposed.
_5.
Appendix A Final Mitigation Plan Arcon-St. Joseph AUAR August 2, 2004
Item 20. Solid Wastes, Hazardous Wastes, Storage Tanks
Responsible Parties: City of St.Joseph,Project Developers,Construction Contractors,and
the Licensed Waste Hauler
Agencies Involved: City of St.Joseph,Minnesota Pollution Control Agency
Implementation Program: Local Ordinances,MPCA Regulations
Implementation Timeframe: 2004-2013
The AUAR area will be developed to residential use,and development is not expected to include
installation of commercial above or belowground storage tanks,or generate industrial or
commercial.waste. The City of St.Joseph requires the licensed waste hauler that serves the City
to offer recycling programs,and participation in recycling programs by future residents is
expected to reduce costs for solid waste trucking and disposal.
Item 21.,Traffic
Responsible Parties: City of St.Joseph,Steams County,St. Cloud Area Planning Organization-
Agencies involved: City of St.Joseph,Stearns County,St.Cloud Area Planning Organization
Implementation Program: St.Cloud APO Transportation Plan,City and County Capital Improvement
Programs
Implementation Timeframe: 2004-2013
Development of the AUAR area will require that either a traffic signal be installed at the
intersection of College Avenue N.and Minnesota Street(about 1.2 miles north of the site),or that
the 12th Avenue/Jade Road extension be constructed to maintain an acceptable Level of Service
at the College Avenue/Minnesota Street intersection.
The installation of a traffic signal at College Avenue and Minnesota Street will improve traffic
operations at this intersection more than the potential 12th Avenue/Jade Road extension. The full
development peak hour Level of Service will be"B"or better if a traffic signal is installed. The
12th Avenue/Jade Road extension would only improve intersection Level of Service to the"D"
level.
The 12th Avenue/Jade Road extension would have a small positive effect on traffic operations at
many intersections near the AUAR area. The only intersection in the project vicinity that
improves from an unacceptable to acceptable Level of Service("E"to"D")under full
development is College Avenue N.and Minnesota Street. The 12th(Avenue/Jade Road extension
is not required at other intersections in the project vicinity to maintain acceptable Levels of
Service.
Without the 12th Avenue/Jade Road extension,another possible mitigation for College Avenue
and Minnesota Street would be to provide a southbound right turn lane during peak periods. This
could be achieved by banning on-street parking during those periods.
Two lane roadways on County Road 121 and Jade Road with turn lanes at crossing intersections
will be adequate to service the project development area. All access points will operate at
acceptable Levels of Service during peak periods after full development of the AUAR area with
stop sign control on the side streets.
6—
Appendix A Final Mitigation Plan Arcon-St. Joseph AUAR August 2, 2004
Item 24. Odors, Noise and Dust
Responsible Parties: City of St.Joseph, Developers,Construction Contractors
Agencies Involved: City of St.Joseph,Minnesota Pollution Control Agency
Implementation Program: State Noise Standards
Implementation Timeframe: 2004-2013
No mitigation measures have been considered for odors. Consideration will be given to
suppression of fugitivedust by applying water to grading areas and haul roads during dry,dusty
construction conditions to minimize dust emissions. Additional dust control measures may
include minimizing the area of open grading and phasing development of the AUAR area.
Although development of the AUAR area is expected to result in increased noise associated with
site-generated traffic,the increased traffic noise is not expected to be substantial or interfere with
outdoor activities. Much of the land use along County Road 121 is expected to be high and
medium density residential. These land uses Will help buffer the single-family residential areas
from potential objectionable effects of increased traffic noise. Although vegetation is not as
effective as topography or structural noise barriers in reducing noise levels,vegetation can create
a visual barrier and a psychological buffer between noise receptors and noise sources. The
project proposer or his consultant will give some consideration to potential noise mitigation
measures for the-two development areas adjacent to 1-94.
Short-term increases in local noise levels are expected during project construction. Consideration
will be given to limiting construction activities to the hours between 7:00 am and 7:00 pm. The
`limited hours of construction and the distance from most the AUAR area to sensitive noise
receptors is expected to mitigate adverse effects of construction noise:
Item 25. Nearby Resources'
Responsible Parties: Project Proposers and Developers
Agencies Involved: Minnesota Historical Society,State Historic Preservation'Office
Implementation Program: Section 106 of National Historic Preservation Act
Implementation Timeframe: 2004-2013
The project proposer has coordinated with S1-[P0,and SHPO reached a determination that no
significant cul ural resources exist in il'ic.AUAi�.area. Devc1lopnicrAt of ule ALUAR area will
comply with applicable requirements of Section 106 of the National Historic Preservation Act,
and related requirements of Federal agencies such as the U.S.Army Corps of Engineers and the
Federal Emergency Management Agency.
Because the site is guided for residential development,no alternatives to conversion of prime
farmland are readily identifiable and no mitigation is proposed. Currently,there are no plans for
participation in farmland protection programs.
There are no scenic views'or vistas currently afforded at the AUAR area.`The views of the
cropland on and near the site are pleasantly bucolic,but not locally uncommon or unaltered
enough to warrant their preservation:
-,7
Appendix B
2007 AUAR Amendment for School
CITY OF ST. JOSEPH
FINDINGS OF FACT
AND RECORD OF DECISION
FOR THE PROPOSED SCHOOL ADDITION FOR THE
RIVERS BEND RESIDENTIAL DEVELOPMENT
ALTERNATIVE URBAN AREAWIDE REVIEW (AUAR)
January 12, 2006
TABLE OF CONTENTS
Page
INTRODUCTION ..........................................................................................................................1
FINDINGSOF FACT....................................................................................................................1
1. Project Title ...........................................................................................................................1
2. Proposer................................................................................................................................ 1
3. RGU........................................................................................................................................ 1
4. Reason for AUAR Preparation.............................................................................................1
5. Project Location.................................................................................................................... 1
6. Site and Project Description................................................................................................ 1
7. Project Magnitude.................................................................................................................2
8. Permits and Approvals Required ........................................................................................2
9. Land Use................................................................................................................................2
10. Cover Types ..........................................................................................................................2
11. Fish, Wildlife, and Ecologically Sensitive Resources........................................................2
12. Physical Impacts on Water Resources...............................................................................2
13. Water Use ..............................................................................................................................2
14. Water Related Land Use Management Districts.................................................................2
15. Water Surface Use................................................................................................................2
16. Erosion and Sedimentation..................................................................................................2
17. Water Quality - Surface Water Runoff.................................................................................2
18. Water Quality -Wastewaters................................................................................................3
19. Geologic Hazards and Soil Conditions...............................................................................3
20. Solid Wastes, Hazardous Wastes, Storage Tanks.............................................................3
21. Traffic.....................................................................................................................................3
22. Vehicle-Related Air Emissions ............................................................................................3
23. Stationary Source Air Emissions ........................................................................................3
24. Odors, Noise and Dust.........................................................................................................3
25. Nearby Resources ................................................................................................................3
26. Visual Impacts.......................................................................................................................4
27. Compatibility with Plans and Land Use Regulations.........................................................4
28. Impact on Infrastructure and Public Services....................................................................4
29. Cumulative Impacts..............................................................................................................4
30. Other Potential Environmental Impacts..............................................................................4
31. Summary of Issues...............................................................................................................4
RECORDOF DECISION..............................................................................................................4
Page i
CITY OF ST. JOSEPH
FINDINGS OF FACT
AND RECORD OF DECISION
FOR THE PROPOSED SCHOOL ADDITION FOR THE
RIVERS BEND RESIDENTIAL DEVELOPMENT
ALTERNATIVE URBAN AREAWIDE REVIEW (AUAR)
January 12, 2006
INTRODUCTION
An Alternative Urban Areawide Review (AUAR) was prepared,published, and distributed by the City of St.
Joseph for the proposed Rivers Bend Residential development pursuant to Minnesota Rules, Chapter 4410.
The completed AUAR was distributed to the Environmental Quality Board (EQB) and persons and agencies
listed on the official EQB EAW Distribution List in accordance with Minnesota Rules 4410.1500. The
notification was published in the EQB Monitor on March 1, 2004, initiating the 30-day comment period for
the Draft AUAR. A press release was submitted for publication in the St. Joseph Newsleader newspaper.
The 30-day comment period ended on March 31, 2004. The Final AUAR was adopted by the City of St
Joseph on August 19`h, 2004.
Since the Adoption of the Final AUAR a change in land use on 71.3 acres of the site has been proposed.
This area is proposed to be the site of a K-12 Public School Campus. This would result in 173 less single
family homes being constructed to accommodate a 2,000 student school campus. The campus is being
proposed in two stages,Phase I consisting of a K-8 grade Elementary School and Phase II consisting of an 8-
12 grade High School. The following Findings of Fact analyzes the changes in environmental impact
associated with the change in land use. The following Findings of Fact indicate no significant change in the
environmental impacts from the studied residential land use to the proposed school campus.
FINDINGS OF FACT
1. Project Title. The project title will not change.
2. Proposer. The project proposer has not changed.
3. RGU. The City of St Joseph is still the Regulatory Government Unit(RGU).
4. Reason for AUAR Preparation. The project is still a Proposer Volunteered AUAR.
5. Project Location. The project is located in parts of Sections 15, 22 and 23, T124N, R29W, City
of St. Joseph, Stearns County, Minnesota.
6. Site and Project Description. The 464-acre site includes cropped fields, grassland,woodland
and wetlands. Development will be city sewered residential and Public School to minimize effects
on the environment. Project development will convert approximately 350 acres to developed uses.
The site design will preserve approximately 81.5 acres of wetland, 17.3 acres of grassland and 9.5
acres of woodland, combined with creation of about 10.0 acres of storm water management ponds.
This has not changed from the AUAR.
Page 1
FINDINGS OF FACT,AND RECORD OF DECISION
Proposed School Addition for the Rivers Bend Residential Development
January 12,2006
7. Project Magnitude. The project will include 453 single family residential lots,426 attached units
and a 2,000 student public school campus. This is a reduction of 173 single family units and the
addition of a 71.3 acre school campus.
8. Permits and Approvals Required. It is not expected that the school campus will require any
other permits that were not listed in the AUAR. All required permits and approvals will be obtained.
9. Land Use. Current land use in the AUAR area is agricultural. The property currently includes a
farmstead and a single-family home. Although most adjoining land is used for agricultural crop
production and scattered farmsteads,additional adjoining land uses include scattered large lot single
family homes not serviced by city water or sewer. The change from residential to school campus
does not change the current land use portion of the AUAR.
10. Cover Types. The cover type table in the AUAR will have slight changes,the amount of
impervious surface will decrease and the amount of pervious Lawn/Landscaping will increase
slightly. This will have no effect on the AUAR analysis.
11. Fish, Wildlife, and Ecologically Sensitive Resources. The school campus site is in an area
that is currently utilized for agricultural crop production. There are no sensitive resources in this
area. All mitigation measures outlined in the AUAR will still apply and be utilized for Fish,Wildlife
and Ecologically Sensitive Resources. The main areas around the wetlands and woodlands in the
western portion of the property will not be impacted in any way by the school campus development.
12. Physical Impacts on Water Resources. No water resources or wetlands are located on the
proposed school campus site;therefore the change in land use will have no effect on any water
resources. Therefore the school campus will not change any portion of the AUAR where water
resources are discussed.
13. Water Use. The water use for the AUAR was calculated using the Metropolitan Council's Service
Availability Charge Procedures Manual(SAC Manual). This defines the average wastewater
generation of a single family home as 274 gallons per day (1 SAC Unit). Water use is then
calculated as 125%of the estimated wastewater generation. Therefore the estimated water use for
the 173 single family homes that will be eliminated for the school campus is 59,252.5 gallons per
day. The SAC Manual estimates 1 SAC unit per 18 elementary school students and 1 SAC unit per
18 high school students. The estimated water use for the school campus is 43,502.5 gallons per day.
This is a reduction in water use from the AUAR by 15,750 gallons per day.
14. Water Related Land Use Management Districts. The area proposed for the school campus is
not in the Shoreland Overlay District. Therefore there is no change to this item in the AUAR. A
portion of the school campus site is within the mapped flood fringe of the Sauk River. Any building
located in this area must follow the floodplain regulations as outlined in the AUAR. No changes to
the AUAR or Mitigation Plan will be required.
15. Water Surface Use. The campus site is not adjacent to the Sauk River or any other water body
and is not expected to have any effect on water surface use.
16. Erosion and Sedimentation. No changes from the AUAR analysis will take place; all Best
Management Practices in the AUAR Mitigation Plan will be followed.
17. Water Quality - Surface Water Runoff. The quantity of storm water runoff from the proposed
school site will be less than the amount of runoff from the 173 single family homes originally
proposed for the area. This is the result of a decrease in the amount of impervious surface on the
Page 2
RESPONSE TO COMMENTS, FINDINGS OF FACT,AND RECORD OF DECISION
Brentwood Hill Residential Development Environmental Assessment Worksheet(EAW) March 16, 2005
school campus site compared to the single family homes. This decrease assures the AUAR and
Mitigation Plan still adequately assesses water quality on the site.
18. Water Quality -Wastewaters. As outlined in the Item 5 Water Use,the amount of wastewater
for the school campus will be a reduction from the wastewater generation estimated in the AUAR.
Wastewater generation for the 173 single family homes was estimated to be 47,402 gallons per day.
The estimated wastewater generation for the school campus will be 34,798 gallons per day. This is a
reduction of 12,604 gallons per day. This reduction indicates the AUAR study for wastewater is
applicable to the school campus.
19. Geologic Hazards and Soil Conditions. Changes in the land use from single family residential
to school campus will have no effect on geologic hazards or soils on the property. All items outlined
in the Mitigation Plan for this item will be followed.
20. Solid Wastes, Hazardous Wastes, Storage Tanks. Solid waste generation for the site was
estimated using the AB 939 Plan Commercial Generator Strategies(City of Los Angeles, 1993).
This study estimates 1.79 tons of waste per year for single family residential and 0.10 tons of waste
per year per student for schools. This results in 309.7 tons per year for the 173 single family homes.
Solid waste generation for the school campus is estimated to be 200 tons per year. This results in
less of waste generation and less environmental impact for the school compared to the planned 173
single family homes. No increase in the amount of hazardous materials is expected from the school
compared to residential housing. The school is not expected to include any above ground storage
tanks. It is anticipated that all bussing support facilities will be located off-site.
21. Traffic. Because the traffic patterns of a residential neighborhood and a school campus are
significantly different, a supplemental Analysis of Traffic Volume Impacts was conducted for the
site. This analysis compared the traffic for the 173 single-family homes to the proposed school
campus,both after completion of Phase I(Elementary School) and after full build out(Elementary
School and High School). This study is included in Appendix A at the end of this document. The
supplemental study indicates that the volume of traffic will increase at full build out of the campus
over the estimated traffic from the planned single-family homes. The traffic study concluded that
traffic will increase,but all traffic signaled intersection within the study area will be within
acceptable range with Level of Services of C or better. Additionally all traffic sign intersections with
the exception of the County Road 121/Jade road intersection and the Jade Road/Neary Street(School
Entrance)intersections are in the acceptable range. The traffic study makes two recommendations,
the first is to monitor traffic at the Jade Road/County Road 121 intersection and install a traffic
signal if conditions warrant a light. The second recommendation is to create two separate entrance
points into the school campus. Although the amount of traffic will increase over what was originally
studied in the AUAR,no further analysis other than the attached traffic study will be required to
examine differences in traffic patterns for the development of the area as a school campus.
22. Vehicle-Related Air Emissions. There will be slight increase in vehicle emissions from what
was originally studied in the AUAR but the effects on air quality will still be minimal and no
additional mitigation measures have been considered.
23. Stationary Source Air Emissions. EQB guidelines indicate this item is still not applicable to
this project and no changes will result for the conversion of 173 residential lots to a school campus.
24. Odors, Noise and Dust. No changes in the odor,noise or dust are expected from the change in
land use and no modifications to the AUAR are needed.
25. Nearby Resources. No changes in nearby resources are expected from the change in land use and
no modifications to the AUAR are needed.
Page 3
FINDINGS OF FACT,AND RECORD OF DECISION
Proposed School Addition for the Rivers Bend Residential Development
January 12,2006
26. Visual Impacts. No changes in visual impacts are expected from the change in land use and no
modifications to the AUAR are needed.
27. Compatibility with Plans and Land Use Regulations. The proposed school will fit well with
the City of St Joseph's plans for residential homes in the area. No conflicts with land use regulations
are expected.
28. Impact on Infrastructure and Public Services. No significant changes will result from the
land use conversion,because less homes will be built,less expansion of infrastructure will be
required. This will result in less impact than planned in the AUAR.
29. Cumulative Impacts. EQB guidelines indicate that no response to this item is required because
the entire AUAR process deals with cumulative impacts from related developments within the
AUAR area.
30. Other Potential Environmental Impacts. There are no additional adverse environmental
impacts anticipated that not have been previously discussed in items 1-29.
31. Summary of Issues. Table 31.1 in the AUAR outlined 9 items where mitigation measures were
summarized. The only item in this table that will change is the addition of a traffic signal at the
intersection of Jade Road and County Road 121 as outlined in the Supplemental Analysis of Traffic
Volume impacts as discussed under Item 21 above.
RECORD OF DECISION
Based on the Final AUAR and the attached Findings of Fact, the City of St Joseph as the RGU for this
environmental review,concludes the following:
I. The AUAR was prepared,published, and distributed in compliance with Minnesota Statutes, Chapter
1161),to implement the environmental review procedures established by the Minnesota Environmental
Policy Act and Minnesota Rules Parts 4410.1000 to 4410.1700(1997).
2. The AUAR,combined with the supplemental information contained in the Findings of Fact and attached
Appendix, satisfactorily addressed and responded to all of the issues raised and for which existing
information could have been reasonably obtained,and further investigation is therefore not required for
the proposed land use conversion from single family residential to a K-12 Public School Campus on 71.3
acres.
3. Based on the criteria established in Minnesota Rules Part 4410.1700,the project does not have the
potential for significant environmental effects and no further environmental review is required for the
school project.
4. The City Council of the City of St. Joseph adopts these findings.
Page 4
Resolution No.
A RESOLUTION APPROVING THE
FINDINGS OF FACT FOR THE PROPOSED SCHOOL ADDITION
FOR THE ARCON RIVERS BEND ADDITION
FINDING NO NEED FOR FURTHER ENVIRONMENTAL REVIEW
WHEREAS On August 19,2004 the City of St. Joseph City Council adopted the Final AUAR for the
Arcon Rivers Bend Property,and
WHEREAS The City has reviewed and concurs with the attached Finds of Facts and Appendix
NOW THEREFORE BE IT RESOLVED THAT:
1. The AUAR,combined with the supplemental information contained in the attached Findings of Fact
and Appendix, satisfactorily addressed all the issues raised and comments received for which existing
information could have been reasonably obtained, and further investigation is therefore not required,
This resolution adopted by recorded vote of the St Joseph City Council in open session on
(Date)
Mayor of St Joseph
ATTEST
City Administrator
Reviewed by administration Approved as to form and execution
City Administrator City Attorney
Westwood Professional Services
7699 Anagram Drive
We,,prairie,MM 55344
MAfN 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5750
F MA I1. WP59VJV51WOOdP5,COM
�Iy www.westwoodps.com
Westwood
Supplemental Analysis of Traffic Volume Impacts
Rivers Bend Development School Scenarios
St. Joseph, Minnesota
January 9, 2006
A supplemental analysis of the Rivers Bend AUAR conditions was conducted to consider the
traffic impacts of replacing a portion of the residential units with two school options. The
impacts on traffic generation are shown of the following table:
Table 1 a
Trip Generation Comparison
Replacing Single-Family Homes with
Alternate School Scenarios
AUAR Conditions-School Area with
173 Single Family Homes
Trips
Land Use A.M. A.M. P.M. P.M. Daily
A.M. In Out Total P.M. In Out Total DailIn Daily Out Total
Single-Family Detached 33 97 130 110 65 175 828 828 1,656
Housing
School Option 1 -Trips Generated by
K-8 School (1,000 Students)
Trips
Land Use A.M. A.M. P.M. P.M. Daily
A.M. In Out Total P.M. In Out Total Daily In Daily Out Total
K-8 School 262 213 475 102 113 215 728 727 1,455
School Option 2 -Trips Generated by
K-12 School (2,000 Students)
Trips
Land Use A.M. A.M. P.M. P.M. Daily
A.M. In Out Total P•M. In Out Total Daily In Daily Out Total
K-12 School 546 340 885 1 168 187 355 1,583 1,582 3,165
TWIN CITiE51MLTRR ST CLOUD flRAiNF-RD
Rivers Bend Development Supplemental Analysis
Page 2
Table 1 b
Trip Generation Comparison
Replacing Single-Family Homes with
Alternate School Scenarios
Comparison of Total Trips-Original AUAR Conditions
vs. Alternate School Scenarios
Trips
Scenario A.M. A.M. P.M. P.M. Daily
A.M. In Out Total PMIn In Out Tota! Gaily In Daily Out Total
Original AUAR 152 520 672 571 309 880 4,323 4,323 8,646
Conditions-Arcon Site
School Option 1 381 636 1,017 563 357 920 4,223 4,222 8,445
School Option 2 684 763 1,427 629 431 1,060 5,078 T 5,077 10,155
Change in Total Trips -Original AUAR Conditions
vs. Alternate School Scenarios
Trips
Scenario A.M. A.M. P.M. P.M. Daily
A.M.]n Out Total P.M. In Out Total Daily In Daily Out Total
Original AUAR 152 520 672 571 309 880 4,323 4,323 8,646
Conditions -Arson Site
School Option 1 229 116 345 -8 48 40 -100 -101 -201
School Option 2 512 243 755 58 122 180 755 754 1,509
Traffic was assigned to the network in a similar manner to that used for the AUAR. One change
in the assignment process was to assume that 10% of the traffic generated by the school would
originate in the AUAR residential area. As a result of this assumption, 10% of the school traffic
originated and was destined within the AUAR area.
The capacity analysis tables contained in the AUAR were updated to list the results of the
analysis with the school alternatives. Table 2 shows Synchro analysis results for the signalized
intersections in the network and Table 3 shows results for the stop-sign controlled intersections.
Table 4 provides SimTraffic results for the intersections of Jade Road with C.R. 121 and with
the Neary Street 1 School Entrance.
Rivers Bend Development Supplemental Analysis
Page 3
Table 2
Capacity Analysis of Signalized Intersections for
Full Development Conditions
A.M.Peak Hour P.M. Peak Hour
Location Existing With K-8 With K-12 Existing With K-8 With K-12
Conditions School School Conditions School School
Delay 1 LOS Delay/LOS Delay/LOS Delay 1 LOS Delay/LOS Delay/LOS
C.S.A.H. 75&C.S.A.H.2 15.3/B 22.1 /C 22.2/C 13.3 1 B 17.9/B 18,0/B
/College Ave. N.
C.S.A.H. 75& 12th Ave. j 9.3 1 A 11.8 I B 12.1 /B 6.01 A 9.7/A 9.8 1 A
C.R. 133
C.S.A.H. 75&88th Ave. 5.9/A 15.1 /B 15.2 1 B 5.3/A 13.0/B 13.01 B
C.S.A.H. 75&C.R. 134 6.61A 8.11A 8.1 /A 9.3/A 13.8/8 13.8/B
C.S.A.H. 75&28th Ave. 11.8/B 29.5/C 32.0/C 122/B 23.0 1 C 23.71 C
Rivers Bend Development Supplemental Analysis
Page 4
Table 3
Capacity Analysis of
Stop Sign-Controlled Intersections for Full Development
Critical Approach LOS t1)
A.M. Peak Hour P.M. Peak Hour
Intersection Critical Existing With K-8 With K-12 Existing With K-8 With K-12
Name Movement Volumes School School Volumes School School
Delay/LOS Delay I LOS Delay 1 LOS Delay/LOS Delay 1 LOS Delay I LOS
College Ave. N. &
Minnesota St. EB 19.4/C 52.8 1 F 68.9 1 F 17.3 I C 44.0 I E 48.8/E
C.S.A.H. 75&4th NB33.9/D 57.5!F 57.4!F 347.6/F (2)1 F l2)1 F
Ave. SB 96.2/F 306.7 I F 305.5 I F 2)1 F (2)I F (2),F
C,R. 138&28th EB 17.0 1 C 140.4 1 F 200.4 1 F 19.2/C 73.3 1 F 107.9/F
Ave.
C.R. 138&86th NB 9.51A 17.2/C 24.51C 9.5/A 17.2/C 19.3/C
Ave.
C.R. 121 &Jade NB N/A 40.5 1 E _12� F _ NIA 20.7 1 C 2-9...-9/D
Rd. SB 56.2/F 967.2/F 28.1 1 D 42.9/E
C.R. 121 &C.R. SB 9.6/A 14.61 E 17A C 9.6 /A 11.7/B 12.5/6
138
C,R. 121 &290th WB N/A 13.7/B 14.4113 N/A 11.3/B 12.01B
St.
C.R. 121 &Multi- SB 12.0 I B 12.5/B 12.3/B 12.4/13
Family Dev. Entr
C.R. 121 & SB 13.6/B 14.1 /B 14.618 14.91B
Lanigan Ave.
C.R. 121 &Odell EB 14.6/B 1-1.9 1 C 13.31 B 14.1 1 8
St.
Jade Rd. & WB 9.8/A 10.0/A 9.91A 10.0/B
Lanigan Ave.
Jade Rd. &Neary EB 43.4 1 E 782.0/F 16.3/C 23.5/C
St. /School Entr.
Jade Rd. &Odell UVB 8.9/A 8.9/A 8.9/A 8.9/A
St.
Jade Rd.& WB 8.7/A 8.7/A 8.7/A 8.7/A
Sullivan St
{ Delay and LOS were determined using HCM 2000 methodologies in Synchro and are given for the critical approach of the
(z1 Program does not compute delay value when intersection is highly overloaded.
Rivers Bend Development Supplemental Analysis
Page 5
Table 4
Delay per Vehicle in Seconds
Stop Sign-Controlled Intersections for Full Development
SimTraffic Analysis Results
A.M. Peak Hour P.M. Peak Hour
Intersection Name With K-8 With K-12 With K-8 With K-12
School School School School
C.R. 121 & Jade Rd. 15.416.8 36.0112.1 12.1 /5.3 15.916,9
Jade Rd. & Neary St. 1 School Entr. 10.3 /4.4 31.9 / 11.0 8.313.3 11.2 /4.1
Key: NN.N /NN.N = Critical Movement Delay I Overall Intersection Deigy
Conclusions:
Traffic Signal-Controlled Intersections
The traffic operations of all study area intersections with traffic signals remain in the acceptable
range with Level of Service °C" or better results.
Stop Sgn Controlled Intersections
An initial assessment of traffic operations at the stop-sign controlled intersections was
conducted using the Synchro network analysis software. Based on this methodology, the delay
results for intersections adjacent to the site development area are in the acceptable range
except for C.R. 121 1 Jade Road and Jade Road I Neary St. 1 School Entrance. Other more
remote intersections near downtown St. Joseph and C.R. 138 and 28th Avenue are expected to
experience capacity shortages.
For the two Jade Road intersections noted above, a more rigorous SimTraffic simulation
analysis was conducted to further verify the results, The results of the SimTraffic analysis
shown on Table 4 indicate acceptable delay and levels of service.
It is suggested that the traffic operations at C.R. 121 1 Jade Road be monitored. If operations
become unacceptable, the installation of a traffic signal would mitigate operational issues.
Based on the simulation results, it is not expected that a traffic signal would be required at this
location.
School Access
A single access location was analyzed for the proposed school. This access was located at
Jade Road I Neary St. 1 School Entrance. The site planning for the school should consider the
feasibility of providing two school entrances, which would make it easier for drivers to enter and
leave the school area. Providing two school entrances would spread traffic demand and
eliminate concerns about traffic operations for vehicles entering and leaving the school.
Remote Intersections
The traffic operations for remote intersections near downtown St. Joseph and C.R. 138 and 28th
Avenue will need to be addressed in the future. Factors other than the Arcon development
significantly contribute to these issues.
Appendix C
City Council Resolution
Ordering AUAR Update
April 18, 2016
Page 1 of 3
Pursuant to due call and notice thereof, the City Council for the City of St. Joseph met in regular session
on Monday, April 18, 2016 at 6:00 PM in the St. Joseph City Hall, opening the meeting with the Pledge of
Allegiance.
Members Present: Mayor Rick Schultz, Councilors: Dale Wick, Matt Killam, Bob Loso. Administrator Judy
Weyrens. Members Absent: Renee Symanietz
City Representatives: City Engineer Randy Sabart, Finance Director Lori Bartlett, Public Works Director
Terry Thene, Community Development Director Therese Haffner.
Others Present: Chase Larson, Adam Wicklund
Public Comments: No one present wished to speak.
Agenda Approval: Loso made a motion to approve the agenda with the deletion of item 8b,
Purchase Agreement—City Hall; addition of item 8d, Sauk River Park Property; seconded by
Symanietz and passed unanimously by those present by those present.
Consent Agenda: Loso made a motion to approve the consent agenda. The motion was seconded
by Wick and passed unanimously by those present.
a. Minutes - approved the minutes of April 4, 2016
b. Bills Payable - approved payment of check numbers 050408-050460, Payroll EFT
#001182-001187 and Accounts Payables EFT#001726-001731.
C. Performance Measurement—adopted resolution 2016-009 Accepting St. Joseph's
Performance Measures Results.
d. Donations and Contributions —accepted the following donations as presented:
Anonymous —Archery Range, $20.04; Disc Golf, $28.00; Millstream Park, $3.75.
e. Equity Classifications —approved the equity designations as requested.
f. Transfers —authorized the 2016 transfers as requested.
g. Treasurer's Report—accepted the 1 st quarter 2016 and March 2016 Financial reports as
presented.
Metro Citizens Academy, Presentation of Donation: Chief Klein introduced Adam Wicklund, President of
the Metro Citizens Academy Alumni Association. Klein stated the Metro Citizens Academy is an
organization gives the area residents the opportunity to learn about police work. The organization has
formed an Alumni association who continue to support the efforts of the local police departments.
Wicklund stated he has been with the organization for two years. A fundraiser was held in April 2015 and
the organization would like to donate $700 to the fire department for the purchase of 5 lock boxes. Fire
Chief, Jeff Taufen thanked Wicklund and the Alumni Association for their donation. The lock boxes help
the fire department access residents' homes more easily rather than having to break down doors to
provide assistance.
Wick made a motion accepting the Metro Citizens Academy Alumni Association's donation of
$700.00 to the Fire Department for the purchase of DAMA boxes. The motion was seconded by
Symanietz and passed unanimously by those present.
Committee Reports
Planning Commission: Schultz reported the Commission met on April 11th and received the concept plan
for the proposed Country Manor Project. Additionally, staff prepared proposed land use amendments for
discussion and approval to schedule the public hearing for adoption.
Joint Planning Board: Loso reported there were two items on the agenda. The first was a lengthy
discussion on placing a moratorium on solar gardens in the Orderly Annexation Area. The Board chose
not to move forward with the moratorium at that time. A representative from a solar garden company
April 18, 2016
Page 2 of 3
spoke in opposition to the moratorium as his company is in the process of applying to install a solar
garden in the OAA. Schultz added the reason the moratorium was requested was due to Stearns County
requesting to place a moratorium throughout the county as well. The Board requested the solar company
provide additional information regarding their specific solar garden which will be presented at the next
meeting.
Loso stated the second item on the agenda was regarding a remnant parcel in the River Ridge Estates
Development. The Developer questioned if the Board would consider a public hearing to allow the
creation of two residential lots. Additionally, the developer requested authorization to exclude the
requirement of natural gas in the development replacing it with alternative forms of energy.
Engineer Reports, Field Street: City Engineer Randy Sabart presented a handout of lighting examples to
obtain lighting ideas for Field Street. The illustrations included teardrop, acorn, and lantern style lighting
on different collector streets throughout the area. Sabart suggested the Council look at the different
lighting at night to see which they would like best.
Schultz asked what the cost differences would be. Sabart stated the costs will vary. The higher the pole,
the more expensive the light will be. The new lights will all be LED.
Loso stated he would like to stay consistent with other lighting in the City; moving forward with the acorn
lighting. Schultz stated his only concern is the amount of outward lighting acorn lights give off versus a
lighting fixture that directs the light downward onto the streets.
Administrator Reports
AUAR Update—Country Manor Project: Weyrens stated in 2005, the City accepted the environmental
document, AUAR, for the Arcon development. In 2007, the AUAR was updated to reflect the land use
changes on a portion of the plat that was sold to District 742 for Kennedy School. The property
purchased by Country Manor is part of the property included in the AUAR. The developer is proposing to
update the AUAR for the project. Staff has been working with the developer for the Country Manor Project
to identify the processes needed for the development and has concurred that the AUAR will need to be
updated and which components need to be included.
Wick made a motion authorizing Westwood Professionals Inc. to update the AUAR as presented
and to manage the submittals and publications with the cost being borne by the developer. The
motion was seconded by Symanietz and passed unanimously by those present.
Ordinance Amendments: Weyrens stated staff has been working on Ordinance Amendments for both the
Planning Commission and the City Council. Included in the packet are amendments that are not land use
matters, therefore not required to go through the Planning Commission for approval. The ordinances
included for review include:
• Water—to reflect the current practice
• Confectioners/food truck— New ordinance to regulate food trucks
• Unreasonable Acceleration —the amendment includes less descriptive language giving the police
officers discretion.
• Bicycle/rollerblading —the amendment addresses the concerns of bicycling in the downtown area
on sidewalks where the space is limited.
• R5—Supportive Care District—new ordinances combining the city R4 regulations along with a
medical type facility.
Schultz questioned how the City will deal with the existing medical care facilities once the R5 district is
established. Weyrens stated the ordinance could be superimposed on current care facilities.
Wick stated the bicycle ordinance amendment should read that bicycles should not be allowed on any
sidewalk in the restricted area. Klein added the restriction should only be on sidewalks, not streets and
the amendment will reflect the changes.
April 18, 2016
Page 3 of 3
Wick added the language should be consistent in section 401.07 having the homeowner be responsible
for the installation and maintenance of the meter.
Sauk River Park Property: Weyrens reported that the City has received the deed for the portion of the
Arcon Property that was to be dedicated for park. The property consists of approximately 95 acres and is
adjacent to the Sauk River. The property is currently cropped by a local farmer. He has questioned if the
City would consider allowing the continuation as he would be willing to pay the same acreage fee as he
did to Arcon. Weyrens stated there are currently no plans with the park area and a motion would need to
be made to enter into an agreement with the renter of the land.
Loso made a motion authorizing the City to enter into an agreement authorizing the cropping of
the former Arcon property owned by the City. The motion was seconded by Symanietz and
passed unanimously by those present.
Mayor Reports
Updates: Chief Klein and Principal from Kennedy made a presentation to the Chamber about their jobs
and how the school and police department work together; the fields at Kennedy are going to be improved
through collaboration between the City and School District; On May 2nd, Congressman Emmer will the
City Council meeting.
CGMC: Schultz reported the coalition is focusing on water quality issues throughout the state, broadband
issues, and transportation issues.
APO: The APO has received one application for the APO director with the deadline being Friday.
New Business
The intergovernmental meeting will be held on April 261h in Sartell.
Loso: Loso expressed concerns regarding the college rental housing in the downtown area. Loso added
that other councilmembers who do not live in the downtown are not accustomed to the noises and parties
that take place every weekend. Every spring and summer there are a select 6 or 7 houses having parties
every weekend. Loso questioned why the landlords do not get called out on the parties and ticketed with
noise violations. Loso added he feels sorry for the residents that live next to the rental houses.
Klein stated when a noise complaint is received; residents are given the opportunity to remedy the
situation. If it is not resolved, then the officers will return and issue a noise violation. Loso questioned if a
call has to be received for an officer to report to a party. Klein stated he has discussed the topic with his
officers and gave them the authority to shut down parties without receiving a phoned in complaint.
Schultz agreed with Loso's concerns adding that he had spoken to residents near the rental units and
they have given up calling in complaints because the parties keep happening.
Chief Klein: Klein stated that the Police Department received a Partner in Education Award after being
nominated by the School District.
Admiourn: Wick made a motion to adjourn at 6:45 PM; seconded by Symanietz and passed
unanimously by those present by those present.
Judy Weyrens
Administrator
Appendix D
Traffic Study
Westwood
Supplemental Analysis of Traffic Volume Impacts
;Uver's Bend - Tract 4
Saint Joseph, Minnesota
Prepared for: Prepared by:
Cm St.Joe, LLC Westwood Professional Services
10 8t"Avenue South 7699 Anagram Drive
Sartell, MN 56377 Eden Prairie, MN 55344
Phone Number (952) 937-5150
Project Number:0008495.00
Date: 4/22/2016
Multi-Disciplined Surveying&Engineering
westwoodps.com
Supplemental Analysis of Traffic Volume Impacts 4/22/2016
River's Bend—Tract 4,S.Joseph, MN
SUPPLEMENTAL ANALYSIS OF TRAFFIC VOLUME IMPACTS
A supplemental traffic analysis for the proposed development of the River's Bend AUAR area
has been conducted to consider the traffic impacts associated with replacing a portion of the
residential units with six phases of senior housing development. This development will
encompass 131 acres, and is located to the south of County Road 121 and west of Jade Road in
Saint Joseph, MN. The property will access via the extension of Lanigan Way to the south from
County Road 121, and via the new Neary Street connection to Jade Road. The proposed
development program for this property is shown on Table 1.
Table 1: Land Use Program
Existing Land Use Proposed Land Use
Phase 1 (2016)—Senior Campus first wing (60 senior apartment
131 acres undeveloped land units; 24 memory-care units; 46,800 sq.ft. community space) and
12 patio home units
Phase 11 (2020)—95-unit assisted/senior living apartment in
northwest corner of area
Phase 111 (2021)—Senior Campus second wing(60 senior
apartments; 24 memory-care units; 42,000 sq.ft. of community
space)
Phase IV(2022)—17 patio homes
Phase V(2023)—21 patio homes
Phase VI (2024)—41 patio homes
TOTAL DEVELOPMENT—Senior Campus(120 senior apartment
units; 48 memory-care units; 88,800 sq.ft. community space), 91
patio homes and a 95-unit assisted/senior living apartment
In 2004, the Arcon AUAR Traffic Study assumed a much larger development area (464 acres)
than the portion of the site analyzed here (131 acres). Also, in 2006, a school site replaced a
portion of the Arcon development area east of Jade Road.
Under the original AUAR, the following land uses were presumed for this area:
• 194 low density residential units (single-family residential units)
• 90 medium density units (condominiums/townhouses)
• 95 high-density units (apartments)
• 36.6 acres of open space
Westwood
Supplemental Analysis of Traffic Volume Impacts 4/22/2016
River's Bend—Tract 4,S.Joseph, MN
Table 2 summarizes the trip generation estimate based on the original assumptions of land uses
and ITE Trip Generation rates from the 2004 AUAR.
Table 2—Original AUAR Trip Generation for Site
Dev. A.M. Peak Hour P.M. Peak Hour
Land Use Units In Out Total In Out Total
Single-Family Detached 194 109 37 146 70 40 110
Housing
Apartment 95 8 40 48 39 20 59
Residential 90 7 33 40 33 16 49
Condominium/Townhouse
Total 199 i 124 110 234 142 76 218
(NOTE: These trip generation values are based on ITE Trip Generation,6th Edition, 1997 rates)
Table 3 summarizes the current trip generation estimate for the revised land uses. These
calculations utilize rates from the updated ITE Trip Generation Manual, 9th Edition, 2012.
Table 3—Updated Trip Generation for Site
Dev. A.M. Peak Hour P.M. Peak Hour
Land Use Units In Out Total In Out Total
Congregate Care Facility 168 6 4 10 16 13 29
Elderly Housing—Detached 91 16 30 46 26 16 42
Assisted Living 95 9 5 14 9 12 21
Total 354 31 39 70 51 41 92
(NOTE: These trip generation values are based on ITE Trip Generation Manual,9th Edition,2012 rates)
Westwood
Supplemental Analysis of Traffic Volume Impacts 4/22/2016
River's Bend—Tract 4,S.Joseph, MN
The change in the number of trips generated by the site between what was originally proposed
in 2004 versus what is now proposed is listed in Table 4.
Table 4—Change in Total Trip Generation for Site
Dev. A.M. Peak Hour P.M. Peak Hour
Land Use Units In Out Total In Out Total
Arcon AUAR(2004) 199 124 110 234 142 76 218
River's Bend—4t" Plat(2016) 354 31 39 70 51 41 92
Total +155 1 -93 -71 -164 -91 1 -35 -126
Although the River's Bend —4t" Plat development will have more development units (or beds)
than were proposed in the Arcon AUAR, the trip generation will be significantly less. This is due
to the fact that the driving habits and characteristics of the elderly are different than younger
drivers. Many elderly no longer drive, or are no longer commuters to and from jobs.
Therefore, the traffic demand generated by the revised land use will not impact the internal or
surrounding roadway network to the extent that the original development concept would have.
As a result, the impacts to the surrounding roadway network will be much less intense than was
originally forecast in the approved 2004 AUAR.
Westwood
Supplemental Analysis of Traffic Volume Impacts 4/22/2016
River's Bend—Tract 4,S.Joseph, MN
PHASED DEVELOPMENT
Phase I
Current peak hour turning movement counts were taken at the study intersections (see Figure
1.) To assess the effects of the phased development, Westwood looked at impacts one year
after the completion of Phase I (which would be 2017) and one year after the completion at full
build-out (which would be 2025).
The trip generation for Phase I is provided in Table 5. For this phase, it is assumed the north-
south road from County Road 121 would provide the preliminary access to the site. This is an
extension of Lanigan Way to the north of County Road 121. The only intersection addressed in
the analysis for this phase is County Road 121 and Lanigan Way.
Table 5—Phase I Trip Generation
Dev. A.M. Peak Hour P.M. Peak Hour
Land Use Units In Out Total In Out Total
Congregate Care Facility 84 3 2 5 8 6 14
Elderly Housing—Detached 12 1 2 3 2 1 3
Assisted Living 0 0 0 0 0 0 0
Total 96 4 4 8 10 7 17
(NOTE: These trip generation values are based on ITE Trip Generation Manual,9th Edition,2012 rates)
The impacts from Phase I on the existing street system will be minimal. Figure 2 illustrates the
distribution of trips provided in Table 5 onto the existing roadway system. It is assumed that
the traffic control for the intersection would be side-street stop, as it is for Lanigan Way at the
current intersection with County road 121 from the north.
The traffic software program Synch ro/Sim Traffic Version 9 was used to model the traffic
operations at the intersection.
Table 6 illustrates the impact of Phase I traffic on the three intersections assessed in this
analysis—County Road 121 & Lanigan Way; County Road 121 &Jade Road; and, Jade Road &
Westwood
Supplemental Analysis of Traffic Volume Impacts 4/22/2016
River's Bend—Tract 4,S.Joseph, MN
Neary St. It is noted, the current analysis incorporates the traffic from Kennedy Community
School, which was analyzed under a previous supplemental analysis.
Table 6— Phase I Capacity Analysis
A.M. Peak Hour P.M. Peak Hour
Intersection Critical Existing Out In Out
Movement
Delay/ LOS Delay/ LOS Delay/ LOS Delay/ LOS
County Road 121 & NB 0.0/A 10.7/ B 0.0/A 9.8/A
Lanigan Way
County Road 121 & NB Left 10.8/ B 10.9/ B 10.2/ B 10.3/ B
Jade Road
Jade Road & Neary St. SB 9.7/A 9.7/A 7.4/A 7.4/A
(NOTE: These trip generation values are based on ITE Trip Generation Manual,9th Edition,2012 rates)
Full Build-Out
The trip generation estimate for full Build-out was provided in the previously discussed Table 3.
For this phase, it is assumed Lanigan Way would provide access from County Road 121 into the
site for the Senior Campus and a portion of the patio homes. A larger portion of the patio
homes will be east of Lanigan Way, and will be accessed from Jade Road via the new east-west
Street, Neary Street.
Table 6 shows the Build-Out capacity analysis of the three intersections assessed in this analysis
—County Road 121 & Lanigan Way; County Road 121 &Jade Road; and, Jade Road & Neary St.
These volumes are shown on Figure 3. For this analysis, it is assumed that all three
intersections will by side-street stop controlled. The values listed under "Existing" were taken
from the previous supplemental analysis.
Westwood
Supplemental Analysis of Traffic Volume Impacts 4/22/2016
River's Bend—Tract 4,S.Joseph, MN
Table 7— Build-Out Capacity Analysis
A.M. Peak Hour P.M. Peak Hour
Intersection Critical Existing* Build Existing* Build
Movement
Delay/ LOS Delay/ LOS Delay/ LOS Delay/ LOS
County Road 121 & SB 13.6/ B 10.7/B 14.6/ B 10.3/ B
Lanigan Way
NB -- 11.0/ B -- 10.0/ B
County Road 121 & NB 40.5/ E 11.1/ B 20.7/C 12.0/ B
Jade Road
Jade Road & Neary St. EB 43.4/ E 23.5/C 16.3/C 11.0/ B
(NOTE: These trip generation values are based on ITE Trip Generation Manual,9th Edition,2012 rates)
* denotes values taken from 2006 Supplemental Analysis for School site(K-8).
6 Westwood
Supplemental Analysis of Traffic Volume Impacts 4/22/2016
River's Bend—Tract 4,S.Joseph, MN
CONCLUSIONS
The traffic operations of the three study area intersections were analyzed using
Synch ro/SimTraffic software. The minimal traffic generated by development of the AUAR area
is greatly reduced when compared to the original 2004 AUAR plans. The trips added by the
Tract 4 development will not negatively impact the a.m. or p.m. traffic conditions.
Side-street stop control is recommended. It is noted, the school access onto Jade Road is being
widened, and it is recommended that the Neary Street approach be aligned with the improved
school access. It is concluded school traffic will not cut through this development, as the
distance traveled to County Road 121 would be longer.
As discussed in the supplemental analysis conducted for the school, it is suggested that the
traffic operation at County Road 121 and Jade Road be monitored. If operations become
unacceptable, warrants may be met for signalization. Nevertheless, it is not determined that
signalization is required or warranted at this time.
While not a part of this analysis, the remote intersections near downtown St.Joseph should
continue to be monitored, as indicated in the 2004 AUAR. While it does not appear this tract
will significantly impact these remote intersections, other factors may.
7
Westwood
ElT(j X X
�1
z G
z
Z[--
Li w0 U
F- w
0 o W W
Z >
w z �o
z O_ 0z N
N
(n Y Y �W
LLJ
W LJ JZ m d
to W d Z •!S O
a) Q � � 0 z � w � w
a Q a- Fn
fr�Y*7r �� •VJ
•, r F.y^' SL
Ile
y -0 S£ o F+h ^ o
116
p Oi r
9n •...• y Y - �\
CpF a2
o
? �0 W
V J
s'
U
C
N V p
U � 2 in
E $
n a
0-6 O Qa
C _
O
o
A - IL IL
a
O a N N
ga
N
o
o
- lu
ElT(j X X
z O G
Li w0 U
Ucn O >
O O w
O > > w z z C
z o o z o N
N
LLJ w w J z d
w dn z � a O
d Q CD z N (- w
a Q a- Fn
i rr^'1
VJ
r-
gL Z -W
Ile V .�
Al gr 0
r91>1116
^ ! (�
^
�} w
o
L yg 0
0
a
N
n a
O m m
C
U
in in in q
0
Q F �
3 VJ ass Q
ga
N
CD
ElT(j X X
O
O
Z
w w O U �� G
F- w >
'r
O Ul
O O w
O > > ~
D
z z o N ,O
z O O LLJ ^la+
N wW
Y Y w J Cl)
p Q Q J z
to w d z � a Q
d Qz N (- w
a _j Q a- Fn
i rr^'1
VJ
r.
->
el
o
CpF � 'r � `♦ T
♦
o
M )v
� a �0(
0 0
z a� tS
y+, o Z E
cn
O ♦a � � m yc:
n in i ori IL q
A r
� • r ori oC
4. r m m O
m
- a.s P
a
CD
N
o
cfl � a�iF
N
lu
J
Appendix E
Updated AUAR Final Mitigation Plan
Appendix A
Final Mitigation Plan
Country Manor Senior Living Campus/Update to the
Arcon St. Joseph AUAR
St. Joseph, Minnesota
May 5, 2016
Mitigation Plan. AUAR Guidelines. The Final AUAR document must include an
explicit mitigation plan. At the RGU's option, a draft plan may be included in the
draft AUAR document; of course, whether or not there is a separate item for a
draft mitigation plan, the proposed mitigation must be addressed through the
document.
It must be understood that the mitigation plan in the final document takes on the
nature of a commitment by the RGU to prevent potentially significant impacts
from occurring from specific projects. It is more than just a list of ways to reduce
impacts -- it must include information about how the mitigation will be applied and
assurance that it will. Otherwise, the AUAR may not be adequate and/or specific
projects may lose their exemption from individual review.
The RGU's final action on the AUAR must specifically adopt the mitigation plan,-
therefore,
lan,therefore, the plan has a "political"as well as a technical dimension.
Introduction
This Mitigation Plan is submitted as part of the Final AUAR to provide reviewers, regulators and
prospective purchasers of land with an understanding of the actions necessary to protect the
environment and limit impacts by the proposed development of the AUAR area.
The primary mechanism for mitigation of environmental impacts is the effective use of
ordinances, rules, and regulations. The mitigation plan does not modify the regulatory agencies
responsibilities for implementing their respective regulatory programs, nor create additional
regulatory requirements. The Final Mitigation Plan will specify the legal and institutional
arrangements that will assure that the adopted mitigation measures are implemented.
This document is the Final Mitigation Plan for the Country Manor Senior Living Campus/Update
to the Arcon St. Joseph AUAR. The Mitigation Plan is organized by item number, and follows
the organizational framework of the AUAR.
Item 11. Fish, Wildlife, and Ecologically Sensitive Resources
Responsible Parties: City of St. Joseph, Project Developers, and Construction Contractors
Agencies Involved: City of St. Joseph
Implementation Program: Developers Agreements
Appendix E-Final Mitigation Plan- Country Manor Senior Living Campus/Update to the Arcon St.
Joseph AUAR
Implementation Timeframe: 2016-2024
Because there are no known rare plant or animal species or other significant natural features
identified in the updated AUAR area, extraordinary wildlife mitigation measures have not been
considered.
Development plans will be reviewed and approved by the City of St. Joseph prior to construction,
and development in the AUAR area will need to comply with City of St. Joseph Ordinance 52.19
(Land,Woodland, and Wetland Preservation), which requires erosion and sediment control,
woodland preservation, and 50-foot structural setback from wetlands. Effects on resident wildlife
species will be mitigated through the preservation of 24.5 acres of wetland, 3 acres of grassland,
and 33 acres of oak woodland. In addition, 5 acres of stormwater ponds will be created. The
stormwater ponding will create more open water habitat than currently exists of the site.
The system of ponding, parks,wetlands, and open space will provide potential habitat for
wildlife. Landscaping such as flowers,turf grass,trees, and shrubs will be established as
development progresses, and will provide food and habitat for suburban wildlife.
Item 12. Physical Impacts on Water Resources
Responsible Parties: City of St. Joseph, Developers
Agencies Involved: Stearns County Environmental Services, U.S. Army Corps of Engineers
Implementation Program: Minnesota Wetland Conservation Act, Section 404 of Clean Water Act
Implementation Timeframe: 2016-2024
Developments within the Updated AUAR area will be designed to avoid further wetland
alterations to the extent practicable. If as development continues as discussed above and wetland
impacts become necessary,the Project proposers will be required to follow the sequencing
process of wetland avoidance, minimization, rectification, and mitigation as outlined in the
Minnesota Wetland Conservation Act(WCA). Wetland permit applications would be prepared
and submitted to Stearns County Environmental Services and the U.S. Army Corps of Engineers
to obtain authorization for wetland alterations under the WCA and Section 404 of the Federal
Clean Water Act prior to project construction. Wetland applications and designs will undergo
additional review and comment by the Minnesota DNR, Minnesota Board of Water and Soil
Resources, and Stearns County Soil and Water Conservation District. Wetland impacts will be
replaced in compliance with the Minnesota Wetland Conservation Act(WCA) and the Federal
Clean Water Act.
Development plans will be reviewed and approved by the City of St. Joseph prior to
construction, and development in the updated AUAR area will need to comply with City
of St. Joseph Ordinance 52.19 (Land, Woodland, and Wetland Preservation), which
requires erosion and sediment control, woodland preservation, and a 50-foot structural
setback from wetlands. Erosion control measures, best management practices, and the
use of stormwater ponds for rate control and water quality treatment will minimize
potential for indirect impacts to other water resources within and adjacent to development
areas.
—2—
Appendix E-Final Mitigation Plan- Country Manor Senior Living Campus/Update to the Arcon St.
Joseph AUAR
Item 13. Water Use
Responsible Parties: City of St. Joseph, Project Developers, and Construction Contractors
Agencies Involved: City of St. Joseph, Stearns County, MN Department of Health, MN-DNR
Implementation Program: Stearns County Ordinances, MN Department of Health Water Well
Regulations, and MN-DNR Water Appropriation Rules
Implementation Timeframe: 2016-2024
Prior to construction, all unused domestic wells within the Updated AUAR area, including any
unregistered wells identified in the future, will be sealed and abandoned in accordance with
Minnesota Department of Health regulations. Development within the Updated AUAR area will
be served by the City of St. Joseph municipal water supply system and will not require
installation of new domestic wells.
Dewatering may be necessary during construction to install sanitary sewer, municipal water, and
storm sewer in some areas within the Updated AUAR area. Contractors will carry out these
activities on a case-by-case basis at the minimum duration and quantity necessary to construct
utility service for the affected sites. Groundwater appropriated for construction dewatering
purposed will be discharged to temporary or permanent stormwater ponds located within the
Updated AUAR area. Groundwater appropriation and dewatering that exceeds DNR permitting
thresholds will require authorization under the appropriate DNR permit(s).
The proposed Development in the area will be designed in accordance with the goals and
policies set forth in the City of St. Joseph Comprehensive Plan. Mitigation measures will
seek to minimize impacts to surface water and existing wells. Careful monitoring of well
performance, modeling the groundwater system, and testing will help protect long-term
sustainability and quality of the aquifer.
Item 17. Water Quality: Surface Water Runoff
Responsible Parties: City of St. Joseph, Project Developers, and Construction Contractors
Agencies Involved: City of St. Joseph, Minnesota Pollution Control Agency
Implementation Program: City of St. Joseph Surface Water Management Ordinance
Implementation Timeframe: 2016-2024
The proposed development will be designed in accordance to policies set forth by the City of St.
Joseph,the Sauk Rover Watershed District, and the Minnesota Pollution Control Agency. The
increase in impervious area will be mitigated by construction of stormwater management ponds
designed to increase the total flood storage volume on the site and handle a 100-year storm event
prior to discharging to wetlands and the Sauk River. The ponds will also remove suspended
sediment and nutrients from surface water runoff. Stormwater pollution prevention plans will
employ Best Management Practices during construction to reduce erosion and sediment loading
of runoff Adhering to City of St. Joseph,the Sauk River Watershed District, and Minnesota
Pollution Control Agency requirements for water quality, rate control, and volume control will
mitigate potential effects on water quality and the increased runoff volume. Existing wetlands
and ditches will also function to detain treated stormwater and manage rates of runoff discharging
to the Sauk River.
—3—
Appendix E-Final Mitigation Plan- Country Manor Senior Living Campus/Update to the Arcon St.
Joseph AUAR
The stormwater management system will meet the standards set forth in City of St. Joseph
Ordinance 52.18 (Surface (Storm)Water Management),which does not allow development to
increase the 2-year, 10-year, or 100-year peak discharge rates that exist prior to development. It
will also meet the standards set forth in the Sauk River Watershed District Permit which adds the
10-day Snowmelt event. The Surface Water Management Ordinance and the Sauk River
Watershed District Permit also requires minimization of disturbed areas, runoff velocities, and
erosion potential; and investigation of vegetated swales, settling basins, skimming devices,
detention facilities, and natural infiltration in development of the Stormwater Management Plan.
Item 21. Traffic
Responsible Parties: City of St. Joseph, Stearns County, St. Cloud Area Planning Organization
Agencies Involved: City of St. Joseph, Stearns County, St. Cloud Area Planning Organization
Implementation Program: St. Cloud APO Transportation Plan, City and County Capital Improvement
Programs
Implementation Timeframe: 2016-2024
Development of the Updated AUAR area will require that either a traffic signal be installed at the
intersection of College Avenue N. and Minnesota Street(about 1.2 miles north of the site), or the
12th Avenue/Jade Road extension be constructed to maintain an acceptable Level of Service at
the College Avenue/Minnesota Street intersection.
The installation of a traffic signal at College Avenue and Minnesota Street will improve traffic
operations at this intersection more than the potential 12th Avenue/Jade Road extension. The full
development peak hour Level of Service will be `B"or better if a traffic signal is installed. The
12th Avenue/Jade Road extension would only improve intersection Level of Service to the "D"
level.
The 12th Avenue/Jade Road extension would have a small positive effect on traffic operations at
many intersections near the AUAR area. The only intersection in the project vicinity that
improves from an unacceptable to acceptable Level of Service ("E"to "D")under full
development is College Avenue N. and Minnesota Street. The 12th Avenue/Jade Road extension
is not required at other intersections in the project vicinity to maintain acceptable Levels of
Service.
Without the 12th Avenue/Jade Road extension, another possible mitigation for College Avenue
and Minnesota Street would be to provide a southbound right turn lane during peak periods. This
could be achieved by banning on-street parking during those periods.
Two lane roadways on County Road 121 and Jade Road with turn lanes at crossing intersections
will be adequate to service the project development area. All access points will operate at
acceptable Levels of Service during peak periods after full development of the Updated AUAR
area with stop sign control on the side streets.
—4—