HomeMy WebLinkAbout6.p.Authorize Preparation of Alternative Urban Areawide Review (AUAR) for 42/Akron1 AGENDA ITEM: Authorize Preparation of Alternative
Urban Areawide Review (AUAR) for
42 /Akron Area
AGENDA SECTION:
Consent
PREPARED BY: Kim Lindquist, Community Development
Director
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'TIE J 1 A
ATTACHMENTS: WSB Letter for Scope of Services, Map
APPROVED BY:
RECOMMENDED ACTION: 1) Motion to Authorize the Preparation of an Alternative
Urban Areawide Review (AUAR) for the 42 /Akron Area; and 2) Motion to Authorize the
Mayor and Clerk to Enter into Contracts with Landowners for Payment of the Cost of the
AUAR Provided such Agreement Requires Payment of at Least 50% of the Cost in
Advance, with the Obligation to Pay the Remainder Secured by Cash Deposit, Letter of
Credit, Payment Bond or Other Security Approved by the City Attorney and City
Administrator.
4 ROSEMOUNT
ISSUE:
BACKGROUND:
CITY COUNCIL
City Council Meeting: February 7, 2006
EXECUTIVE SUMMARY
With the pending Met Council approval of the City's Comprehensive Guide Plan amendment to expand
the Municipal Urban Service Area (MUSA) and re -guide the land area north of CSAH 42 along Akron
Avenue, it is anticipated that several of the property owners will come forth with development proposals.
In anticipation of these development proposals, Staff has uuuated discussions with the larger land
owner /developers within the area highlighted on the attached exhibit regarding the environmental review
process.
Based on the size of the individual land holdings, the majonty of the development proposals will require a
mandatory Environmental Assessment Worksheet (EAW) and several will be close to the threshold for a
mandatory Environmental Impact Statement (EIS). As an alternative to the preparation of multiple
individual EAW's or EIS', the Environmental Quality Board (EQB) allows for the preparation of an
AUAR The advantages of preparing an AUAR for a larger project area are.
One comprehensive review is completed for multiple development areas versus individual EAW
EIS with each development proposal.
The AUAR will outline mitigative measures to impacts identified for the proposed development
area
The AUAR allows for the environmental review to be completed earlier m the des elopment
process than an EAW or EIS
The preparation of an AUAR is more cost effective than multiple EAW's.
The attached letter from Andi Moffatt with WSB outlines the environmental review options, scope of
services to prepare the AUAR, estimated fee and schedule. As the cost of environmental reviews is the
responsibility of the property owner /developer, Staff has met with several of the larger
landowner /developers to discuss the merits of preparing an AUAR and depositing monies with the City to
contribute towards the cost of the AUAR.
Based on the estimated fee of $98,921 and the study area of 1,475 acres, the estimated per acre rate for the
AUAR is $67 /acre The initial participating landowner /developers comprise 995 acres of the study area
and will therefore fund approximately $67,000 of the estimated cost The remaining cost is proposed to be
up fronted by the City with landowner /developer reimbursement when the property develops. Funding
for the City portion of the upfront cost is proposed to be from the Street CIP Reserve Fund
Several of the landowner /developers have inquired about making an initial cash deposit (50 with the
remainder collected by the City as costs are incurred. To address this request, a motion is presented for
Council consideration that authorizes the execution of an agreement between the City and developer
should a developer choose to not deposit the full amount upfront The mtended agreement would require
adequate securities on the part of the developer to ensure payment to the City for the full participatory
cost of the AUAR.
SUMMARY:
Staff recommends Council adoption of the motions as presented.
2
WSB
AArocu,rer Inc.
February 2, 2006
Ms. Kim Lindquist
City of Rosemount
2875 145 St W
Rosemount, MN 55068
Re: Scope of Services for the 42 /Akron Alternative Urban Areawide Review
WSB Project No 1556 -65
Dear Ms. Lindquist:
As requested, we have prepared a Scope of Services and a cost estimate to complete an
Alternative Urban Areawide Review (AUAR) for the proposed 1,525 -acre site located in the
north central portion of the City. This site is located north of CSAH 42 at County Road 73
(Akron Avenue) and is referred to as the 42 /Akron Area.
As per Minnesota Rules 4410, the proposed magnitude of the development area requires
environmental review. This review could be accomplished through reviewing individual
development as projects are proposed or reviewing the entire site with one document.
Depending on the number of units and/or need to review different development scenarios, this
environmental review could be completed through an Environmental Assessment Worksheet
(EAW), an Alternative Urban Areawide Review (AUAR), or an Environmental Impact
Statement (EIS). It is recommended that an AUAR be prepared for this project due to the size
and unknown specific development scenarios. A discussion of each type of review is outlined
below for your information
I. Environmental Review Options
To provide you with some general information, please find a summary of the City's
environmental review options outlined below.
A. Environmental Assessment Worksheet (EAW)
The purpose of an Environmental Assessment Worksheet (EAW) is to identify significant
environmental impacts associated with a project and determine if an Environmental
Impact Statement (EIS) is required. An EAW is a less rigorous form of an EIS In the
City of Rosemount, an EAW is required when the following thresholds are met or
exceeded.
Construction of 250 unattached or 375 attached residential units
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The fuel EAW process can generally be completed within 4 6 months from the initiation
of the document. In general, specific information about the type of development that will
occur is needed for an EAW including a concept plan and numbers of residential units.
Additionally, only one development scenario is analyzed.
B. Environmental Impact Statement (EIS)
An EIS is required when a project has the potential for significant environmental impacts
as mandated in Minnesota Statute 116D 04, subdivision 2a. An EIS provides
information about the extent of the potential environmental impacts and how these
impacts could be avoided or minimized Completion of an EIS requires a scoping EAW
be completed first to identify the issues that need to be covered in an EIS.
In general, an EIS is mandatory when the following thresholds are met or exceeded:
Construction of 1,000 unattached or 1,500 attached residential units
The full EIS process takes much more time than the EAW process. This process requires
the following
Preparation and distribution of a scoping EAW
30 -day EAW comment period
Preparation and distribution of a draft EIS
Draft EIS comment period
Preparation and distribution of revised EIS
This process can take between 12 -14 months (or more) to complete. An EIS needs to be
updated every 5 years until all development is approved in the study area In general,
specific information about the type of development that will occur is needed for an EIS,
including a known concept plan and number of residential units.
C. Alternative Urban Areawide Review
The Alternative Urban Areawide Review (AUAR) is a hybrid between the EAW and EIS
process. It can be used as a substitute for an EIS for some projects like residential
development projects or commerciaUlight industrial projects AUAR's are especially
useful when exact development plans are unknown, there are a series of accumulating
projects, there are different property owners, and/or a number of different development
cenarios are possible
An AUAR can be prepared to review different development scenarios in the same
document. As long as the final development completed in the area does not exceed the
proposed density reviewed in the AUAR, an additional environmental review is not
required. Therefore, it is important in an AUAR to determine the maximum "worst case"
scenario and evaluate this scenario in the document.
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The AUAR process is generally longer than an EAW but shorter than an EIS. The
AUAR process can generally be completed within 10 -12 months This process requires
the following
Preparation and distribution of a draft AUAR
30 -day AUAR comment period
Respond to comments and revise AUAR
Distribute final AUAR for 10 -day review period
If no agency objections, the City can adopt the AUAR.
As with an EIS, an AUAR needs to be updated every 5 years until all the
development is approved within the study area. If all of the plats within the study area
are not fully approved within 5 years, the AUAR would need to be updated. It is
anticipated that this effort would involve taking the existing AUAR and making any
needed changes to reflect the development that had been completed to date and update
any mitigation measures
Due to the size of the proposed development area, the lack of specific development plans
for the area, the different land owners involved, and the fact that at least some of the
proposed development would likely require an EIS, it is recommended that an AUAR be
prepared for the 42 /Akron study area.
II. Scope of Services
Outlined below, please find a scope of work to complete the AUAR process for the 1200 -acre
study area.
Task I Collect and Analyze Background Information
As part of this task, the following background information will be collected and analyzed:
Previously completed studies for the area
Soils data from County mapping and /or available soil boring data
Wetland information from the National Wetland Inventory and from delineation
information from the land owners, if available
Potential contamination areas from the PCA and/or a Phase I analysis
Potential contamination areas from the County
Utility locations
Topography
Potential concept development plans, if available
Additionally, the DNR Natural Heritage Database, US Fish and Wildlife Service, Dakota County
(Planning /Zoning and Highway), Vermillion River Watershed Management Organization,
Minnesota Department of Transportation, Minnesota Pollution Control Agency, Minnesota
Department of Health, Soil and Water Conservation District, and Minnesota Historical Society
will be contacted for additional background information.
Task 2 Define Development Scenarios
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As part of this task, up to three development scenarios and the existing conditions will be
evaluated for the site These scenarios will include the following:
No Build/Existing Condition
Scenario 1 The Land Use indicated in the Comprehensive Plan (required by
Minnesota Rules)
Scenario 2 Development scenario
Scenario 3: The maximum density scenario
It is important that at least one of the options analyzes a maximum build scenario because if the
actual development exceeds the maximum development outlined in the AUAR, the AUAR must
be updated This scenario will provide the City and future developers with flexibility and known
mitigation measures for the development as the planning and platting process continues in the
future The selection of these development scenarios will be reviewed with the City Council.
Task 3 Agency Coordination and Project Meetings
This task includes meetings with City Staff, Planning Commission, City Council, and the public
to develop and submit the AUAR. These meetings are outlined below:
City Staff Meetings:
Meeting #1: Project kick -off meeting
Meeting #2: Project update
Meeting #3. Discuss draft mitigation plans
Meeting #4 Review Draft AUAR
Meeting #5 Review comments received
Meeting #6: Review final AUAR
Planning Commission Meetings
Meeting #1 Review Draft AUAR
Meeting #2• Review Final AUAR and responses to comments
City Council Meetings
Mectmg #1. Discuss development scenarios
Meeting #2: Review Draft AUAR and authorize submittal of Draft AUAR to review
agencies
Meeting #3. Review Final AUAR and responses to comments
Meeting #4. Adopt AUAR
Public Information Meetings
Meeting #1 Meeting to discuss development scenarios, project, and process
Meeting #2: Meeting to review Draft AUAR
Agency Meetings
Meeting #1: Kick -off Meeting/Discuss Development Scenarios
Meeting #2: Review Draft AUAR
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The agency coordination will be important to obtain agency perspectives and define mitigation
options for the project.
Task 4 Identify Past Land Use and Existing Cover Types
Background information from the City, Minnesota Pollution Control Agency, Soil and Water
Conservation District, County, and developer will be reviewed to determine past land uses
within the development site that may present environmental concerns such as soil contamination.
Additionally, historical aerial photos will be reviewed to assist m this analysis Any potential
issues and a mitigation plan will be discussed within the AUAR. The existing and proposed
cover types will be determined based on field visits, historical aerial photography, and the
development scenarios.
Task 5 Evaluation of Fish and Wildlife Habitat
As part of this task, the impact of each development scenario on fish and wildlife habitat will be
evaluated. This evaluation will be based on information from agencies, a site visit, and
evaluation for the potential impact to existing resources The impact of the development
alternatives on these resources will be discussed in the AUAR. A mitigation plan to address
these impacts will be developed as part of the AUAR.
Task 6 Evaluate Project Impact on Water Quantity and Quality
As part of this task, a detailed evaluation of each development scenario on water quantity and
quality will be completed A hydraulic /hydrologic model and a water quality model will be
developed for the different scenarios This evaluation will take into account the development
area, anticipated future development adjacent to the site, and external drainage area tributary to
the project site. This review will include analysis of existing and proposed discharge rates,
volumes, and anticipated water fluctuations downstream of the development for each
development scenario and the impact to downstream water bodies A concept -level storm water
management plan to address potential storm water impacts will be developed as part of the
AUAR process.
Task 7— Address Erosion and Sedimentation Control Measures and Geologic Hazards
The AUAR will address erosion and sedimentation control impacts anticipated by each
development scenario and analyze the potential for any site specific erosion control concerns.
Sensitivity of the groundwater or other geologic hazards that may be present within the site will
also be evaluated A mitigation plan to address erosion, sedimentation, and geologic hazards
will be developed as part of the AUAR.
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Task 8 Evaluate Project Impact on Water Supply and Wastewater
As part of this task, the impact of each development scenario on wastewater and water supply
will be evaluated. Additional water demand and wastewater flow will be estimated for each
scenario. Based on the background information, this task will also provide an evaluation of the
potential for on -site wells that will need to be abandoned. This evaluation will be discussed in
the AUAR and a mitigation plan provided.
Task 9 Evaluation of Solid and Hazardous Wastes
An estimation of the municipal solid waste generated from the site will be included in the AUAR
with a general analysis of the disposal options for this waste A discussion of the potential for
on -site storage tanks, such as a gas station, and a mitigation plan for these tanks will be included
in the AUAR.
Task 10 Evaluate Impact on Traffic
As part of this task, the impact of the development scenarios and other identified new traffic
generators on traffic will be evaluated and discussed in the AUAR. This task will include traffic
counts at key intersections A discussion of potential mitigative measures will also be included
in the AUAR. The following outlines the subtasks that will be completed
A. Data Collection
WSB will conduct traffic counts at the impacted roadways and intersections adjacent to
the study area This will include intersection turning movement counts and directional
counts at key intersections. The intersection turning movement counts will be conducted
for the AM (6.00 -9:00 a.m.) and PM (3:30 -6:30 p m.) peak hours.
B. Traffic Generation Distribution
Based on the development scenarios, a traffic generation model will be developed for the
anticipated land uses in the study area. The traffic distribution will be determined based
on the information provided in the City's Transportation Plan. In addition, other possible
development areas will be evaluated to determine their potential traffic generation and
impacts to the transportation system. This information will be used to develop the traffic
forecasts for the entire study area
C. Traffic Forecasts
Based on the existing traffic volume data collected, traffic generation from the proposed
development, traffic generation from other adjacent developments, and any other
anticipated additional background traffic growth not associated with the study area,
traffic forecasts will be developed for the impacted roadways in the study area The
City's Transportation Plan will be used to determine these forecasts These forecasts will
be for the existing 2006 conditions, full build -out conditions, and a future year 2020
forecast.
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D. Traffic Analysis
Traffic analysis will be conducted based on the forecast traffic volumes on the impacted
roadways. This analysis will include development of a Synchro /Sim Traffic network
The analysis will include a capacity and Level of Service (LOS) Analysis at each
impacted intersection and for the system, travel speeds for the impacted roadways and
entire system, and a Queuing Analysis showing the required length of queues at each
intersection It is anticipated that up to eight intersections will be included in the traffic
network
E. Development of Mitigation Alternatives
Based on the traffic analysis, mitigation alternatives will be developed and analyzed for
each studied roadway This will include development access scenarios, as well as
additional roadway improvements required to accommodate the future traffic projections
Task 11— Air Quality and Noise Analysis
This task will include study level analysis of the air quality and noise impacts from the AUAR
study area. The following subtasks will be completed:
A. Noise Analysis
Based on the future traffic projections, a Study Level Noise Analysis will be conducted
to determine the noise impacts Any potential mitigation will be developed to
accommodate these future noise levels. Limited modeling (three receptors) is anticipated
to be conducted.
B. Air Quality Analysis
A hot -spot Air Quality Analysis will be conducted at the identified critical intersection.
This will include a study -level analysis of the one -hour and eight -hour carbon dioxide
concentrations with the existing and full -build traffic from the proposed development. It
is anticipated that one receptor will be analyzed.
Task 12 Evaluation of Sensitive Resources
An evaluation of the development's impact on historic and archeological resources, prime or
unique farmland, parks and trails, and visual impacts will be completed as part of the AUAR.
This information will be developed from the background information collected It is not
anticipated that there will be significant historic or archeological resources within the site.
However, if the State Historic Preservation Office or other agency determines that more detailed
study is necessary, this item will be discussed with the City as it is not included in this scope of
services. The impact of development on these resources will be discussed in the AUAR and a
mitigation plan will be developed.
Task 13 Evaluation of Compatibility with Local Plans
This task will include an evaluation of the compatibility of the development scenarios with the
City's Comprehensive Plan, the Vermillion River Watershed Management Organization Plan,
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February 2, 2006
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and other relevant plans. This task will also include a discussion related to the need to update
the Comprehensive Plan for the different development scenarios, if applicable.
Task 14 Identify Impact on Public Infrastructure
As part of the AUAR, any new or expanded public services that are required as part of
development in this area will be discussed and evaluated. Required changes in the water and
wastewater supply, treatment, distribution, and storage facilities will be evaluated. Discussion
regarding the infrastructure needed for storm water management and traffic impacts will also be
included This task will also include the development of a mitigation plan
Task 15 Prepare and Submit Draft AUAR
This task includes compiling the information prepared in the previous tasks into the draft AUAR
based on the guidance provided from the Environmental Quality Board. Once distribution of
the AUAR has been authorized by the City Council, the draft AUAR will be submitted to the
required agencies for a 30 -day review.
Task 16 Respond to Comments, Revise the AUAR, Update the Mitigation Plan, and
Resubmit for Review
This effort will involve revising the AUAR document based on the comments received during
the 30 -day review process and responding to these comments. This process will also include
finalizing the mitigation plan for environmental impacts that are identified by the AUAR. This
task assumes that the comments will not require additional significant analysis as part of the
AUAR.
Once distribution of the revised Final AUAR has been authorized, the agencies will have 10
working days from receipt of the revised AUAR to review the final document. If no objections
are filed, the City can adopt the AUAR document and mitigation plan.
Task 17 Adopt AUAR and Mitigation Plan
This task includes preparing the documentation for the City Council to adopt the AUAR and
mitigation plan. By adopting the AUAR, the City adopts the mitigation measures outlined in the
AUAR and agrees to abide by these measures as development occurs. It should be noted that
the AUAR is required to be updated every 5 years until all development is approved within
the study area. This effort is not included in this scope at this time
III. Cost Estimate and Timeline
The cost associated with above outlined tasks is estimated at $98,921. This estimate is broken
down into the following tasks:
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COST PS MATE
Task 1
Collect Background Information
$1,750
Task 2
Define Development Scenarios
$3,630
Task 3
Agency Coordination and Project Meetings
$11,590
Task 4
Identify Past Land Use and Existing Cover
$4,201
February 2, 2006
Page 8 of 9
and other relevant plans. This task will also include a discussion related to the need to update
the Comprehensive Plan for the different development scenarios, if applicable.
Task 14 Identify Impact on Public Infrastructure
As part of the AUAR, any new or expanded public services that are required as part of
development in this area will be discussed and evaluated. Required changes in the water and
wastewater supply, treatment, distribution, and storage facilities will be evaluated. Discussion
regarding the infrastructure needed for storm water management and traffic impacts will also be
included This task will also include the development of a mitigation plan
Task 15 Prepare and Submit Draft AUAR
This task includes compiling the information prepared in the previous tasks into the draft AUAR
based on the guidance provided from the Environmental Quality Board. Once distribution of
the AUAR has been authorized by the City Council, the draft AUAR will be submitted to the
required agencies for a 30 -day review.
Task 16 Respond to Comments, Revise the AUAR, Update the Mitigation Plan, and
Resubmit for Review
This effort will involve revising the AUAR document based on the comments received during
the 30 -day review process and responding to these comments. This process will also include
finalizing the mitigation plan for environmental impacts that are identified by the AUAR. This
task assumes that the comments will not require additional significant analysis as part of the
AUAR.
Once distribution of the revised Final AUAR has been authorized, the agencies will have 10
working days from receipt of the revised AUAR to review the final document. If no objections
are filed, the City can adopt the AUAR document and mitigation plan.
Task 17 Adopt AUAR and Mitigation Plan
This task includes preparing the documentation for the City Council to adopt the AUAR and
mitigation plan. By adopting the AUAR, the City adopts the mitigation measures outlined in the
AUAR and agrees to abide by these measures as development occurs. It should be noted that
the AUAR is required to be updated every 5 years until all development is approved within
the study area. This effort is not included in this scope at this time
III. Cost Estimate and Timeline
The cost associated with above outlined tasks is estimated at $98,921. This estimate is broken
down into the following tasks:
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TASK
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Types
Task 5 Evaluation of Fish and Wildlife Habitat
$6,575
Task 6 Evaluate Project Impact on Water
Quantity and Quality
$11,460
Task 7 Address Erosion and Sedimentation
Control Measures and Geologic Hazards
$1,905
Task 8— Evaluate Project Impact on Water Use and
Wastewater
$6,776
Task 9 Evaluation of Solid and Hazardous Wastes
$481
Task 10 11 Evaluate Impact on Traffic and
Noise and Air quality Analysis
$22,986
Task 12 Evaluation of Sensitive Resources
$1,015
Task 13 Evaluation of Compatibility with Local
Plans
$1,890
Task 14 Identify Impact on Public Infrastructure
$2,860
Task 15 Prepare and Submit Draft AUAR
$4,185
Task 16 Respond to Comments, Revise the AUAR,
Update the Mitigation Plan, and Resubmit for
Review
$14,077
Task 17 Adopt AUAR and Mitigation Plan
$1,140
Publication /Reproduction
$2,400
Total:
$98,921
February 2, 2006
Page 9 of 9
It is anticipated that this work can be completed by January 2007. A tentative schedule is
attached.
Please feel free to call me at (763) 287 -7196 if you have any questions.
Sincerely,
WSB Associates, Inc.
Andrea M Moffatt
Environmental Scientist
c. Andy Brotzler, City of Rosemount
Dave Hutton, WSB
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PROPOSED ROSEMOUNT AUAR TIMELINE
TASK
PROPOSED TIMELINE
City Council approves project scope and schedule
February 7, 2006
Begin AUAR development
February 8
City Staff Meeting #1
Project Kick -Off Meeting; discuss development
scenarios
Week of February 13
City Council Meeting #1
Discuss development scenarios
March 7, 2006
Public /Agency Information Meeting #1
Project introduction, discussion of issues, obtain
background information
Month of March
City Staff Meeting #2
Project Update Meeting (50
Month of June
City Staff Meeting #3
Discuss mitigation plans
Month of July
City Staff Meeting #4
Review preliminary draft AUAR and mitigation plan
Month of August
Council Meeting #2
Order AUAR and authorize submittal of draft
AUAR to review agencies
September 19, 2006
Submit draft AUAR to EQB and review agencies
October 2, 2006
Draft AUAR Comment Period
October 9 November 8, 2006
Public /Agency Meeting #2
Review of AUAR
October
City Staff Meeting #5
Review comments received
November
Respond to comments, revise AUAR, update
mitigation plan
November December
City Staff Meeting #6
Review of revised AUAR and responses to
comments
November
City Council Meeting #3
Review comments and revised AUAR
December 19, 2006
Submit final AUAR to review agencies for 10 -day
review
December 21, 2006
10 -day Review period ends
January 10, 2007
City Council Meeting #4
City Council adopts AUAR
January 16, 2007
A mitigation plan will be developed with the first draft AUAR.
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